412 N Wildcat Ave · Wink, TX 79789

$130,000

4 bd · 4.0 ba · 980 sqft · Manufactured public records · 15 Days on market

Built 1980 5,183 sqft lot

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Why this score? — see what drove the C- 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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Conveniently located directly across from the school, this 4-bedroom, 4-bathroom mobile home offers comfort, functionality, and incredible potential. This property is ideal as a starter home or investment opportunity. Whether you're looking to expand your rental portfolio or purchase an affordable home with great location benefit- call me! Get your personal tour scheduled.

Key facts

• Affordable home
• 5,183 sq ft lot
• Built 1980

Tags

• INVESTMENT OPPORTUNITY
• AFFORDABLE HOME
• GREAT LOCATION BENEFIT

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Propane available
• Home design: Residential mobile home (single wide)
• Construction: Vinyl siding; Composition roof; Other foundation
• Exterior features: Chain link fence; Paved road access; Solar panels

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric); Window cooling units
• Interior features: Electric water heater; Smoke detector(s); No fireplace
• Laundry & utility: No laundry hookups inside

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (3.2% below list).
• Recommended offer: $126k (3.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#77 in TX, #2,717 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety C-, amenities F, commute F.
• Wink-Loving ISD (rural): math 52% / reading 43% proficiency, ranked #200 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wink El (math 57% / reading 47%, grade C-, #742 of 4,322 statewide, top 19%, 219 students, 44% FRL); Wink H S (math 47% / reading 37%, grade F, #730 of 1,632 statewide, top 47%, 212 students, 31% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• Winkler County population projected at +67% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,866 (3.2% below list)

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. 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.60×
• Total profit: $21,790
• Equity at exit: $58,454

10-year hold

• IRR: 12.7%
• Equity multiple: 2.90×
• Total profit: $69,053
• Equity at exit: $90,084

Cash invested: $36,400 (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 79789

• Active inventory: 2
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $96

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 87%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $130,000 Active 15 DOM
2. 2026-06-17
   days on market $130,000 Active 14 DOM
3. 2026-06-16
   days on market $130,000 Active 13 DOM
4. 2026-06-15
   days on market $130,000 Active 12 DOM
5. 2026-06-15
   days on market $130,000 Active 11 DOM
6. 2026-06-13
   days on market $130,000 Active 10 DOM
7. 2026-06-12
   days on market $130,000 Active 9 DOM
8. 2026-06-09
   days on market $130,000 Active 6 DOM
9. 2026-06-08
   days on market $130,000 Active 5 DOM
10. 2026-06-08
    days on market $130,000 Active 4 DOM
11. 2026-06-05
    remarks 375-char remark
12. 2026-06-05
    listed $130,000 Active 2 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 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,104
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,782
• Taxable loss: −$977
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $1,386/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: Wink-Loving ISD
• NCES district ID: 4846170
• Math proficiency: 52% ▲ 10.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $57,060
• Composite: 41.43/100
• National rank: #3472
• State rank: #200 of 826 in TX

Livability — Wink

• Score: 78/100
• State rank: #77
• US rank: #2717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wink, TX
• Population (ZIP): 1,380

Population outlook (Winkler County) Hauer SSP2

• Today (2025): 10,019 people
• By 2030: 11,177 · +11.6%
• By 2040: 13,746 · +37.2%
• By 2050: 16,734 · +67.0%
• By 2075: 24,573 · +145.3%
• By 2100: 30,264 · +202.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 19% Two or more races 5% Asian 5%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Iranian 9% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Vietnam, Canada
• Languages at home: 79% English-only · Spanish 16% Vietnamese 5%

Political lean MEDSL · Winkler

• 2024 margin: Solid R (+70.5) · D 14.7% · R 85.2%
• 2008→2024 swing: -18.8pp toward R · 2008: -51.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+65.6 2016: R+52.5 2012: R+53.5 2008: R+51.8

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

1 event — show timeline

• 2026-06-04 Listed $130,000 ODMLS

Property tax history

-2.4%/yr

Latest (2025): $99 · -0.1% YoY. Source: county tax records.