412 Coryell City Rd · Gatesville, TX 76528

$139,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 30 Days on market

Built 2021 0.34 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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SUPER CLEAN 2021 Fleetwood with BRAND NEW 10Mil Luxury vinyl flooring throughout! Just outside city limits allowing for lower property taxes. This 3BR/2Ba offers a very spacious and attractive floorplan. Large living room offers natural lighting and is open to the beautiful kitchen which features lots of cabinets, SS appliances and a BIG island! The split bedroom provides a private master with a very pretty master bath, equipped with dual sink vanity, soaking tub, separate shower, built-in linen shelves and a nice walk-in-closet! Two guest bedrooms and a cozy bath with tub-shower combo & single vanity also feature luxury vinyl. Enjoy a cup of coffee from the covered back deck overloo

Key facts

• Soaking tub
• Walk-in-closet
• Separate shower

Tags

• LUXURY VINYL FLOORING
• PRIVATE MASTER
• DUAL SINK VANITY
• SOAKING TUB
• SEPARATE SHOWER
• WALK-IN-CLOSET

Property features AI

Exterior

• Security: Owned security system; Smoke detectors
• Utilities: High-speed internet available; Private trash collection; Public sewer; Public water
• Home design: Single wide mobile home; Faces north; Resale property
• Construction: Vinyl siding; Composition/shingle roof; Year built source: Assessor
• Exterior features: Covered porch; Deck; Porch; Back yard fencing

Interior

• Kitchen: Dishwasher; Electric range; Range/range hood; Refrigerator; Laminate counters
• Bedrooms: Bedroom 2 on main level (approx. 8.6 x 12.10); Bedroom 3 on main level (approx. 8.7 x 9.2)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling (one unit)
• Interior features: Ceiling fans; Double vanity; Garden/roman tub; Soaking tub; Separate shower; Open floor plan; Recessed lighting; Split bedrooms; Walk-in closet(s); Window treatments; Breakfast bar; Kitchen island; Kitchen/family room combo
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.9% in Gatesville — 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 (#702 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Gatesville ISD (town): math 38% / reading 42% proficiency, ranked #409 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 222 active listings in the ZIP; 386 units permitted in Coryell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 63% chance of damaging wind over 30y; major 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 $136,915 (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. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 8.0

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-7,151
• Equity at exit: $20,725

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $13,539
• Equity at exit: $12,018

Cash invested: $38,920 (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 76528

• Home prices YoY: -24.2%
• Active inventory: 222
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$121 /mo · $1,451/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $242

Break-even live

Break-even rent $1,149

Max offer price $139,000

Occupancy floor 78%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $139,000 Active 30 DOM
2. 2026-06-17
   days on market $139,000 Active 29 DOM
3. 2026-06-16
   days on market $139,000 Active 28 DOM
4. 2026-06-15
   days on market $139,000 Active 27 DOM
5. 2026-06-14
   days on market $139,000 Active 25 DOM
6. 2026-06-13
   days on market $139,000 Active 24 DOM
7. 2026-06-10
   days on market $139,000 Active 22 DOM
8. 2026-06-09
   days on market $139,000 Active 21 DOM
9. 2026-06-08
   days on market $139,000 Active 20 DOM
10. 2026-06-07
    days on market $139,000 Active 19 DOM
11. 2026-06-05
    days on market $139,000 Active 16 DOM
12. 2026-06-03
    days on market $139,000 Active 15 DOM
13. 2026-06-02
    days on market $139,000 Active 14 DOM
14. 2026-06-01
    days on market $139,000 Active 13 DOM
15. 2026-05-31
    days on market $139,000 Active 12 DOM
16. 2026-05-30
    days on market $139,000 Active 11 DOM
17. 2026-05-19
    listed $139,000 Active
18. 2005-03-07
    soldstatus
19. 1999-12-13
    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: $1,451 · $121/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$1,093/yr (+$91/mo · 75.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $17,458
• − Mortgage interest: −$7,786
• − Property taxes: −$1,451
• − Insurance: −$695
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$4,044
• Taxable income: $689
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $2,733/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: Gatesville ISD
• NCES district ID: 4820500
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $47,114
• Composite: 34.21/100
• National rank: #5264
• State rank: #409 of 826 in TX

Livability — Gatesville

• Score: 65/100
• State rank: #702
• US rank: #13121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coryell County · 61,053 people
• City population: 18,935
• Metro: Killeen-Temple, TX
• Population (ZIP): 18,935
• Household income: $70,558
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 243.0

Population outlook (Coryell County) Hauer SSP2

• Today (2025): 75,485 people
• By 2030: 75,627 · +0.2%
• By 2040: 74,898 · -0.8%
• By 2050: 74,221 · -1.7%
• By 2075: 72,688 · -3.7%
• By 2100: 66,862 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 15% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Coryell

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -13.8pp toward R · 2008: -26.9pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+33.5 2016: R+39.5 2012: R+36.6 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.18%
• Current HPI: 206.6876
• Rent YoY: —
• Metro: Killeen-Temple, 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

3 events — show timeline

• 2026-05-19 Listed $139,000 CTXMLS
• 2005-03-07 Sold (Public Records) — Public Records
• 1999-12-13 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,451 · +11.0% YoY. Source: county tax records.