3088 State Highway 206 · Cross Plains, TX 76828

$29,099

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 720 Days on market

0.33 ac lot $22/sqft · 26% below area Est $39k · 26% under ↓ 3% since listing

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this manufactured home nestled on a generous 14,593 sq ft lot in Burkett, TX. With ample space for customization and improvement, this property presents a blank canvas for your renovation dreams. While it requires some TLC, this home offers great investment potential and plenty of room for enhancements. From updating the interiors to beautifying the outdoor spaces, the possibilities are endless. Enjoy the convenience of easy highway access, allowing for seamless travel to nearby cities like Arlington and Waco in under 3 hours. Don't miss out on this opportunity to create your ideal living space.

Key facts

• Investment potential
• Generous lot size
• 0.33 acre lot

Tags

• GENEROUS LOT SIZE
• BLANK CANVAS FOR RENOVATION
• INVESTMENT POTENTIAL
• CONVENIENT HIGHWAY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $29k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#486 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, employment D, amenities F.
• Coleman ISD (town): math 42% / reading 39% proficiency, ranked #439 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 5 units permitted in Coleman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($201 loan paydown + $873 appreciation (3.0% local appreciation)).
• Coleman County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 720 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $25,607 (12.0% below list)

Questions for the listing agent

1. It's been on market 720 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 3.96% ✓
• Cap rate: 36.67%
• Cash-on-cash: 108.49%
• DSCR: 5.83
• GRM: 2.1

CMA / ARV

• ARV (median comp): $39,174
• List price: $29,099
• Delta: -25.72%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.19×
• Total profit: $50,420
• Equity at exit: $13,084

10-year hold

• IRR: —
• Equity multiple: 14.96×
• Total profit: $113,749
• Equity at exit: $20,164

Cash invested: $8,148 (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 76828

• Active inventory: 3
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$153
• Tax from tax record: −$10 /mo · $116/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $737

Break-even live

Break-even rent $221

Max offer price $29,099

Occupancy floor 31%

Sensitivity live

Price	-10% $753	-5% $745	+0% $737	+5% $728	+10% $720
Rent	-10% $645	-5% $691	+0% $737	+5% $782	+10% $828
Rate	-1.0pp $751	-0.5pp $744	base $737	+0.5pp $729	+1.0pp $721

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: $7,275
• Closing costs: $873
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $29,099 Active 720 DOM
2. 2026-06-18
   days on market $29,099 Active 718 DOM
3. 2026-06-17
   days on market $29,099 Active 717 DOM
4. 2026-06-16
   days on market $29,099 Active 716 DOM
5. 2026-06-15
   days on market $29,099 Active 715 DOM
6. 2026-06-13
   days on market $29,099 Active 713 DOM
7. 2026-06-12
   days on market $29,099 Active 712 DOM
8. 2026-06-09
   days on market $29,099 Active 709 DOM
9. 2026-06-08
   days on market $29,099 Active 708 DOM
10. 2026-06-08
    days on market $29,099 Active 707 DOM
11. 2026-06-07
    days on market $29,099 Active 706 DOM
12. 2026-06-03
    days on market $29,099 Active 703 DOM
13. 2026-06-02
    days on market $29,099 Active 702 DOM
14. 2026-06-01
    days on market $29,099 Active 701 DOM
15. 2026-05-31
    days on market $29,099 Active 700 DOM
16. 2026-03-25
    status Active 611-char remark

    Show marketing remark (611 chars)

    Discover this manufactured home nestled on a generous 14,593 sq ft lot in Burkett, TX. With ample space for customization and improvement, this property presents a blank canvas for your renovation dreams. While it requires some TLC, this home offers great investment potential and plenty of room for enhancements. From updating the interiors to beautifying the outdoor spaces, the possibilities are endless. Enjoy the convenience of easy highway access, allowing for seamless travel to nearby cities like Arlington and Waco in under 3 hours. Don't miss out on this opportunity to create your ideal living space.

17. 2026-03-10
    status Pending 611-char remark

    Show marketing remark (611 chars)

    Discover this manufactured home nestled on a generous 14,593 sq ft lot in Burkett, TX. With ample space for customization and improvement, this property presents a blank canvas for your renovation dreams. While it requires some TLC, this home offers great investment potential and plenty of room for enhancements. From updating the interiors to beautifying the outdoor spaces, the possibilities are endless. Enjoy the convenience of easy highway access, allowing for seamless travel to nearby cities like Arlington and Waco in under 3 hours. Don't miss out on this opportunity to create your ideal living space.

18. 2025-12-09
    status Active 611-char remark

    Show marketing remark (611 chars)

    Discover this manufactured home nestled on a generous 14,593 sq ft lot in Burkett, TX. With ample space for customization and improvement, this property presents a blank canvas for your renovation dreams. While it requires some TLC, this home offers great investment potential and plenty of room for enhancements. From updating the interiors to beautifying the outdoor spaces, the possibilities are endless. Enjoy the convenience of easy highway access, allowing for seamless travel to nearby cities like Arlington and Waco in under 3 hours. Don't miss out on this opportunity to create your ideal living space.

19. 2025-10-30
    status Pending 611-char remark

    Show marketing remark (611 chars)

    Discover this manufactured home nestled on a generous 14,593 sq ft lot in Burkett, TX. With ample space for customization and improvement, this property presents a blank canvas for your renovation dreams. While it requires some TLC, this home offers great investment potential and plenty of room for enhancements. From updating the interiors to beautifying the outdoor spaces, the possibilities are endless. Enjoy the convenience of easy highway access, allowing for seamless travel to nearby cities like Arlington and Waco in under 3 hours. Don't miss out on this opportunity to create your ideal living space.

20. 2025-05-01
    status Active 611-char remark

    Show marketing remark (611 chars)

    Discover this manufactured home nestled on a generous 14,593 sq ft lot in Burkett, TX. With ample space for customization and improvement, this property presents a blank canvas for your renovation dreams. While it requires some TLC, this home offers great investment potential and plenty of room for enhancements. From updating the interiors to beautifying the outdoor spaces, the possibilities are endless. Enjoy the convenience of easy highway access, allowing for seamless travel to nearby cities like Arlington and Waco in under 3 hours. Don't miss out on this opportunity to create your ideal living space.

21. 2025-03-28
    status Pending 611-char remark

    Show marketing remark (611 chars)

    Discover this manufactured home nestled on a generous 14,593 sq ft lot in Burkett, TX. With ample space for customization and improvement, this property presents a blank canvas for your renovation dreams. While it requires some TLC, this home offers great investment potential and plenty of room for enhancements. From updating the interiors to beautifying the outdoor spaces, the possibilities are endless. Enjoy the convenience of easy highway access, allowing for seamless travel to nearby cities like Arlington and Waco in under 3 hours. Don't miss out on this opportunity to create your ideal living space.

22. 2024-09-09
    price $29,099 611-char remark

    Show marketing remark (611 chars)

    Discover this manufactured home nestled on a generous 14,593 sq ft lot in Burkett, TX. With ample space for customization and improvement, this property presents a blank canvas for your renovation dreams. While it requires some TLC, this home offers great investment potential and plenty of room for enhancements. From updating the interiors to beautifying the outdoor spaces, the possibilities are endless. Enjoy the convenience of easy highway access, allowing for seamless travel to nearby cities like Arlington and Waco in under 3 hours. Don't miss out on this opportunity to create your ideal living space.

23. 2024-04-02
    listed $29,999 Active 611-char remark

    Show marketing remark (611 chars)

    Discover this manufactured home nestled on a generous 14,593 sq ft lot in Burkett, TX. With ample space for customization and improvement, this property presents a blank canvas for your renovation dreams. While it requires some TLC, this home offers great investment potential and plenty of room for enhancements. From updating the interiors to beautifying the outdoor spaces, the possibilities are endless. Enjoy the convenience of easy highway access, allowing for seamless travel to nearby cities like Arlington and Waco in under 3 hours. Don't miss out on this opportunity to create your ideal living space.

24. 2009-05-19
    soldstatus
25. 2004-10-15
    soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $116 · $10/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$417/yr (+$35/mo · 360.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,837
• − Mortgage interest: −$1,630
• − Property taxes: −$116
• − Insurance: −$145
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$847
• Taxable income: $8,886
• Est. tax owed @ 24.0%: −$2,133
• After-tax cash flow: $6,707/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: Coleman ISD
• NCES district ID: 4814550
• Math proficiency: 42% ▲ 3.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $31,765
• Composite: 33.18/100
• National rank: #5540
• State rank: #439 of 826 in TX

Livability — Cross Plains

• Score: 68/100
• State rank: #486
• US rank: #9666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 196

Population outlook (Coleman County) Hauer SSP2

• Today (2025): 7,321 people
• By 2030: 6,834 · -6.7%
• By 2040: 5,968 · -18.5%
• By 2050: 5,283 · -27.8%
• By 2075: 4,205 · -42.6%
• By 2100: 3,405 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Italian 72% Lithuanian 55% Slovak 10%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Coleman

• 2024 margin: Solid R (+79.0) · D 10.3% · R 89.3%
• 2008→2024 swing: -15.1pp toward R · 2008: -64.0pp · 2024: -79.0pp
• All cycles: 2024: R+79.0 2020: R+77.3 2016: R+76.8 2012: R+73.7 2008: R+64.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-3.0% since first listed

10 events — show timeline

• 2026-03-25 Relisted — HARMLS
• 2026-03-10 Pending — HARMLS
• 2025-12-09 Relisted — HARMLS
• 2025-10-30 Pending — HARMLS
• 2025-05-01 Relisted — HARMLS
• 2025-03-28 Pending — HARMLS
• 2024-09-09 Price Changed $29,099 HARMLS
• 2024-04-02 Listed $29,999 HARMLS
• 2009-05-19 Sold (Public Records) — Public Records
• 2004-10-15 Sold (Public Records) — Public Records

Property tax history

-6.4%/yr

Latest (2025): $116 · -87.5% YoY. Source: county tax records.