12401 Veracruz Dr · Austin, TX 78617

$97,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 23 Days on market

Built 2024 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Appreciation +3.4/10.0
• Rent growth +2.4/5.0
• Condition / age +2.0/5.0
• Schools +1.9/10.0

Listing remarks

We are selling this beautiful 3 bedroom 2 bathroom manufactured home with shed. New appliances still under warranty. Dishwasher included. There is a lot rental $855. Application would need to be approved by office before we can finish the paperwork. Home can be moved. We can help with application or with financing if needed. Come and check it out! En venta: & Acirc; & iexcl; esta hermosa casa prefabricada de 3 rec & Atilde; & iexcl; maras y 2 ba & Atilde; & plusmn; os con su cobertizo! Es nueva y todav & Atilde; a tiene garant & Atilde; a. Viene con lavavajillas incluido. La renta del lote es $855. La oficina debe aprobar tu solicitud antes de terminar los

Key facts

• Dishwasher included
• New appliances
• Built 2024

Tags

• NEW APPLIANCES
• DISHWASHER INCLUDED

Property features AI

Exterior

• Home design: Single-family property built in 2024; One-story layout
• Construction: Built in 2024
• Exterior features: Located in the Del Valle subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $97k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $896 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $96k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 1.8% in Austin — 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 82/100 on livability (#16 in TX, #1,208 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D, crime F.
• Del Valle ISD (rural): math 19% / reading 26% proficiency, ranked #749 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.4%/yr); 246 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 17,121 units permitted in Travis County in 2024 (11,963 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Travis County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,545 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 2.04% ✓
• Cap rate: 17.38%
• Cash-on-cash: 39.59%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 2.31×
• Total profit: $35,569
• Equity at exit: $14,463

10-year hold

• IRR: 37.8%
• Equity multiple: 4.02×
• Total profit: $82,123
• Equity at exit: $8,387

Cash invested: $27,160 (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 78617

• Home prices YoY: -1.7%
• Rents YoY: -0.4%
• Active inventory: 246
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $896

Break-even live

Break-even rent $849

Max offer price $97,000

Occupancy floor 50%

Sensitivity live

Price	-10% $963	-5% $930	+0% $896	+5% $863	+10% $829
Rent	-10% $739	-5% $818	+0% $896	+5% $974	+10% $1,053
Rate	-1.0pp $945	-0.5pp $921	base $896	+0.5pp $871	+1.0pp $845

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5501 Ross Rd Del Valle, TX	1.0–3.0	1.0–2.0	950	$1,876	$1.97	2d	16	0.58mi
5820 Angel Dr Del Valle, TX	3.0	2.0	1203	$1,950	$1.62	18d	1	0.75mi
5820 Angel Dr Del Valle, TX	3.0	2.0	1203	$1,850	$1.54	3d	1	0.75mi
4700 Ross Rd Del Valle, TX	1.0–3.0	1.0–2.0	932	$1,854	$1.99	15d	11	0.78mi
5816 Ross Rd Unit 1 Del Valle, TX	2.0	2.0	1134	$1,725	$1.52	24d	1	0.79mi
12305 Paloma Blanca Way Del Valle, TX	3.0	2.0	1208	$1,749	$1.45	44d	1	0.88mi
12604 Paloma Blanca Way Del Valle, TX	3.0	2.0	1423	$1,700	$1.19	17d	1	0.89mi
6101 Ross Rd Del Valle, TX	1.0–2.0	10.0	937	$2,140	$2.28	2d	43	1.02mi
6409 Wagon Spring St Del Valle, TX	4.0	2.0	1421	$1,895	$1.33	17d	1	1.27mi
6514 Ross Rd Del Valle, TX	1.0–2.0	1.0–2.0	877	$1,614	$1.84	2d	19	1.42mi
12100 1/2 Ferrystone Glen Dr Unit 1240330P Del Valle, TX	2.0	2.0	1140	$3,728	$3.27	20d	1	1.44mi
11600 Spirit Dr Del Valle, TX	2.0	2.0	1077	$2,098	$1.95	5d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $97,000 Active 23 DOM
2. 2026-06-17
   days on market $97,000 Active 22 DOM
3. 2026-06-16
   days on market $97,000 Active 21 DOM
4. 2026-06-15
   days on market $97,000 Active 20 DOM
5. 2026-06-13
   days on market $97,000 Active 18 DOM
6. 2026-06-09
   days on market $97,000 Active 14 DOM
7. 2026-06-08
   days on market $97,000 Active 13 DOM
8. 2026-06-07
   days on market $97,000 Active 12 DOM
9. 2026-06-04
   days on market $97,000 Active 9 DOM
10. 2026-06-03
    days on market $97,000 Active 8 DOM
11. 2026-06-02
    days on market $97,000 Active 7 DOM
12. 2026-06-01
    days on market $97,000 Active 6 DOM
13. 2026-05-31
    days on market $97,000 Active 5 DOM
14. 2026-05-26
    listed $97,000 Active
15. 2025-02-05
    listed Active

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $23,793
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$2,822
• Taxable income: $9,791
• Est. tax owed @ 24.0%: −$2,350
• After-tax cash flow: $8,402/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.

Condition & rehab AI · 0 photos

Fair 40/100 Cosmetic rehab

This manufactured home requires significant cosmetic repairs and maintenance, including painting, repainting, and landscaping, to improve its condition and value.

Repairs flagged

• Major Kitchen countertops — Significant wear and tear observed.
• Major Bathroom fixtures — Visible discoloration and wear.
• Major Flooring — Worn and may need replacement.
• Major Interior walls — Significant discoloration and wear.
• Major Exterior siding — Significant wear and discoloration.
• Major Windows — Signs of wear and potential leaks.

Value-add opportunities

• Both Painting and repainting — Improves the home's appearance and can increase both resale and rental value.
• Both Landscaping — Enhances curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Significant wear and tear observed.	Major	$15,000–50,000
Bathroom fixtures · Visible discoloration and wear.	Major	$15,000–50,000
Flooring · Worn and may need replacement.	Major	$15,000–50,000
Interior walls · Significant discoloration and wear.	Major	$15,000–50,000
Exterior siding · Significant wear and discoloration.	Major	$15,000–50,000
Windows · Signs of wear and potential leaks.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting and repainting — Improves the home's appearance and can increase both resale and rental value. ↑
• Both Landscaping — Enhances curb appeal and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Del Valle ISD
• NCES district ID: 4816620
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -2.00%
• Median HH income: $41,322
• Composite: 19.13/100
• National rank: #8830
• State rank: #749 of 826 in TX

Livability — Austin

• Score: 82/100
• State rank: #16
• US rank: #1208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austin, TX
• County: Travis County · 1,299,254 people
• City population: 1,066,854
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 30,756
• Household income: $71,640
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 681.0

Population outlook (Travis County) Hauer SSP2

• Today (2025): 1,545,133 people
• By 2030: 1,729,269 · +11.9%
• By 2040: 2,097,596 · +35.8%
• By 2050: 2,463,890 · +59.5%
• By 2075: 3,249,374 · +110.3%
• By 2100: 3,801,868 · +146.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 33% White 16% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 68% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 26% · Canada
• Languages at home: 41% English-only · Spanish 57% Other Asian/Pacific 1%

Political lean MEDSL · Travis

• 2024 margin: Solid D (+39.3) · D 68.8% · R 29.4% · Other 1.8%
• 2008→2024 swing: +9.9pp toward D · 2008: 29.4pp · 2024: 39.3pp
• All cycles: 2024: D+39.3 2020: D+45.0 2016: D+38.9 2012: D+23.9 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.24%
• Current HPI: 192.3518
• Rent YoY: ▼ -0.36%
• Metro: Austin-Round Rock-Georgetown, TX
• 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

2 events — show timeline

• 2026-05-26 Listed $97,000 FSBO.com
• 2025-02-05 Listed — Unlock MLS