306 College Ave · Stanton, TX 79782

$72,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 49 Days on market

Built 2012 $50/sqft · 33% above area Est $54k · 33% over

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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
• Appreciation +8.1/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

This is a 2012 Solitaire 18' X 80' single wide mobile home featuring 3 bedrooms, 2 bathrooms available as personal property only. It may be moved or you may continue to lease the space it is currently on for $300.00 per month. The home boasts a great size living open to a super kitchen equipped with ample storage and counter space, dishwasher, range/oven, fridge, and pantry. Primary Suite has dual sinks and large closet. There are 2 other nice bedrooms and a guest bath. Plenty of shade trees!

Key facts

• Dual sinks
• Large closet
• Shade trees

Tags

• OPEN KITCHEN
• AMPLE STORAGE
• DUAL SINKS
• LARGE CLOSET
• SHADE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#140 in TX, #4,008 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Stanton ISD (rural): math 40% / reading 39% proficiency, ranked #426 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 5 units permitted in Martin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($498 loan paydown + $5k appreciation (6.3% local appreciation)).
• Martin County population projected at +74% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 2.21% ✓
• Cap rate: 19.02%
• Cash-on-cash: 45.46%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (median comp): $53,994
• List price: $72,000
• Delta: 33.35%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.0%
• Equity multiple: 4.51×
• Total profit: $70,721
• Equity at exit: $46,614

10-year hold

• IRR: 51.7%
• Equity multiple: 9.42×
• Total profit: $169,660
• Equity at exit: $85,725

Cash invested: $20,160 (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 79782

• Home prices YoY: 3.3%
• Active inventory: 39
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $764

Break-even live

Break-even rent $622

Max offer price $72,000

Occupancy floor 47%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   days on market $72,000 Active 49 DOM
2. 2026-06-15
   days on market $72,000 Active 48 DOM
3. 2026-06-14
   days on market $72,000 Active 46 DOM
4. 2026-06-13
   days on market $72,000 Active 45 DOM
5. 2026-06-10
   days on market $72,000 Active 43 DOM
6. 2026-06-09
   days on market $72,000 Active 42 DOM
7. 2026-06-08
   days on market $72,000 Active 41 DOM
8. 2026-06-07
   days on market $72,000 Active 40 DOM
9. 2026-06-02
   days on market $72,000 Active 35 DOM
10. 2026-06-01
    days on market $72,000 Active 34 DOM
11. 2026-05-31
    days on market $72,000 Active 33 DOM
12. 2026-05-30
    days on market $72,000 Active 32 DOM
13. 2026-05-12
    price $72,000 497-char remark
14. 2026-04-28
    listed $92,000 Active 497-char remark

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,318 · $110/mo
• Expected delta: +$308/yr (+$26/mo · 30.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 5 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $19,070
• − Mortgage interest: −$4,033
• − Property taxes: −$1,010
• − Insurance: −$360
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$2,095
• Taxable income: $8,521
• Est. tax owed @ 24.0%: −$2,045
• After-tax cash flow: $7,119/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: Stanton ISD
• NCES district ID: 4841430
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 39% ▲ 5.00%
• Median HH income: $47,595
• Composite: 33.86/100
• National rank: #5353
• State rank: #426 of 826 in TX

Livability — Stanton

• Score: 75/100
• State rank: #140
• US rank: #4008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, TX
• Population (ZIP): 3,831

Population outlook (Martin County) Hauer SSP2

• Today (2025): 7,556 people
• By 2030: 8,556 · +13.2%
• By 2040: 10,786 · +42.7%
• By 2050: 13,158 · +74.1%
• By 2075: 19,334 · +155.9%
• By 2100: 23,704 · +213.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 43% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Slovak 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada
• Languages at home: 65% English-only · Spanish 33% German/W. Germanic 2%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+75.8) · D 11.9% · R 87.6%
• 2008→2024 swing: -13.1pp toward R · 2008: -62.7pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+72.6 2016: R+67.6 2012: R+68.5 2008: R+62.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.30%
• Current HPI: 195.1131
• 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

1 event — show timeline

• 2026-05-12 Price Changed $72,000 ODMLS

Property tax history

-4.6%/yr

Latest (2025): $1,010 · +2.6% YoY. Source: county tax records.