7501 Fm 1670 · Belton, TX 76571

$250,000

5 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 90 Days on market

Built 2001 1.46 ac 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity to own 1.46 acres in Salado with fully fenced, cleared land and existing infrastructure already in place. Located on FM 1670 with access to Interstate 35 approximately 3–6 miles, providing connectivity to Salado, Temple, Georgetown, and surrounding Central Texas employment and retail corridors. Manufactured home built in 2001 offers 5 bedrooms and 2 bathrooms across approximately 1530 square feet. Floor plan supports multiple bedrooms with flexibility for home office, shared living, or additional use depending on buyer needs. Property includes an additional trailer on site, creating potential for storage, workspace, or extended occupancy setup (use and condition to be verified by buyer). Dual-structure layout increases functional use of the property compared to single-structure sites. Land is cleared and fully usable with fenced perimeter, allowing for equipment storage, outdoor projects, or animal containment. Level terrain supports accessibility across the full 1.46 acres. Utilities include private well water and aerobic septic system already installed, reducing the need for future infrastructure investment. Configuration supports independent utility operation without reliance on municipal water or sewer systems. Positioned within proximity to Salado Historic District and local destinations including Barrow Brewing Company, with access to dining, shopping, and community amenities. Location also provides access to regional routes for commuting and travel. No HOA. Suitable for buyers seeking entry into land ownership, additional outdoor space, or property with existing utilities and multiple structures in place. Brand new AC has been installed in 2025. StillHouse Hallow Lake is only a 2 minute drive.

Key facts

• Multiple structures
• Fully fenced
• 1.46 acres

Tags

• 1.46 ACRES
• FULLY FENCED
• CLEARED LAND
• EXISTING INFRASTRUCTURE
• ACCESS TO INTERSTATE 35
• MULTIPLE STRUCTURES

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (3.7% below list).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.6% in Belton — 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 68/100 on livability (#462 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, schools D, amenities F.
• Salado ISD (rural): math 44% / reading 51% proficiency, ranked #164 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 502 active listings in the ZIP; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Bell County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 8.7

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-19,090
• Equity at exit: $37,276

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $10,783
• Equity at exit: $21,615

Cash invested: $70,000 (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 76571

• Home prices YoY: -23.3%
• Active inventory: 502
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,408 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $337

Break-even live

Break-even rent $1,981

Max offer price $250,000

Occupancy floor 81%

Sensitivity live

Price	-10% $479	-5% $408	+0% $337	+5% $267	+10% $196
Rent	-10% $147	-5% $242	+0% $337	+5% $432	+10% $528
Rate	-1.0pp $463	-0.5pp $401	base $337	+0.5pp $273	+1.0pp $207

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $250,000 Active 90 DOM
2. 2026-06-17
   days on market $250,000 Active 89 DOM
3. 2026-06-16
   days on market $250,000 Active 88 DOM
4. 2026-06-15
   days on market $250,000 Active 87 DOM
5. 2026-06-14
   days on market $250,000 Active 85 DOM
6. 2026-06-13
   days on market $250,000 Active 84 DOM
7. 2026-06-10
   days on market $250,000 Active 82 DOM
8. 2026-06-09
   days on market $250,000 Active 81 DOM
9. 2026-06-08
   days on market $250,000 Active 80 DOM
10. 2026-06-07
    days on market $250,000 Active 79 DOM
11. 2026-06-03
    days on market $250,000 Active 75 DOM
12. 2026-06-02
    days on market $250,000 Active 74 DOM
13. 2026-06-01
    days on market $250,000 Active 73 DOM
14. 2026-05-31
    days on market $250,000 Active 72 DOM
15. 2026-05-30
    days on market $250,000 Active 71 DOM
16. 2026-03-20
    listed $250,000 Active 1747-char remark

    Show marketing remark (1747 chars)

    Opportunity to own 1.46 acres in Salado with fully fenced, cleared land and existing infrastructure already in place. Located on FM 1670 with access to Interstate 35 approximately 3–6 miles, providing connectivity to Salado, Temple, Georgetown, and surrounding Central Texas employment and retail corridors. Manufactured home built in 2001 offers 5 bedrooms and 2 bathrooms across approximately 1530 square feet. Floor plan supports multiple bedrooms with flexibility for home office, shared living, or additional use depending on buyer needs. Property includes an additional trailer on site, creating potential for storage, workspace, or extended occupancy setup (use and condition to be verified by buyer). Dual-structure layout increases functional use of the property compared to single-structure sites. Land is cleared and fully usable with fenced perimeter, allowing for equipment storage, outdoor projects, or animal containment. Level terrain supports accessibility across the full 1.46 acres. Utilities include private well water and aerobic septic system already installed, reducing the need for future infrastructure investment. Configuration supports independent utility operation without reliance on municipal water or sewer systems. Positioned within proximity to Salado Historic District and local destinations including Barrow Brewing Company, with access to dining, shopping, and community amenities. Location also provides access to regional routes for commuting and travel. No HOA. Suitable for buyers seeking entry into land ownership, additional outdoor space, or property with existing utilities and multiple structures in place. Brand new AC has been installed in 2025. StillHouse Hallow Lake is only a 2 minute drive.

17. 2014-07-24
    soldstatus
18. 1999-06-25
    soldstatus
19. 1985-05-23
    soldstatus

ⓘ 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: $1,800 · $150/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$2,775/yr (+$231/mo · 154.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $28,898
• − Mortgage interest: −$14,004
• − Property taxes: −$1,800
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − Depreciation: −$7,273
• Taxable loss: −$51
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $4,060/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: Salado ISD
• NCES district ID: 4838580
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $79,906
• Composite: 43.55/100
• National rank: #2983
• State rank: #164 of 826 in TX

Livability — Belton

• Score: 68/100
• State rank: #462
• US rank: #9300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 45,928
• Population (ZIP): 9,454

Population outlook (Bell County) Hauer SSP2

• Today (2025): 371,114 people
• By 2030: 389,104 · +4.8%
• By 2040: 420,592 · +13.3%
• By 2050: 447,779 · +20.7%
• By 2075: 499,130 · +34.5%
• By 2100: 505,680 · +36.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 9% Russian/Polish/Slavic 1%

Political lean MEDSL · Bell

• 2024 margin: R (+16.2) · D 41.3% · R 57.6% · Other 1.1%
• 2008→2024 swing: -6.5pp toward R · 2008: -9.8pp · 2024: -16.2pp
• All cycles: 2024: R+16.2 2020: R+8.5 2016: R+15.1 2012: R+16.4 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.95%
• Current HPI: 200.4704
• 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

4 events — show timeline

• 2026-03-20 Listed $250,000 Unlock MLS
• 2014-07-24 Sold (Public Records) — Public Records
• 1999-06-25 Sold (Public Records) — Public Records
• 1985-05-23 Sold (Public Records) — Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,800 · +9.0% YoY. Source: county tax records.