26 Ponderosa Rd

Salt Flat, TX 79847

$76,000C

1 bd · 1.0 ba · 640 sqft · Built 2021 · Manufactured · Active · 217 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $826/mo
• Mortgage (P&I): −$399
• Tax + insurance: −$127
• HOA: −$0
• Vac / Maint / Mgmt: −$173
• Net cashflow: $127/mo
• Annual: $1,529/yr
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• 1% rule: 1.09%
• Cash to close: $21,280

Investor read

• This is a 1-bed/1.0-bath manufactured listed at $76k.
• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($826 rent vs $76k).
• It's been on market 217 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• In year one you build about $3k of equity ($525 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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.
• Zoned schools: Benito Martinez El (math 2% / reading 27%, grade F, #4,021 of 4,322 statewide, top 94%, 165 students, 92% FRL); Fort Hancock Middle (math 22% / reading 27%, grade F, #1,279 of 1,662 statewide, top 78%, 99 students, 89% FRL); Fort Hancock H S (math 34% / reading 54%, grade F, #652 of 1,632 statewide, top 43%, 113 students, 87% FRL) — zoned schools at 89% FRL track the district average.
• Market conditions: 10 active listings in the ZIP.
• 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Questions for listing agent

• It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.