26 Ponderosa Rd · Salt Flat, TX 79847

$80,000

1 bd · 1.0 ba · 640 sqft · Manufactured · 214 Days on market

Built 2021 20 ac lot ↓ 11% 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to this serene desert getaway - this home is set on 20 acres and was built with extreme care & attention to details. All you need to live off the grid away from the hustle & bustle - Solar panels with wifi controlled battery & inverter, Propane gas, Water Tanks & more. Home has metal roof. A mini split heats and cools the space efficiently. 1 bedroom & 3/4 bathroom plus a spacious & open dining/living room and kitchen. It's a quick 2 mile drive to Highway 62/180 & close to Cornudas Cafe - It's only a 1 hour from El Paso. Cell service also works in this area! No zoning or restrictions - enjoy the freedom in West Texas on this beautiful proper

Key facts

• Metal roof
• Water tanks
• No zoning

Tags

• SOLAR PANELS
• METAL ROOF
• WATER TANKS
• MINI SPLIT
• NO ZONING

Property features AI

Finance

• Other: Special listing conditions: see remarks
• HOA & community: No HOA fees

Exterior

• Utilities: Sewer: see remarks; Lot size approximately 20.0 acres
• Home design: Modular home
• Construction: Metal roof; Construction materials: see remarks; Building area approximately 640 total
• Exterior features: Exterior details: see remarks; Covered patio/porch

Interior

• Flooring: Tile
• Bathrooms: One 3/4 bathroom
• Heating & cooling: Central air; Heating: see remarks
• Interior features: Tile flooring; Fixed windows; Appliances: see remarks

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($826 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ft Hancock ISD (rural): math 16% / reading 31% proficiency, ranked #764 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Hudspeth County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 8.1

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: 12.5%
• Equity multiple: 1.71×
• Total profit: $16,006
• Equity at exit: $35,971

10-year hold

• IRR: 14.5%
• Equity multiple: 3.15×
• Total profit: $48,102
• Equity at exit: $55,436

Cash invested: $22,400 (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 79847

• Active inventory: 10
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $826 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $100

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 83%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $80,000 Active 214 DOM
2. 2026-06-17
   days on market $80,000 Active 213 DOM
3. 2026-06-16
   days on market $80,000 Active 212 DOM
4. 2026-06-15
   days on market $80,000 Active 211 DOM
5. 2026-06-13
   days on market $80,000 Active 209 DOM
6. 2026-06-13
   days on market $80,000 Active 208 DOM
7. 2026-06-10
   days on market $80,000 Active 206 DOM
8. 2026-06-09
   days on market $80,000 Active 205 DOM
9. 2026-06-08
   days on market $80,000 Active 204 DOM
10. 2026-06-07
    days on market $80,000 Active 203 DOM
11. 2026-06-03
    days on market $80,000 Active 199 DOM
12. 2026-06-03
    days on market $80,000 Active 198 DOM
13. 2026-06-01
    days on market $80,000 Active 197 DOM
14. 2026-05-31
    days on market $80,000 Active 196 DOM
15. 2026-04-29
    price $80,000
16. 2026-01-30
    price $88,000
17. 2025-11-15
    listed $90,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,914
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$793
• − Management: −$793
• − Depreciation: −$2,327
• Taxable loss: −$81
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $1,217/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: Ft Hancock ISD
• NCES district ID: 4820130
• Math proficiency: 16% ▼ -20.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $25,664
• Composite: 18.43/100
• National rank: #8932
• State rank: #764 of 826 in TX

Livability — Salt Flat

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 181

Population outlook (Hudspeth County) Hauer SSP2

• Today (2025): 3,511 people
• By 2030: 3,497 · -0.4%
• By 2040: 3,383 · -3.6%
• By 2050: 3,133 · -10.8%
• By 2075: 2,561 · -27.1%
• By 2100: 1,903 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 26% Hispanic / Latino 14%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: German 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 65% English-only · Spanish 22% German/W. Germanic 13%

Political lean MEDSL · Hudspeth

• 2024 margin: Solid R (+46.6) · D 26.5% · R 73.1%
• 2008→2024 swing: -43.5pp toward R · 2008: -3.1pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+35.0 2016: R+20.6 2012: R+10.7 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-11.1% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $80,000 GEPARMLS
• 2026-01-30 Price Changed $88,000 GEPARMLS
• 2025-11-15 Listed $90,000 GEPARMLS