100 Blossum Blvd · Falcon Mesa, TX 78076

$47,900

2 bd · 2.0 ba · 784 sqft · Manufactured public records · 25 Days on market

Built 1974 7,674 sqft lot ↓ 36% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Livability +1.8/5.0

Listing remarks

Own it today! Mobile home and lot Available at $ 47,900! Remodeled and move-in ready in Zapata. Features include fresh paint, upgraded laminate flooring, updated cabinetry, and a stylish kitchen with peninsula seating and stainless steel appliances. Enjoy dual extended carports, a private shaded garden, and a peaceful community just minutes away from Falcon Lake. Perfect for relaxing or entertaining, don’t miss this opportunity!

Key facts

• Move-in ready
• Remodeled
• Peninsula seating

Tags

• REMODELED
• MOVE-IN READY
• UPGRADED LAMINATE FLOORING
• UPDATED CABINETRY
• STYLISH KITCHEN
• PENINSULA SEATING

Property features AI

Finance

• HOA & community: Gated community

Exterior

• Parking: Concrete parking
• Security: Smoke detector(s)
• Utilities: Public water; Underground utilities
• Home design: Single-story mobile home; Residential property in a gated community; Located in the ZAPATA-Four Seasons subdivision
• Construction: Aluminum siding; 1 story
• Exterior features: Patio; Chain link fencing; Level lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Range, Refrigerator, Electric water heater; Tile and wood flooring; Ceiling fan(s); Smoke detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $48k).
• Recommended offer: $47k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 36/100 on livability (#1,652 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Zapata County ISD (town): math 21% / reading 24% proficiency, ranked #767 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 92 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($331 loan paydown + $1k appreciation (2.6% local appreciation)).
• Zapata County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,181 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.76% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.42%
• DSCR: 2.40
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.6%
• Equity multiple: 3.02×
• Total profit: $27,151
• Equity at exit: $20,490

10-year hold

• IRR: 37.0%
• Equity multiple: 5.96×
• Total profit: $66,569
• Equity at exit: $30,785

Cash invested: $13,412 (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 78076

• Home prices YoY: 2.3%
• Active inventory: 92
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$251
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $351

Break-even live

Break-even rent $398

Max offer price $47,900

Occupancy floor 53%

Sensitivity live

Price	-10% $378	-5% $365	+0% $351	+5% $338	+10% $324
Rent	-10% $285	-5% $318	+0% $351	+5% $384	+10% $418
Rate	-1.0pp $375	-0.5pp $363	base $351	+0.5pp $339	+1.0pp $326

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $47,900 Active 25 DOM
2. 2026-06-21
   days on market $47,900 Active 24 DOM
3. 2026-06-18
   days on market $47,900 Active 22 DOM
4. 2026-06-17
   days on market $47,900 Active 21 DOM
5. 2026-06-16
   days on market $47,900 Active 20 DOM
6. 2026-06-15
   days on market $47,900 Active 19 DOM
7. 2026-06-15
   days on market $47,900 Active 18 DOM
8. 2026-06-13
   days on market $47,900 Active 17 DOM
9. 2026-06-12
   days on market $47,900 Active 16 DOM
10. 2026-06-09
    days on market $47,900 Active 13 DOM
11. 2026-06-08
    days on market $47,900 Active 12 DOM
12. 2026-06-08
    days on market $47,900 Active 11 DOM
13. 2026-06-07
    days on market $47,900 Active 10 DOM
14. 2026-06-03
    days on market $47,900 Active 7 DOM
15. 2026-06-02
    days on market $47,900 Active 6 DOM
16. 2026-06-01
    days on market $47,900 Active 5 DOM
17. 2026-05-31
    days on market $47,900 Active 4 DOM
18. 2026-05-27
    listed $47,900 Active
19. 2025-10-08
    price $47,900
20. 2025-09-03
    listed $49,900 Active
21. 2025-07-16
    price $50,000
22. 2025-07-01
    historical $750
23. 2025-05-29
    listed $750
24. 2025-05-27
    price $52,000
25. 2025-03-08
    historical $750
26. 2025-02-19
    listed $750
27. 2025-02-18
    listed $55,000 Active
28. 2025-02-13
    historical $750
29. 2025-01-25
    price $750
30. 2024-12-31
    listed $780
31. 2024-07-09
    soldstatus
32. 2024-06-28
    soldstatus Closed
33. 2024-04-05
    historical
34. 2024-02-28
    price $52,000
35. 2024-01-25
    price $65,000
36. 2023-10-18
    listed $75,000 Active
37. 2019-04-10
    soldstatus

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $877 · $73/mo
• Expected delta: +$354/yr (+$29/mo · 67.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $10,114
• − Mortgage interest: −$2,683
• − Property taxes: −$523
• − Insurance: −$240
• − Repairs & maintenance: −$809
• − Management: −$809
• − Depreciation: −$1,393
• Taxable income: $3,657
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $3,336/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: Zapata County ISD
• NCES district ID: 4846710
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 24% ▼ -11.00%
• Median HH income: $30,189
• Composite: 18.09/100
• National rank: #8974
• State rank: #767 of 826 in TX

Livability — Falcon Mesa

• Score: 36/100
• State rank: #1652
• US rank: #27633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Falcon Mesa, TX
• Population (ZIP): 13,085

Population outlook (Zapata County) Hauer SSP2

• Today (2025): 14,795 people
• By 2030: 14,837 · +0.3%
• By 2040: 14,759 · -0.2%
• By 2050: 14,316 · -3.2%
• By 2075: 11,647 · -21.3%
• By 2100: 7,265 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 52% White 5%
• Hispanic origin (detail): Mexican 89%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 16% English-only · Spanish 84% Vietnamese 1%

Political lean MEDSL · Zapata

• 2024 margin: Strong R (+22.4) · D 38.5% · R 61.0%
• 2008→2024 swing: -58.0pp toward R · 2008: 35.6pp · 2024: -22.4pp
• All cycles: 2024: R+22.4 2020: R+5.3 2016: D+32.8 2012: D+43.2 2008: D+35.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.61%
• Current HPI: 117.0315
• 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

-36.1% since first listed

20 events — show timeline

• 2026-05-27 Listed $47,900 LAOR
• 2025-10-08 Price Changed $47,900 LAOR
• 2025-09-03 Listed $49,900 LAOR
• 2025-07-16 Price Changed $50,000 LAOR
• 2025-07-01 Rental Removed $750 LAOR
• 2025-05-29 Listed for Rent $750 LAOR
• 2025-05-27 Price Changed $52,000 LAOR
• 2025-03-08 Rental Removed $750 LAOR
• 2025-02-19 Listed for Rent $750 LAOR
• 2025-02-18 Listed $55,000 LAOR
• 2025-02-13 Rental Removed $750 LAOR
• 2025-01-25 Price Changed $750 LAOR
• 2024-12-31 Listed for Rent $780 LAOR
• 2024-07-09 Sold (Public Records) — Public Records
• 2024-06-28 Sold (MLS) — LAOR
• 2024-04-05 Delisted — LAOR
• 2024-02-28 Price Changed $52,000 LAOR
• 2024-01-25 Price Changed $65,000 LAOR
• 2023-10-18 Listed $75,000 LAOR
• 2019-04-10 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $523 · -2.2% YoY. Source: county tax records.