3080 W State Highway 294 · Elkhart, TX 75839

$125,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured · 2 Days on market

Built 1985 0.85 ac lot ↓ 16% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.6/30.0
• Appreciation +8.1/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

4 bedroom, 2 bath housee on . 85 acre with steel shop in Elkhart ISD. This 2128 square foot home provides Tons of space, including a formal living space, kitchen/dining combo, primary bedroom with ensuite bath, utility room, and bonus room for games or additional bedroom. HUGE covered porch, and concrete patio in the back yard with serene views of the pond next door. Workshop has roll-up door and can double as a garage. Some TLC needed. TONS OF POTENTIAL! Owner Finance Available with minimum 20% down.

Key facts

• Utility room
• Giant covered porch
• Bonus room

Tags

• FORMAL LIVING SPACE
• KITCHEN DINING COMBO
• PRIMARY BEDROOM WITH ENSUITE
• UTILITY ROOM
• BONUS ROOM
• GIANT COVERED PORCH

Property features AI

Exterior

• Parking: Detached garage; One covered garage space; One total parking space; Driveway; Gravel parking; Open parking available
• Utilities: Septic tank sewer
• Home design: Residential mobile home; Single-story; Highway frontage
• Construction: Frame and other construction materials; Pillar/post/pier foundation; Composition roof; Built as a mobile home
• Exterior features: Storage; Workshop; Patio (covered rear porch); Porch; Wire fencing; Views; Level to sloping topography

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating present; Ceiling fan cooling; Window unit cooling
• Interior features: Vaulted ceilings; Ceiling fans; Blinds on windows; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.8% vs local median 1.5% in Elkhart — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#750 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Elkhart ISD (rural): math 49% / reading 55% proficiency, ranked #153 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 69 active listings in the ZIP; 29 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($864 loan paydown + $8k appreciation (6.3% local appreciation)).
• Anderson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
3. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
4. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.56×
• Total profit: $54,667
• Equity at exit: $80,767

10-year hold

• IRR: 21.9%
• Equity multiple: 5.21×
• Total profit: $147,411
• Equity at exit: $148,394

Cash invested: $35,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75839

• Home prices YoY: 2.8%
• Active inventory: 69
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $259

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 77%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $125,000 Active 2 DOM
2. 2026-06-18
   remarks 507-char remark
3. 2026-06-17
   remarks 444-char remark
4. 2026-06-17
   listed $125,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,057
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$3,636
• Taxable income: $1,189
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $2,823/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Elkhart ISD
• NCES district ID: 4818390
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $45,633
• Composite: 44.01/100
• National rank: #2890
• State rank: #153 of 826 in TX

Livability — Elkhart

• Score: 64/100
• State rank: #750
• US rank: #13836

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A+ Health & safety D- User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,577

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 56,663 people
• By 2030: 57,373 · +1.3%
• By 2040: 58,960 · +4.1%
• By 2050: 59,073 · +4.3%
• By 2075: 53,737 · -5.2%
• By 2100: 42,516 · -25.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 15% Hispanic / Latino 12% Black 7%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+61.8) · D 18.8% · R 80.6%
• 2008→2024 swing: -18.3pp toward R · 2008: -43.5pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.0 2016: R+58.1 2012: R+52.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.28%
• Current HPI: 232.112
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-16.1% since first listed

3 events — show timeline

• 2026-06-17 Listed $125,000 PAOR
• 2025-07-25 Price Changed $139,000 GTAR
• 2025-06-02 Price Changed $149,000 GTAR