145 Lakesite Dr · Spur, TX 79370

$67,500

1 bd · 1.0 ba · 400 sqft · Manufactured · 36 Days on market

Built 2021 7,500 sqft lot $65/mo HOA · 8% of rent ↓ 13% since listing

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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 +19.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• 1% rule +6.5/10.0
• DSCR +6.3/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Outstanding get away on peaceful, lake front property at White River Lake with an amazing view of the lake. Manufactured home less than a year old. One bedroom, one bath home with two car carport. Located at the end of the street, you can enjoy quiet, peaceful & restful evenings on the covered porch. Dock & sloping access to the lake. Enjoy swimming, boating, beautiful sunsets & 4-wheeler activities. Current owner has updated electric access from the pole to the house, updated plumbing from the meter to the house & leveled the lot with additional gravel. Owner also graveled the fenced in yard to eliminate having to mow. Amazing wild life including deer & turkey. Forty minute drive to the property.

Key facts

• Lake view
• Storage shed
• Gated yard

Tags

• GATED YARD
• STORAGE SHED
• LAKE VIEW

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $80 ($965/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($775 rent vs $68k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,138 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, crime F.
• Crosbyton CISD (rural): math 25% / reading 30% proficiency, ranked #1,055 of 1,141 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($467 loan paydown + $2k appreciation (3.4% local appreciation)).
• Crosby County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $65,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.15% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.79×
• Total profit: $14,872
• Equity at exit: $32,017

10-year hold

• IRR: 15.1%
• Equity multiple: 3.32×
• Total profit: $43,939
• Equity at exit: $50,679

Cash invested: $18,900 (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 79370

• Home prices YoY: 4.1%
• Active inventory: 14
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• HOA: −$65
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $80

Break-even live

Break-even rent $673

Max offer price $67,500

Occupancy floor 85%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: electric

Listing history 4 events

1. 2026-04-14
   status Pending
2. 2026-03-04
   listed $67,500 Active
3. 2022-04-25
   soldstatus 736-char remark

   Show marketing remark (736 chars)

   Outstanding get away on peaceful, lake front property at White River Lake with an amazing view of the lake. Manufactured home less than a year old. One bedroom, one bath home with two car carport. Located at the end of the street, you can enjoy quiet, peaceful & restful evenings on the covered porch. Dock & sloping access to the lake. Enjoy swimming, boating, beautiful sunsets & 4-wheeler activities. Current owner has updated electric access from the pole to the house, updated plumbing from the meter to the house & leveled the lot with additional gravel. Owner also graveled the fenced in yard to eliminate having to mow. Amazing wild life including deer & turkey. Forty minute drive to the property.

4. 2022-02-21
   listed $78,000 736-char remark

   Show marketing remark (736 chars)

   Outstanding get away on peaceful, lake front property at White River Lake with an amazing view of the lake. Manufactured home less than a year old. One bedroom, one bath home with two car carport. Located at the end of the street, you can enjoy quiet, peaceful & restful evenings on the covered porch. Dock & sloping access to the lake. Enjoy swimming, boating, beautiful sunsets & 4-wheeler activities. Current owner has updated electric access from the pole to the house, updated plumbing from the meter to the house & leveled the lot with additional gravel. Owner also graveled the fenced in yard to eliminate having to mow. Amazing wild life including deer & turkey. Forty minute drive to the property.

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

Taxation est. · year 1

• Rental income: $9,295
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$338
• − Repairs & maintenance: −$744
• − Management: −$744
• − HOA: −$780
• − Depreciation: −$1,964
• Taxable loss: −$67
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $981/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: Crosbyton CISD
• NCES district ID: 4800001
• Math proficiency: 25% ▼ -1.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $37,076
• Composite: 25.82/100
• National rank: #12789
• State rank: #1055 of 1141 in TX

Livability — Spur

• Score: 59/100
• State rank: #1138
• US rank: #20062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,217

Population outlook (Crosby County) Hauer SSP2

• Today (2025): 5,795 people
• By 2030: 5,626 · -2.9%
• By 2040: 5,198 · -10.3%
• By 2050: 4,696 · -19.0%
• By 2075: 3,250 · -43.9%
• By 2100: 2,123 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 32% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Slovak 3% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 78% English-only · Spanish 22%

Political lean MEDSL · Crosby

• 2024 margin: Solid R (+51.3) · D 24.0% · R 75.3%
• 2008→2024 swing: -23.3pp toward R · 2008: -28.1pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+44.5 2016: R+41.6 2012: R+27.6 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.44%
• Current HPI: 87.075
• 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

-13.5% since first listed

4 events — show timeline

• 2026-04-14 Pending — LARMLS
• 2026-03-04 Listed $67,500 LARMLS
• 2022-04-25 Sold (MLS) — LARMLS
• 2022-02-21 Listed $78,000 LARMLS