909 W 13th St · Quanah, TX 79252

$165,000

4 bd · 3.0 ba · 2,048 sqft · Manufactured · 31 Days on market

Built 2014 2.04 ac lot

---

Why this score? — see what drove the D- 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 +9.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 4-Bedroom Home on 2.04 Acres - Move-In Ready with Modern Upgrades! Discover the perfect blend of comfort and space in this beautiful 4-bedroom, 3-bath manufactured home set on 2.04 acres. Built in 2014, this property has been thoughtfully maintained and updated for modern convenience. Inside, you'll find an open-concept floor plan featuring a spacious living area with a cozy gas fireplace (installed 2021), a well-appointed kitchen with an island and newer appliances, and generous bedroom sizes, including 2 en-suite bedrooms. The upgraded HVAC system (2021) keeps the home comfortable year-round, while the metal roof (installed 5 years ago) provides lasting protection and low main

Key facts

• Cozy gas fireplace
• Upgraded hvac system
• Metal roof

Tags

• MODERN UPGRADES
• OPEN-CONCEPT FLOOR PLAN
• COZY GAS FIREPLACE
• UPGRADED HVAC SYSTEM
• METAL ROOF
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (21.8% below list).
• Recommended offer: $129k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#116 in TX, #3,745 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.
• Quanah ISD (rural): math 44% / reading 37% proficiency, ranked #432 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Hardeman County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Recommended offer $129,040 (21.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 10.7

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: 4.6%
• Equity multiple: 1.26×
• Total profit: $12,198
• Equity at exit: $74,191

10-year hold

• IRR: 7.7%
• Equity multiple: 2.17×
• Total profit: $54,266
• Equity at exit: $114,337

Cash invested: $46,200 (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 79252

• Active inventory: 26
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-121

Break-even live

Break-even rent $1,443

Max offer price $147,511

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-26
   status Pending
2. 2026-04-14
   historical Active Under Contract
3. 2026-03-25
   listed $165,000 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: $15,485
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$4,800
• Taxable loss: −$4,335
• Est. tax savings @ 24.0%: +$1,040
• After-tax cash flow: $-410/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: Quanah ISD
• NCES district ID: 4836180
• Math proficiency: 44% ▲ 4.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $36,117
• Composite: 33.62/100
• National rank: #5406
• State rank: #432 of 826 in TX

Livability — Quanah

• Score: 76/100
• State rank: #116
• US rank: #3745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quanah, TX
• Population (ZIP): 2,642

Population outlook (Hardeman County) Hauer SSP2

• Today (2025): 3,541 people
• By 2030: 3,375 · -4.7%
• By 2040: 3,066 · -13.4%
• By 2050: 2,784 · -21.4%
• By 2075: 2,057 · -41.9%
• By 2100: 1,406 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2% Cuban 2%
• Common ancestry: American 1% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Hardeman

• 2024 margin: Solid R (+72.7) · D 13.4% · R 86.1%
• 2008→2024 swing: -21.0pp toward R · 2008: -51.8pp · 2024: -72.7pp
• All cycles: 2024: R+72.7 2020: R+68.9 2016: R+63.4 2012: R+58.5 2008: R+51.8

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

3 events — show timeline

• 2026-04-26 Pending — AARMLS
• 2026-04-14 Contingent — AARMLS
• 2026-03-25 Listed $165,000 AARMLS