1075 Lakeshore Ln · Lakehills, TX 78003

$88,500

2 bd · 1.0 ba · 616 sqft · Manufactured public records · 262 Days on market

Built 1998 Poor condition 0.46 ac lot $10/mo HOA · 1% of rent ↓ 11% 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman’s Dream! This 1998 two-bedroom, one-bath mobile home is ready for a creative touch to bring it back to life. Offering 616 sq. ft. of living space, the home sits across four lots in the Lake Medina Shores subdivision, giving you extra room and flexibility for outdoor enjoyment. Just minutes from the Medina River and Lake Medina, this property is perfectly positioned for fishing, boating, and weekend relaxation. Whether you envision it as a fun weekend getaway, an affordable investment project, or even a cozy full-time residence, the potential here is undeniable! Being sold AS-IS, WHERE-IS. No power to the home. Buyer will have to get pole and meter loop installed after closing. Call listing agent for explanation on what happened.

Key facts

• Lake medina shores
• Four lots
• 0.46 acre lot

Tags

• FOUR LOTS
• LAKE MEDINA SHORES
• MINUTES FROM MEDINA RIVER
• MINUTES FROM LAKE MEDINA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $88k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.2% in Lakehills — 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 62/100 on livability (#963 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Bandera ISD (rural): math 30% / reading 41% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alkek El (math 32% / reading 34%, grade F, #2,208 of 4,322 statewide, top 52%, 630 students, 61% FRL); Bandera Middle (math 26% / reading 40%, grade F, #930 of 1,662 statewide, top 57%, 555 students, 56% FRL); Bandera H S (math 22% / reading 46%, grade F, #1,002 of 1,632 statewide, top 62%, 713 students, 48% FRL).
• Market conditions: 545 active listings in the ZIP; 6 units permitted in Bandera County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $612 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $32k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $77,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 6.4

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $4,190
• Equity at exit: $13,196

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $27,575
• Equity at exit: $7,652

Cash invested: $24,780 (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 78003

• Home prices YoY: -14.3%
• Active inventory: 545
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$464
• Tax est. 1.5%: −$111 /mo · $1,328/yr
• Insurance: −$37
• HOA: −$10
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $291

Break-even live

Break-even rent $787

Max offer price $88,500

Occupancy floor 70%

Sensitivity live

Price	-10% $352	-5% $321	+0% $291	+5% $260	+10% $229
Rent	-10% $199	-5% $245	+0% $291	+5% $336	+10% $382
Rate	-1.0pp $335	-0.5pp $313	base $291	+0.5pp $268	+1.0pp $244

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 18 events

1. 2026-06-21
   days on market $88,500 Active 262 DOM
2. 2026-06-18
   days on market $88,500 Active 259 DOM
3. 2026-06-17
   days on market $88,500 Active 258 DOM
4. 2026-06-16
   days on market $88,500 Active 257 DOM
5. 2026-06-15
   days on market $88,500 Active 256 DOM
6. 2026-06-13
   days on market $88,500 Active 254 DOM
7. 2026-06-09
   days on market $88,500 Active 250 DOM
8. 2026-06-07
   days on market $88,500 Active 248 DOM
9. 2026-06-04
   days on market $88,500 Active 245 DOM
10. 2026-06-03
    days on market $88,500 Active 244 DOM
11. 2026-06-02
    days on market $88,500 Active 243 DOM
12. 2026-06-01
    days on market $88,500 Active 242 DOM
13. 2026-05-31
    days on market $88,500 Active 241 DOM
14. 2026-02-23
    price $88,500 756-char remark

    Show marketing remark (756 chars)

    Handyman’s Dream! This 1998 two-bedroom, one-bath mobile home is ready for a creative touch to bring it back to life. Offering 616 sq. ft. of living space, the home sits across four lots in the Lake Medina Shores subdivision, giving you extra room and flexibility for outdoor enjoyment. Just minutes from the Medina River and Lake Medina, this property is perfectly positioned for fishing, boating, and weekend relaxation. Whether you envision it as a fun weekend getaway, an affordable investment project, or even a cozy full-time residence, the potential here is undeniable! Being sold AS-IS, WHERE-IS. No power to the home. Buyer will have to get pole and meter loop installed after closing. Call listing agent for explanation on what happened.

15. 2026-02-03
    price $99,900 756-char remark

    Show marketing remark (756 chars)

    Handyman’s Dream! This 1998 two-bedroom, one-bath mobile home is ready for a creative touch to bring it back to life. Offering 616 sq. ft. of living space, the home sits across four lots in the Lake Medina Shores subdivision, giving you extra room and flexibility for outdoor enjoyment. Just minutes from the Medina River and Lake Medina, this property is perfectly positioned for fishing, boating, and weekend relaxation. Whether you envision it as a fun weekend getaway, an affordable investment project, or even a cozy full-time residence, the potential here is undeniable! Being sold AS-IS, WHERE-IS. No power to the home. Buyer will have to get pole and meter loop installed after closing. Call listing agent for explanation on what happened.

16. 2025-09-30
    listed $120,000 Active 756-char remark

    Show marketing remark (756 chars)

    Handyman’s Dream! This 1998 two-bedroom, one-bath mobile home is ready for a creative touch to bring it back to life. Offering 616 sq. ft. of living space, the home sits across four lots in the Lake Medina Shores subdivision, giving you extra room and flexibility for outdoor enjoyment. Just minutes from the Medina River and Lake Medina, this property is perfectly positioned for fishing, boating, and weekend relaxation. Whether you envision it as a fun weekend getaway, an affordable investment project, or even a cozy full-time residence, the potential here is undeniable! Being sold AS-IS, WHERE-IS. No power to the home. Buyer will have to get pole and meter loop installed after closing. Call listing agent for explanation on what happened.

17. 2024-11-15
    historical
18. 2024-10-04
    listed $99,000 New

ⓘ 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: $13,856
• − Mortgage interest: −$4,957
• − Property taxes: −$1,328
• − Insurance: −$442
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − HOA: −$120
• − Depreciation: −$2,575
• Taxable income: $2,217
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $2,955/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 · 8 photos

Poor 20/100 Extensive rehab

This 1998 two-bedroom, one-bath mobile home requires extensive repairs and updates to bring it up to modern standards and improve its resale and rental value.

Repairs flagged

• Major kitchen appliances — need replacement for functionality
• Major bathroom fixtures — need replacement for functionality
• Major roof — visible wear and tear
• Major exterior siding — deteriorating condition
• Major flooring — worn and outdated
• Major interior walls — dated wood paneling and peeling paint
• Major windows — old, possibly single-pane windows
• Major HVAC system — outdated systems
• Major landscaping — overgrown vegetation, unkempt appearance

Value-add opportunities

• Resale kitchen appliances — modern appliances improve functionality and appeal
• Resale bathroom fixtures — updated fixtures enhance functionality and appeal
• Both HVAC system — modern HVAC system improves comfort and energy efficiency
• Both exterior siding — new siding enhances curb appeal and durability
• Both interior walls — updated interior walls improve aesthetics and functionality
• Both windows — new windows improve energy efficiency and aesthetics
• Both landscaping — landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · need replacement for functionality	Major	$15,000–50,000
bathroom fixtures · need replacement for functionality	Major	$15,000–50,000
roof · visible wear and tear	Major	$15,000–50,000
exterior siding · deteriorating condition	Major	$15,000–50,000
flooring · worn and outdated	Major	$15,000–50,000
interior walls · dated wood paneling and peeling paint	Major	$15,000–50,000
windows · old, possibly single-pane windows	Major	$15,000–50,000
HVAC system · outdated systems	Major	$15,000–50,000
landscaping · overgrown vegetation, unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale kitchen appliances — modern appliances improve functionality and appeal ↑
• Resale bathroom fixtures — updated fixtures enhance functionality and appeal ↑
• Both HVAC system — modern HVAC system improves comfort and energy efficiency ↑
• Both exterior siding — new siding enhances curb appeal and durability ↑
• Both interior walls — updated interior walls improve aesthetics and functionality ↑
• Both windows — new windows improve energy efficiency and aesthetics ↑
• Both landscaping — landscaping enhances curb appeal and property 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: Bandera ISD
• NCES district ID: 4809360
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $48,771
• Composite: 30.61/100
• National rank: #6194
• State rank: #500 of 826 in TX

Livability — Lakehills

• Score: 62/100
• State rank: #963
• US rank: #17024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,594
• Population (ZIP): 9,594

Population outlook (Bandera County) Hauer SSP2

• Today (2025): 22,614 people
• By 2030: 23,102 · +2.2%
• By 2040: 23,489 · +3.9%
• By 2050: 23,264 · +2.9%
• By 2075: 23,607 · +4.4%
• By 2100: 22,265 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 15% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 3% Serbian 3% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 14% German/W. Germanic 1%

Political lean MEDSL · Bandera

• 2024 margin: Solid R (+61.9) · D 18.6% · R 80.5%
• 2008→2024 swing: -11.5pp toward R · 2008: -50.4pp · 2024: -61.9pp
• All cycles: 2024: R+61.9 2020: R+59.4 2016: R+63.0 2012: R+59.0 2008: R+50.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.80%
• Current HPI: 215.0687
• 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

-10.6% since first listed

5 events — show timeline

• 2026-02-23 Price Changed $88,500 HARMLS
• 2026-02-03 Price Changed $99,900 HARMLS
• 2025-09-30 Listed $120,000 HARMLS
• 2024-11-15 Listing Removed — LERA
• 2024-10-04 Listed $99,000 LERA

Property tax history

-2.4%/yr

Latest (2025): $158 · +21.2% YoY. Source: county tax records.