113 S Cedar Dr · Ingram, TX 78025

$259,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 424 Days on market

Built 1994 0.30 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 +13.4/30.0
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• DSCR +4.0/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3/2 on . 30 Acre. Well Cared for 1994 Home with Great Room, Spacious Kitchen area, Split Bedroom design, Carport and fenced Backyard with good soil (compatible with Gardening enthusiasts). Desirable Neighborhood with No HOA and convenient location to Antique Old Ingram Loop Boutique Shopping, Wine & Music Venues, Restaurant, Tea Rooms & Ingram ISD. The Corner Lot is spacious and easy access to the 15 minute commute to Kerrville. The City of Ingram offers City Police Force, local Schools within close proximity and a local Chamber of Commerce encouraging Business Development for Entrepreneurs and Artists. This small town has a Welcoming Texas Friendly Flare and Invites new Citizens to be a part of life in The Texas Hill Country.

Key facts

• Guest quarters
• Spacious corner lot
• Guadalupe river

Tags

• GUADALUPE RIVER
• GUEST QUARTERS
• FENCED BACKYARD
• SPACIOUS CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $5 ($56/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 $210k (18.9% below list).
• Recommended offer: $210k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.1% in Ingram — 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 61/100 on livability (#982 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Ingram ISD (rural): math 58% / reading 47% proficiency, ranked #145 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ingram El (math 61% / reading 44%, grade C-, #720 of 4,322 statewide, top 17%, 569 students, 75% FRL); Ingram Middle (math 52% / reading 43%, grade C-, #408 of 1,662 statewide, top 25%, 279 students, 69% FRL); Ingram Tom Moore H S (math 67% / reading 62%, grade B-, #199 of 1,632 statewide, top 14%, 392 students, 62% FRL).
• Market conditions: 37 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 422 units permitted in Kerr County in 2024 (322 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (9.8% local appreciation)).
• Kerr County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.8% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 424 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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, 41% 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 $210,000 (18.9% below list)

Questions for the listing agent

1. It's been on market 424 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.89×
• Total profit: $137,077
• Equity at exit: $228,829

10-year hold

• IRR: 21.2%
• Equity multiple: 6.55×
• Total profit: $402,236
• Equity at exit: $488,768

Cash invested: $72,520 (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 78025

• Home prices YoY: 4.6%
• Active inventory: 37
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$188 /mo · $2,258/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $5

Break-even live

Break-even rent $2,094

Max offer price $259,000

Occupancy floor 95%

Sensitivity live

Price	-10% $151	-5% $78	+0% $5	+5% $-69	+10% $-142
Rent	-10% $-161	-5% $-78	+0% $5	+5% $88	+10% $171
Rate	-1.0pp $135	-0.5pp $71	base $5	+0.5pp $-62	+1.0pp $-131

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Goat Creek Cut Off Rd Kerrville, TX	2.0	2.0	1340	$2,100	$1.57	45d	1	1.47mi

Listing history 28 events

1. 2026-06-21
   days on market $259,000 Active 424 DOM
2. 2026-06-19
   days on market $259,000 Active 422 DOM
3. 2026-06-18
   days on market $259,000 Active 421 DOM
4. 2026-06-17
   days on market $259,000 Active 420 DOM
5. 2026-06-16
   days on market $259,000 Active 419 DOM
6. 2026-06-15
   days on market $259,000 Active 418 DOM
7. 2026-06-14
   days on market $259,000 Active 416 DOM
8. 2026-06-12
   days on market $259,000 Active 415 DOM
9. 2026-06-09
   days on market $259,000 Active 412 DOM
10. 2026-06-08
    days on market $259,000 Active 411 DOM
11. 2026-06-07
    days on market $259,000 Active 410 DOM
12. 2026-06-05
    days on market $259,000 Active 407 DOM
13. 2026-06-03
    days on market $259,000 Active 406 DOM
14. 2026-06-02
    days on market $259,000 Active 405 DOM
15. 2026-06-01
    days on market $259,000 Active 404 DOM
16. 2026-05-31
    days on market $259,000 Active 403 DOM
17. 2026-05-30
    days on market $259,000 Active 402 DOM
18. 2025-04-23
    listed $259,000 Active 749-char remark

    Show marketing remark (749 chars)

    3/2 on . 30 Acre. Well Cared for 1994 Home with Great Room, Spacious Kitchen area, Split Bedroom design, Carport and fenced Backyard with good soil (compatible with Gardening enthusiasts). Desirable Neighborhood with No HOA and convenient location to Antique Old Ingram Loop Boutique Shopping, Wine & Music Venues, Restaurant, Tea Rooms & Ingram ISD. The Corner Lot is spacious and easy access to the 15 minute commute to Kerrville. The City of Ingram offers City Police Force, local Schools within close proximity and a local Chamber of Commerce encouraging Business Development for Entrepreneurs and Artists. This small town has a Welcoming Texas Friendly Flare and Invites new Citizens to be a part of life in The Texas Hill Country.

19. 2016-11-08
    soldstatus
20. 2016-11-07
    soldstatus 799-char remark

    Show marketing remark (799 chars)

    Nice Manufactured home in a quiet subdivision on a huge corner lot, fully fenced! Home features a large open living/ dining/ kitchen combo, and split bedroom floor plan. Yard boasts ample space for pets, or children to run and play! Their is a LARGE workshop off the carport with electric and a window. Additional storage shed on property as well! All appliances, including washer and dryer convey! With acceptable contract price, seller would consider a $1200 flooring allowance for the carpeting. Home has been cleaned, carpets steamed, but some staining did not lift. Property is vacant show anytime. Please park in the carport, and enter through back door as that is where SentriLock is located. Seller is in and out doing small repairs and fixes. Perfect for a young family, retired couple, or

21. 2016-10-15
    listed $110,000 799-char remark

    Show marketing remark (799 chars)

    Nice Manufactured home in a quiet subdivision on a huge corner lot, fully fenced! Home features a large open living/ dining/ kitchen combo, and split bedroom floor plan. Yard boasts ample space for pets, or children to run and play! Their is a LARGE workshop off the carport with electric and a window. Additional storage shed on property as well! All appliances, including washer and dryer convey! With acceptable contract price, seller would consider a $1200 flooring allowance for the carpeting. Home has been cleaned, carpets steamed, but some staining did not lift. Property is vacant show anytime. Please park in the carport, and enter through back door as that is where SentriLock is located. Seller is in and out doing small repairs and fixes. Perfect for a young family, retired couple, or

22. 2013-05-09
    soldstatus
23. 2013-05-07
    soldstatus
24. 2013-01-29
    listed $75,000
25. 2003-10-24
    soldstatus
26. 2003-09-16
    listed $77,500
27. 2000-07-10
    soldstatus
28. 2000-03-15
    listed $66,000

ⓘ 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: $2,258 · $188/mo
• Projected year-2 tax: $4,740 · $395/mo
• Expected delta: +$2,482/yr (+$207/mo · 109.9%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% 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: $25,200
• − Mortgage interest: −$14,508
• − Property taxes: −$2,258
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$7,535
• Taxable loss: −$4,428
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $1,119/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: Ingram ISD
• NCES district ID: 4824210
• Math proficiency: 58% ▲ 6.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $43,533
• Composite: 44.29/100
• National rank: #2834
• State rank: #145 of 826 in TX

Livability — Ingram

• Score: 61/100
• State rank: #982
• US rank: #17414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ingram, TX
• Population (ZIP): 5,060

Population outlook (Kerr County) Hauer SSP2

• Today (2025): 54,010 people
• By 2030: 55,651 · +3.0%
• By 2040: 58,923 · +9.1%
• By 2050: 62,117 · +15.0%
• By 2075: 71,809 · +33.0%
• By 2100: 77,004 · +42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 31% Two or more races 16% Black 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Serbian 3% Scotch-Irish 3% Slovak 3%
• Foreign-born: 8% · Canada
• Languages at home: 80% English-only · Spanish 19%

Political lean MEDSL · Kerr

• 2024 margin: Solid R (+54.3) · D 22.4% · R 76.8%
• 2008→2024 swing: -4.8pp toward R · 2008: -49.6pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+51.7 2016: R+56.3 2012: R+59.1 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.76%
• Current HPI: 222.7075
• 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

+292.4% since first listed

11 events — show timeline

• 2025-04-23 Listed $259,000 KVMLS
• 2016-11-08 Sold (Public Records) — Public Records
• 2016-11-07 Sold (MLS) — KVMLS
• 2016-10-15 Listed $110,000 KVMLS
• 2013-05-09 Sold (Public Records) — Public Records
• 2013-05-07 Sold (MLS) — KVMLS
• 2013-01-29 Listed $75,000 KVMLS
• 2003-10-24 Sold (MLS) — KVMLS
• 2003-09-16 Listed $77,500 KVMLS
• 2000-07-10 Sold (MLS) — KVMLS
• 2000-03-15 Listed $66,000 KVMLS

Property tax history

+0.3%/yr

Latest (2025): $2,258 · +6.8% YoY. Source: county tax records.