145 W Omega Plz · Ingram, TX 78025

$129,999

2 bd · 2.0 ba · 1,106 sqft · Manufactured public records · 42 Days on market

Built 1979 10,454 sqft lot $118/sqft · 5% below area Est $121k · 7% over

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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 +12.4/30.0
• Appreciation +9.9/10.0
• Schools +4.4/10.0
• ARV discount +4.3/15.0
• DSCR +3.7/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity. Central Heat & Air replaced in 2007. Home sits on . 24 acre lot has two seperate carports with deck and workshop.

Key facts

• Hill country views
• 0.24 acre lot
• Built 1979

Tags

• LARGE COVERED CARPORT
• DEDICATED RV PARKING AREA
• HILL COUNTRY VIEWS

Property features AI

Exterior

• Utilities: Public water; Septic tank; Natural gas available; Propane
• Home design: Manufactured home; Single-story; Residential property; Located in Cedar Springs MHP subdivision; Directions: TX-39, right on Cedar Springs Rd, left on Omega Pl
• Construction: Vinyl siding; Metal roof
• Exterior features: Riverfront property; Publicly maintained road

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit cooling
• Interior features: Therapeutic whirlpool; Covered patio
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-22 ($-263/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (24.9% below list).
• Recommended offer: $98k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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) — zoned schools average 75% FRL vs 58% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 422 units permitted in Kerr County in 2024 (322 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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, 27% 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 $97,687 (24.9% 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 42 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 11.1

CMA / ARV

• ARV (median comp): $121,304
• List price: $129,999
• Delta: 7.17%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.2%
• Equity multiple: 2.85×
• Total profit: $67,231
• Equity at exit: $114,855

10-year hold

• IRR: 20.7%
• Equity multiple: 6.45×
• Total profit: $198,436
• Equity at exit: $245,326

Cash invested: $36,400 (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 78025

• Home prices YoY: 4.6%
• Active inventory: 37
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-22

Break-even live

Break-even rent $1,005

Max offer price $126,123

Occupancy floor 97%

Sensitivity live

Price	-10% $52	-5% $15	+0% $-22	+5% $-59	+10% $-96
Rent	-10% $-99	-5% $-61	+0% $-22	+5% $17	+10% $55
Rate	-1.0pp $44	-0.5pp $11	base $-22	+0.5pp $-56	+1.0pp $-90

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-12
   statusdays on market $129,999 Pending 42 DOM
2. 2026-06-09
   days on market $129,999 Active 39 DOM
3. 2026-06-08
   days on market $129,999 Active 38 DOM
4. 2026-06-07
   days on market $129,999 Active 37 DOM
5. 2026-06-05
   days on market $129,999 Active 34 DOM
6. 2026-06-03
   days on market $129,999 Active 33 DOM
7. 2026-06-02
   days on market $129,999 Active 32 DOM
8. 2026-06-01
   days on market $129,999 Active 31 DOM
9. 2026-05-31
   days on market $129,999 Active 30 DOM
10. 2026-05-30
    days on market $129,999 Active 29 DOM
11. 2026-05-15
    status Active 766-char remark
12. 2026-05-15
    status Pending 766-char remark
13. 2026-05-01
    listed $129,999 Active 766-char remark
14. 2021-09-27
    soldstatus
15. 2017-05-12
    soldstatus
16. 2016-07-01
    soldstatus
17. 2008-04-18
    soldstatus 149-char remark

    Show marketing remark (149 chars)

    Great investment opportunity. Central Heat & Air replaced in 2007. Home sits on . 24 acre lot has two seperate carports with deck and workshop.

18. 2008-01-18
    listed $55,000 149-char remark

    Show marketing remark (149 chars)

    Great investment opportunity. Central Heat & Air replaced in 2007. Home sits on . 24 acre lot has two seperate carports with deck and workshop.

19. 2007-08-10
    soldstatus

    Show marketing remark (152 chars)

    2BR/2BA Single wide on . 24+/- acre. Metal Carport covers entire roof. 10x20 storage building. Great weekend place or rental. Combo lock, call for code.

20. 2006-09-18
    listed $45,000

    Show marketing remark (152 chars)

    2BR/2BA Single wide on . 24+/- acre. Metal Carport covers entire roof. 10x20 storage building. Great weekend place or rental. Combo lock, call for code.

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$1,686/yr (+$140/mo · 243.1%)

ⓘ 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 ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,722
• − Mortgage interest: −$7,282
• − Property taxes: −$693
• − Insurance: −$650
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$3,782
• Taxable loss: −$2,560
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $351/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

• 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

+188.9% since first listed

11 events — show timeline

• 2026-06-12 Pending — KVMLS
• 2026-05-15 Relisted — KVMLS
• 2026-05-15 Pending — KVMLS
• 2026-05-01 Listed $129,999 KVMLS
• 2021-09-27 Sold (Public Records) — Public Records
• 2017-05-12 Sold (Public Records) — Public Records
• 2016-07-01 Sold (Public Records) — Public Records
• 2008-04-18 Sold (MLS) — KVMLS
• 2008-01-18 Listed $55,000 KVMLS
• 2007-08-10 Sold (MLS) — KVMLS
• 2006-09-18 Listed $45,000 KVMLS

Property tax history

-1.5%/yr

Latest (2025): $693 · -2.3% YoY. Source: county tax records.