1 Davis St · Wimberley, TX 78676

$274,900

3 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 220 Days on market

Built 2003 0.33 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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.2/10.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced Reduction! This spacious manufactured home offers 2,128 sq. ft. of comfortable living space, featuring 3 bedrooms and 2 full bathrooms. Perfect for family gatherings and entertaining, the multiple living areas provide plenty of room to relax and enjoy. Unwind in the master bath with a luxurious garden tub. Outside, you'll find a generous fenced yard and a handy storage shed—ideal for outdoor fun and storage. Located just minutes from downtown Wimberley, with easy access to local amenities. Don’t miss your chance to make this fantastic home yours—schedule a viewing today!

Key facts

• Large fenced yard
• Storage shed
• Garden tub

Tags

• MULTIPLE LIVING AREAS
• GARDEN TUB
• STORAGE SHED
• LARGE FENCED YARD
• CLOSE TO DOWNTOWN WIMBERLEY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 0.1% in Wimberley — 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 65/100 on livability (#678 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: schools C-, amenities F, commute F.
• Wimberley ISD (rural): math 49% / reading 61% proficiency, ranked #92 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.9%/yr); 431 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,270 units permitted in Hays County in 2024 (1,464 in 5+ unit buildings).
• This rent runs 42% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hays County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.71×
• Total profit: $-22,516
• Equity at exit: $40,988

10-year hold

• IRR: -3.2%
• Equity multiple: 0.81×
• Total profit: $-14,342
• Equity at exit: $23,768

Cash invested: $76,972 (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 78676

• Rents YoY: -1.9%
• Active inventory: 431
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,088 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$397 /mo · $4,761/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $487

Break-even live

Break-even rent $2,472

Max offer price $274,900

Occupancy floor 79%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Leveritts Loop Wimberley, TX	3.0	2.0	1600	$2,500	$1.56	23d	1	0.35mi
42 La Buena Vista Dr Wimberley, TX	3.0	2.0	1567	$4,100	$2.62	17d	1	0.96mi
1920 River Rd Wimberley, TX	3.0	4.0	2874	$5,500	$1.91	23d	1	1.39mi

Listing history 24 events

1. 2026-06-18
   days on market $274,900 Active 220 DOM
2. 2026-06-17
   days on market $274,900 Active 219 DOM
3. 2026-06-16
   days on market $274,900 Active 218 DOM
4. 2026-06-15
   days on market $274,900 Active 217 DOM
5. 2026-06-13
   days on market $274,900 Active 215 DOM
6. 2026-06-09
   days on market $274,900 Active 211 DOM
7. 2026-06-08
   days on market $274,900 Active 210 DOM
8. 2026-06-07
   days on market $274,900 Active 209 DOM
9. 2026-06-05
   days on market $274,900 Active 206 DOM
10. 2026-06-03
    days on market $274,900 Active 205 DOM
11. 2026-06-02
    days on market $274,900 Active 204 DOM
12. 2026-06-01
    days on market $274,900 Active 203 DOM
13. 2026-05-31
    days on market $274,900 Active 202 DOM
14. 2026-05-18
    price $274,900 602-char remark

    Show marketing remark (602 chars)

    Priced Reduction! This spacious manufactured home offers 2,128 sq. ft. of comfortable living space, featuring 3 bedrooms and 2 full bathrooms. Perfect for family gatherings and entertaining, the multiple living areas provide plenty of room to relax and enjoy. Unwind in the master bath with a luxurious garden tub. Outside, you'll find a generous fenced yard and a handy storage shed—ideal for outdoor fun and storage. Located just minutes from downtown Wimberley, with easy access to local amenities. Don’t miss your chance to make this fantastic home yours—schedule a viewing today!

15. 2026-02-26
    price $279,900 602-char remark

    Show marketing remark (602 chars)

    Priced Reduction! This spacious manufactured home offers 2,128 sq. ft. of comfortable living space, featuring 3 bedrooms and 2 full bathrooms. Perfect for family gatherings and entertaining, the multiple living areas provide plenty of room to relax and enjoy. Unwind in the master bath with a luxurious garden tub. Outside, you'll find a generous fenced yard and a handy storage shed—ideal for outdoor fun and storage. Located just minutes from downtown Wimberley, with easy access to local amenities. Don’t miss your chance to make this fantastic home yours—schedule a viewing today!

16. 2026-01-26
    price $290,000 602-char remark

    Show marketing remark (602 chars)

    Priced Reduction! This spacious manufactured home offers 2,128 sq. ft. of comfortable living space, featuring 3 bedrooms and 2 full bathrooms. Perfect for family gatherings and entertaining, the multiple living areas provide plenty of room to relax and enjoy. Unwind in the master bath with a luxurious garden tub. Outside, you'll find a generous fenced yard and a handy storage shed—ideal for outdoor fun and storage. Located just minutes from downtown Wimberley, with easy access to local amenities. Don’t miss your chance to make this fantastic home yours—schedule a viewing today!

17. 2025-11-10
    listed $305,000 Active 602-char remark

    Show marketing remark (602 chars)

    Priced Reduction! This spacious manufactured home offers 2,128 sq. ft. of comfortable living space, featuring 3 bedrooms and 2 full bathrooms. Perfect for family gatherings and entertaining, the multiple living areas provide plenty of room to relax and enjoy. Unwind in the master bath with a luxurious garden tub. Outside, you'll find a generous fenced yard and a handy storage shed—ideal for outdoor fun and storage. Located just minutes from downtown Wimberley, with easy access to local amenities. Don’t miss your chance to make this fantastic home yours—schedule a viewing today!

18. 2016-09-01
    soldstatus
19. 2016-08-26
    soldstatus Sold 527-char remark

    Show marketing remark (527 chars)

    3/2 in town very short walk to anything! 2100+Sq. ft. on just over 1/3 acre lot. Needs a little TLC on interior but great investment potential and easy rental. FHA option as current loan is FHA but any required repairs would be the responsibility of the buyer as property is being sold AS IS, WHERE IS. Yard has some fantastic plants and potential but has overgrown a bit due to owners inability to keep up with it in recent year. Priced to sell and ready to go. Owner will need 7 day leaseback after closing. Restrictions: Yes

20. 2016-07-14
    status Pending - Taking Backups 527-char remark

    Show marketing remark (527 chars)

    3/2 in town very short walk to anything! 2100+Sq. ft. on just over 1/3 acre lot. Needs a little TLC on interior but great investment potential and easy rental. FHA option as current loan is FHA but any required repairs would be the responsibility of the buyer as property is being sold AS IS, WHERE IS. Yard has some fantastic plants and potential but has overgrown a bit due to owners inability to keep up with it in recent year. Priced to sell and ready to go. Owner will need 7 day leaseback after closing. Restrictions: Yes

21. 2016-07-07
    price $118,900 527-char remark

    Show marketing remark (527 chars)

    3/2 in town very short walk to anything! 2100+Sq. ft. on just over 1/3 acre lot. Needs a little TLC on interior but great investment potential and easy rental. FHA option as current loan is FHA but any required repairs would be the responsibility of the buyer as property is being sold AS IS, WHERE IS. Yard has some fantastic plants and potential but has overgrown a bit due to owners inability to keep up with it in recent year. Priced to sell and ready to go. Owner will need 7 day leaseback after closing. Restrictions: Yes

22. 2016-06-28
    listed $121,750 Active 527-char remark

    Show marketing remark (527 chars)

    3/2 in town very short walk to anything! 2100+Sq. ft. on just over 1/3 acre lot. Needs a little TLC on interior but great investment potential and easy rental. FHA option as current loan is FHA but any required repairs would be the responsibility of the buyer as property is being sold AS IS, WHERE IS. Yard has some fantastic plants and potential but has overgrown a bit due to owners inability to keep up with it in recent year. Priced to sell and ready to go. Owner will need 7 day leaseback after closing. Restrictions: Yes

23. 2008-04-30
    historical
24. 2007-11-24
    listed

ⓘ 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: $4,761 · $397/mo
• Projected year-2 tax: $5,031 · $419/mo
• Expected delta: +$269/yr (+$22/mo · 5.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,058
• − Mortgage interest: −$15,399
• − Property taxes: −$4,761
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,965
• − Management: −$2,965
• − Depreciation: −$7,997
• Taxable income: $1,597
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $5,458/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: Wimberley ISD
• NCES district ID: 4800009
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $66,348
• Composite: 48.45/100
• National rank: #2132
• State rank: #92 of 826 in TX

Livability — Wimberley

• Score: 65/100
• State rank: #678
• US rank: #12706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wimberley, TX
• County: Hays County · 280,138 people
• City population: 15,822
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 15,822
• Household income: $87,344
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 473.0

Population outlook (Hays County) Hauer SSP2

• Today (2025): 286,948 people
• By 2030: 336,923 · +17.4%
• By 2040: 441,894 · +54.0%
• By 2050: 553,462 · +92.9%
• By 2075: 838,261 · +192.1%
• By 2100: 1,063,658 · +270.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 13% Black 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Serbian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Hays

• 2024 margin: Lean D (+5.7) · D 52.1% · R 46.5% · Other 1.4%
• 2008→2024 swing: +7.7pp toward D · 2008: -2.0pp · 2024: 5.7pp
• All cycles: 2024: D+5.7 2020: D+10.8 2016: R+0.9 2012: R+10.4 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -147.04%
• Current HPI: 229.2707
• Rent YoY: ▼ -1.88%
• Metro: Austin-Round Rock-Georgetown, 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

+125.8% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $274,900 Unlock MLS
• 2026-02-26 Price Changed $279,900 Unlock MLS
• 2026-01-26 Price Changed $290,000 Unlock MLS
• 2025-11-10 Listed $305,000 Unlock MLS
• 2016-09-01 Sold (Public Records) — Public Records
• 2016-08-26 Sold (MLS) — Unlock MLS
• 2016-07-14 Pending — Unlock MLS
• 2016-07-07 Price Changed $118,900 Unlock MLS
• 2016-06-28 Listed $121,750 Unlock MLS
• 2008-04-30 Delisted — Unlock MLS
• 2007-11-24 Listed — Unlock MLS

Property tax history

+7.9%/yr

Latest (2025): $4,761 · +4.2% YoY. Source: county tax records.