3996 Century Dr · Homestead Meadows South, TX 79938

$175,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 28 Days on market

Built 1996 1.12 ac 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Rent growth +3.0/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY!!!! THIS 1996 MANUFACTURED HOME IS 1,152 SQ.FT. ON A 1.12 ACRES LOT, NEW REFRIGERATED AIR UNIT, 3 BEDROOMS, 2 FULL BATHS, CEILING FANS, KITCHEN ISLAND, WASHER HOOK UPS. WITH A WOOD DECK TO ENJOY SUNSET VIEWS OF THE DESERT LAND.

Key facts

• 1.12 acre lot
• Built 1996
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,476 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Clint ISD (suburban): math 14% / reading 22% proficiency, ranked #792 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.1%/yr); 1183 active listings in the ZIP; solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• El Paso County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 $172,375 (1.5% 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 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?
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: 1.01% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,810
• Equity at exit: $26,093

10-year hold

• IRR: 4.9%
• Equity multiple: 1.35×
• Total profit: $17,056
• Equity at exit: $15,131

Cash invested: $49,000 (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 79938

• Home prices YoY: -8.6%
• Rents YoY: 2.1%
• Active inventory: 1183
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,761 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $366

Break-even live

Break-even rent $1,298

Max offer price $175,000

Occupancy floor 74%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-02
   status $175,000 Pending 28 DOM
2. 2026-06-01
   days on market $175,000 Active 28 DOM
3. 2026-05-31
   days on market $175,000 Active 27 DOM
4. 2026-05-15
   status Active 239-char remark

   Show marketing remark (239 chars)

   CASH ONLY!!!! THIS 1996 MANUFACTURED HOME IS 1,152 SQ.FT. ON A 1.12 ACRES LOT, NEW REFRIGERATED AIR UNIT, 3 BEDROOMS, 2 FULL BATHS, CEILING FANS, KITCHEN ISLAND, WASHER HOOK UPS. WITH A WOOD DECK TO ENJOY SUNSET VIEWS OF THE DESERT LAND.

5. 2026-03-24
   status Pending 239-char remark

   Show marketing remark (239 chars)

   CASH ONLY!!!! THIS 1996 MANUFACTURED HOME IS 1,152 SQ.FT. ON A 1.12 ACRES LOT, NEW REFRIGERATED AIR UNIT, 3 BEDROOMS, 2 FULL BATHS, CEILING FANS, KITCHEN ISLAND, WASHER HOOK UPS. WITH A WOOD DECK TO ENJOY SUNSET VIEWS OF THE DESERT LAND.

6. 2026-03-12
   listed $175,000 Active 239-char remark

   Show marketing remark (239 chars)

   CASH ONLY!!!! THIS 1996 MANUFACTURED HOME IS 1,152 SQ.FT. ON A 1.12 ACRES LOT, NEW REFRIGERATED AIR UNIT, 3 BEDROOMS, 2 FULL BATHS, CEILING FANS, KITCHEN ISLAND, WASHER HOOK UPS. WITH A WOOD DECK TO ENJOY SUNSET VIEWS OF THE DESERT LAND.

7. 2024-09-12
   historical $1,200
8. 2024-08-01
   price $1,200
9. 2024-05-16
   listed $1,400
10. 2022-04-28
    listed $155,000 Active
11. 2012-06-26
    historical
12. 2012-02-22
    listed $75,000
13. 2010-08-30
    historical
14. 2010-04-23
    listed $69,900

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$2,783/yr (+$232/mo · 662.7%)

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

Taxation est. · year 1

• Rental income: $21,132
• − Mortgage interest: −$9,803
• − Property taxes: −$420
• − Insurance: −$875
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$5,091
• Taxable income: $1,563
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $4,012/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: Clint ISD
• NCES district ID: 4814430
• Math proficiency: 14% ▼ -32.00%
• Reading proficiency: 22% ▼ -15.00%
• Median HH income: $37,490
• Composite: 15.03/100
• National rank: #9356
• State rank: #792 of 826 in TX

Livability — Homestead Meadows South

• Score: 51/100
• State rank: #1476
• US rank: #25289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homestead Meadows South, TX
• County: El Paso County · 761,266 people
• Metro: El Paso, TX
• Population (ZIP): 99,621
• Household income: $77,272
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 900.0

Population outlook (El Paso County) Hauer SSP2

• Today (2025): 897,899 people
• By 2030: 922,694 · +2.8%
• By 2040: 960,492 · +7.0%
• By 2050: 982,919 · +9.5%
• By 2075: 997,266 · +11.1%
• By 2100: 900,630 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 42% White 10% Black 4%
• Hispanic origin (detail): Mexican 76% Puerto Rican 1%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 20% · Canada, Guatemala
• Languages at home: 36% English-only · Spanish 62%

Political lean MEDSL · El Paso

• 2024 margin: D (+15.1) · D 57.0% · R 41.8% · Other 1.2%
• 2008→2024 swing: -17.4pp toward R · 2008: 32.5pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+35.1 2016: D+43.2 2012: D+32.6 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.39%
• Current HPI: 207.2031
• Rent YoY: ▲ 2.06%
• Metro: El Paso, 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

+150.4% since first listed

11 events — show timeline

• 2026-05-15 Relisted — GEPARMLS
• 2026-03-24 Pending — GEPARMLS
• 2026-03-12 Listed $175,000 GEPARMLS
• 2024-09-12 Rental Removed $1,200 GEPARMLS
• 2024-08-01 Price Changed $1,200 GEPARMLS
• 2024-05-16 Listed for Rent $1,400 GEPARMLS
• 2022-04-28 Listed $155,000 GEPARMLS
• 2012-06-26 Listing Removed — GEPARMLS
• 2012-02-22 Listed $75,000 GEPARMLS
• 2010-08-30 Listing Removed — GEPARMLS
• 2010-04-23 Listed $69,900 GEPARMLS

Property tax history

+1.6%/yr

Latest (2017): $420 · +1.2% YoY. Source: county tax records.