17110 Laguna Seca · Lytle, TX 78002

$195,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 187 Days on market

Built 2023 Good condition 0.53 ac lot $160/sqft · 38% below area Est $317k · 38% under ↓ 9% since listing

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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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming single-wide trailer situated on a spacious half-acre lot in a brand-new, quiet subdivision-perfect for those seeking privacy and potential. This 3-bedroom, 2-bathroom home offers comfortable living today, with plenty of space to expand or build your future dream home tomorrow. Enjoy the tranquility of a new neighborhood while still having the freedom to customize and grow. Whether you're a first-time buyer, investor, or someone looking for room to build, this property offers endless possibilities. Don't miss this opportunity to own land and lifestyle in one package!

Key facts

• Half-acre lot
• Spacious lot
• Potential to expand

Tags

• HALF-ACRE LOT
• SPACIOUS LOT
• POTENTIAL TO EXPAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (11.5% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.8% in Lytle — 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 69/100 on livability (#404 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 8,308 units permitted in Bexar County in 2024 (2,506 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 $6k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (median comp): $317,017
• List price: $195,000
• Delta: -38.49%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-25,365
• Equity at exit: $29,075

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-14,130
• Equity at exit: $16,860

Cash invested: $54,600 (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 78002

• Home prices YoY: -3.0%
• Active inventory: 59
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$160 /mo · $1,926/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $98

Break-even live

Break-even rent $1,600

Max offer price $195,000

Occupancy floor 89%

Sensitivity live

Price	-10% $209	-5% $153	+0% $98	+5% $43	+10% $-12
Rent	-10% $-38	-5% $30	+0% $98	+5% $166	+10% $235
Rate	-1.0pp $196	-0.5pp $148	base $98	+0.5pp $48	+1.0pp $-4

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $195,000 Active 187 DOM
2. 2026-06-17
   days on market $195,000 Active 186 DOM
3. 2026-06-16
   days on market $195,000 Active 185 DOM
4. 2026-06-15
   days on market $195,000 Active 184 DOM
5. 2026-06-13
   days on market $195,000 Active 182 DOM
6. 2026-06-09
   days on market $195,000 Active 178 DOM
7. 2026-06-08
   days on market $195,000 Active 177 DOM
8. 2026-06-07
   days on market $195,000 Active 176 DOM
9. 2026-06-04
   days on market $195,000 Active 173 DOM
10. 2026-06-03
    days on market $195,000 Active 172 DOM
11. 2026-06-02
    days on market $195,000 Active 171 DOM
12. 2026-06-01
    days on market $195,000 Active 170 DOM
13. 2026-05-31
    days on market $195,000 Active 169 DOM
14. 2026-03-22
    price $195,000 595-char remark

    Show marketing remark (595 chars)

    Discover this charming single-wide trailer situated on a spacious half-acre lot in a brand-new, quiet subdivision-perfect for those seeking privacy and potential. This 3-bedroom, 2-bathroom home offers comfortable living today, with plenty of space to expand or build your future dream home tomorrow. Enjoy the tranquility of a new neighborhood while still having the freedom to customize and grow. Whether you're a first-time buyer, investor, or someone looking for room to build, this property offers endless possibilities. Don't miss this opportunity to own land and lifestyle in one package!

15. 2026-02-21
    price $210,000 595-char remark

    Show marketing remark (595 chars)

    Discover this charming single-wide trailer situated on a spacious half-acre lot in a brand-new, quiet subdivision-perfect for those seeking privacy and potential. This 3-bedroom, 2-bathroom home offers comfortable living today, with plenty of space to expand or build your future dream home tomorrow. Enjoy the tranquility of a new neighborhood while still having the freedom to customize and grow. Whether you're a first-time buyer, investor, or someone looking for room to build, this property offers endless possibilities. Don't miss this opportunity to own land and lifestyle in one package!

16. 2025-12-13
    listed $215,000 New 595-char remark

    Show marketing remark (595 chars)

    Discover this charming single-wide trailer situated on a spacious half-acre lot in a brand-new, quiet subdivision-perfect for those seeking privacy and potential. This 3-bedroom, 2-bathroom home offers comfortable living today, with plenty of space to expand or build your future dream home tomorrow. Enjoy the tranquility of a new neighborhood while still having the freedom to customize and grow. Whether you're a first-time buyer, investor, or someone looking for room to build, this property offers endless possibilities. Don't miss this opportunity to own land and lifestyle in one package!

ⓘ 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: $1,926 · $160/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$1,643/yr (+$137/mo · 85.3%)

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

Taxation est. · year 1

• Rental income: $20,698
• − Mortgage interest: −$10,923
• − Property taxes: −$1,926
• − Insurance: −$975
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$5,673
• Taxable loss: −$2,110
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $1,686/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.

Condition & rehab AI · 3 photos

Good 75/100 Cosmetic rehab

This single-wide trailer is in good condition with a spacious half-acre lot, offering a good foundation for cosmetic updates and improvements to increase its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can increase both the resale and rental value of the property.
• Both Interior updates — Updating the interior can improve the home's appeal and increase its value for both resale and rental.
• Both Kitchen and bathroom updates — Updating the kitchen and bathrooms can significantly increase the home's value for both resale and rental by making it more modern and functional.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can increase both the resale and rental value of the property. ↑
• Both Interior updates — Updating the interior can improve the home's appeal and increase its value for both resale and rental. ↑
• Both Kitchen and bathroom updates — Updating the kitchen and bathrooms can significantly increase the home's value for both resale and rental by making it more modern and functional. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 of 826 in TX

Livability — Lytle

• Score: 69/100
• State rank: #404
• US rank: #8374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,482

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 33% White 20%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 17% · Canada
• Languages at home: 50% English-only · Spanish 50%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.59%
• Current HPI: 338.8833
• 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

-9.3% since first listed

3 events — show timeline

• 2026-03-22 Price Changed $195,000 LERA
• 2026-02-21 Price Changed $210,000 LERA
• 2025-12-13 Listed $215,000 LERA