717 Ridgeway St · Kingsland, TX 78639

$165,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 1105 Days on market

Built 1970 0.52 ac lot $107/sqft · 11% below area Est $186k · 11% under ↓ 23% since listing

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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
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this custom manufactured home!! This labor of love is situated on the best spot of the half acre lot it sits on, leaving a great sized front yard and back yard! The space & custom design of the interior of this property is one to boast about. From the beautifully crafted archway designs that greet you as soon as you enter the home, down to the hardwood flooring throughout the house, to the ideal split floor plan and layout of the home in general, you will find it has everything you need! This home features 3 good sized bedrooms (with walk in closets) & 2 full bathrooms, with the spacious primary bedroom being on the other end of the home, including a primary bathr

Key facts

• 0.52 acre lot
• Built 1970
• Listed 1105 days

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Manufactured on land; Single-story
• Construction: Wood siding and HardiPlank-type exterior; Metal roof
• Exterior features: Covered patio/porch; Cleared lot

Interior

• Kitchen: Refrigerator
• Bedrooms: Includes walk-in closet(s)
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Crawl space basement
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,161 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Llano ISD (town): math 40% / reading 43% proficiency, ranked #359 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Packsaddle El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 596 students, 83% FRL); Llano J H (math 42% / reading 45%, grade D, #530 of 1,662 statewide, top 32%, 423 students, 65% FRL); Llano H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 552 students, 60% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 439 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 121 units permitted in Llano County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Llano County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1105 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $50k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 61% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 1105 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.89%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (median comp): $185,870
• List price: $165,000
• Delta: -11.23%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2514 Skyline Dr	0.12mi	3/2.0	1,680 (+9%)	14mo	$185,000	$110	67
1801 Concord	0.40mi	3/2.0	1,387 (-10%)	2mo	$211,000	$152	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $14,611
• Equity at exit: $24,602

10-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $65,786
• Equity at exit: $14,266

Cash invested: $46,200 (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 78639

• Active inventory: 439
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,069 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $650

Break-even live

Break-even rent $1,246

Max offer price $165,000

Occupancy floor 64%

Sensitivity live

Price	-10% $744	-5% $697	+0% $650	+5% $604	+10% $557
Rent	-10% $487	-5% $568	+0% $650	+5% $732	+10% $814
Rate	-1.0pp $733	-0.5pp $692	base $650	+0.5pp $607	+1.0pp $564

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Elm Lodge Dr Kingsland, TX	4.0	3.0	2000	$3,750	$1.88	14d	1	1.40mi
1636 Navajo Trl Kingsland, TX	3.0	2.0	1385	$1,550	$1.12	22d	1	1.43mi
1636 Navajo Trl Kingsland, TX	3.0	2.0	1385	$1,550	$1.12	15d	1	1.43mi

Listing history 22 events

1. 2026-06-18
   days on market $165,000 Active 1105 DOM
2. 2026-06-17
   days on market $165,000 Active 1104 DOM
3. 2026-06-16
   days on market $165,000 Active 1103 DOM
4. 2026-06-15
   days on market $165,000 Active 1102 DOM
5. 2026-06-14
   days on market $165,000 Active 1100 DOM
6. 2026-06-13
   days on market $165,000 Active 1099 DOM
7. 2026-06-10
   days on market $165,000 Active 1097 DOM
8. 2026-06-09
   days on market $165,000 Active 1096 DOM
9. 2026-06-09
   days on market $165,000 Active 1095 DOM
10. 2026-06-07
    days on market $165,000 Active 1094 DOM
11. 2026-06-05
    days on market $165,000 Active 1091 DOM
12. 2026-06-03
    days on market $165,000 Active 1090 DOM
13. 2026-06-02
    days on market $165,000 Active 1089 DOM
14. 2026-06-01
    days on market $165,000 Active 1088 DOM
15. 2026-05-31
    days on market $165,000 Active 1087 DOM
16. 2026-05-31
    days on market $165,000 Active 1086 DOM
17. 2025-10-27
    price $165,000
18. 2024-06-22
    price $180,000
19. 2024-02-06
    price $212,000
20. 2023-08-26
    status Active
21. 2023-08-08
    historical
22. 2023-04-24
    listed $215,000 Active

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$2,417/yr (+$201/mo · 401.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $24,827
• − Mortgage interest: −$9,243
• − Property taxes: −$603
• − Insurance: −$825
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$4,800
• Taxable income: $5,385
• Est. tax owed @ 24.0%: −$1,292
• After-tax cash flow: $6,510/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: Llano ISD
• NCES district ID: 4827810
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $46,746
• Composite: 35.42/100
• National rank: #4940
• State rank: #359 of 826 in TX

Livability — Kingsland

• Score: 59/100
• State rank: #1161
• US rank: #20293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsland, TX
• County: Llano County · 16,310 people
• City population: 8,719
• Metro: nan
• Population (ZIP): 8,719
• Household income: $57,742
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 202.0

Population outlook (Llano County) Hauer SSP2

• Today (2025): 20,847 people
• By 2030: 21,350 · +2.4%
• By 2040: 22,281 · +6.9%
• By 2050: 23,173 · +11.2%
• By 2075: 25,526 · +22.4%
• By 2100: 25,866 · +24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 23% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Italian 4% Slovak 3% Serbian 3%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Llano

• 2024 margin: Solid R (+60.9) · D 19.2% · R 80.0%
• 2008→2024 swing: -8.6pp toward R · 2008: -52.2pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+60.1 2016: R+62.2 2012: R+60.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.30%
• Current HPI: 219.8651
• Rent YoY: —
• Metro: nan
• 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

-23.3% since first listed

6 events — show timeline

• 2025-10-27 Price Changed $165,000 HLMLS as distributed by MLS GRID
• 2024-06-22 Price Changed $180,000 HLMLS as distributed by MLS GRID
• 2024-02-06 Price Changed $212,000 HLMLS as distributed by MLS GRID
• 2023-08-26 Relisted — HLMLS as distributed by MLS GRID
• 2023-08-08 Delisted — HLMLS as distributed by MLS GRID
• 2023-04-24 Listed $215,000 HLMLS as distributed by MLS GRID

Property tax history

+26.9%/yr

Latest (2025): $603 · +0.9% YoY. Source: county tax records.