8 NW Bit Ct · Andrews, TX 79714

$120,000

3 bd · 2.0 ba · 1,217 sqft · Manufactured · 13 Days on market

Built 2023 Good condition 435 sqft 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOBILE HOME ONLY FOR SALE DOUBLE WIDE 3 BEDROOMS 2 BATH 2023 ON LEASED LOT AT DESSERT WILLOW ESTATES IN ANDREWS

Key facts

• Garage
• Built 2023
• Listed 13 days

Property features AI

Exterior

• Parking: Detached parking; Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Propane
• Home design: Residential mobile home (double wide)
• Construction: Pillar/Post/Pier foundation
• Exterior features: Landscaped; No additional exterior features listed; Composition roof

Interior

• Kitchen: Electric range; Self-cleaning oven; Microwave; Dishwasher
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Electric cooling
• Interior features: Blinds; Smoke detector(s); Thermostat; Solar panels; Customized wheelchair accessible
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 75/100 on livability (#151 in TX, #4,199 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Andrews ISD (town): math 41% / reading 42% proficiency, ranked #311 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Andrews Middle (math 41% / reading 42%, grade F, #595 of 1,662 statewide, top 37%, 920 students, 50% FRL); Andrews H S (math 49% / reading 41%, grade D-, #643 of 1,632 statewide, top 40%, 1,161 students, 40% FRL) — zoned schools average 44% FRL vs 29% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 208 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 72 units permitted in Andrews County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Andrews County population projected at +90% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $120,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.22% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 6.8

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,539
• Equity at exit: $17,892

10-year hold

• IRR: 10.8%
• Equity multiple: 1.85×
• Total profit: $28,421
• Equity at exit: $10,375

Cash invested: $33,600 (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 79714

• Home prices YoY: -18.8%
• Active inventory: 208
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $329

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 73%

Sensitivity live

Price	-10% $412	-5% $371	+0% $329	+5% $288	+10% $246
Rent	-10% $213	-5% $271	+0% $329	+5% $387	+10% $445
Rate	-1.0pp $390	-0.5pp $360	base $329	+0.5pp $298	+1.0pp $266

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 NW Avenue M Andrews, TX	1.0–3.0	1.0–2.0	900	$1,900	$2.11	45d	12	0.87mi
1204 Aspen Dr Andrews, TX	2.0	1.0	750	$950	$1.27	45d	1	1.38mi
1202 Aspen Dr Andrews, TX	2.0	1.0	832	$1,050	$1.26	45d	1	1.39mi

Listing history 10 events

1. 2026-06-21
   days on market $120,000 Active 13 DOM
2. 2026-06-19
   days on market $120,000 Active 11 DOM
3. 2026-06-18
   days on market $120,000 Active 10 DOM
4. 2026-06-17
   days on market $120,000 Active 9 DOM
5. 2026-06-16
   days on market $120,000 Active 8 DOM
6. 2026-06-15
   days on market $120,000 Active 7 DOM
7. 2026-06-14
   days on market $120,000 Active 5 DOM
8. 2026-06-12
   days on market $120,000 Active 4 DOM
9. 2026-06-09
   remarks 111-char remark
10. 2026-06-09
    listed $120,000 Active 1 DOM

ⓘ 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: $17,596
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$3,491
• Taxable income: $2,168
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $3,429/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with modern appliances and a good layout. It is ready for a fresh coat of paint and new carpet to enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet — Improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet — Improves comfort and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Andrews ISD
• NCES district ID: 4808280
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $59,795
• Composite: 36.68/100
• National rank: #4606
• State rank: #311 of 826 in TX

Livability — Andrews

• Score: 75/100
• State rank: #151
• US rank: #4199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andrews, TX
• County: Andrews County · 18,610 people
• City population: 18,610
• Metro: Andrews, TX
• Population (ZIP): 18,610
• Household income: $72,242
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 277.0

Population outlook (Andrews County) Hauer SSP2

• Today (2025): 25,215 people
• By 2030: 29,208 · +15.8%
• By 2040: 38,047 · +50.9%
• By 2050: 47,841 · +89.7%
• By 2075: 74,028 · +193.6%
• By 2100: 94,141 · +273.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (57%)
• Race & ethnicity: Hispanic / Latino 57% White 40% Two or more races 24% Black 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 60% English-only · Spanish 40%

Political lean MEDSL · Andrews

• 2024 margin: Solid R (+72.6) · D 13.3% · R 85.9%
• 2008→2024 swing: -7.2pp toward R · 2008: -65.4pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.8 2016: R+62.7 2012: R+63.5 2008: R+65.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.13%
• Current HPI: 216.4244
• Rent YoY: —
• Metro: Andrews, TX
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-08 Listed $120,000 PBBOR
• 2026-06-08 Listed $120,000 ODMLS