1440 Rendon · Poteet, TX 78065

$149,950

2 bd · 2.0 ba · 896 sqft · Manufactured · 212 Days on market

Built 1997 2.00 ac lot ↓ 32% since listing

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Why this score? — see what drove the F 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 +10.3/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional 2-Acre NO HOA Property with Limitless Potential - Discover a rare opportunity to own a full 2-acre corner lot, offering the freedom, space, and flexibility that many buyers search for - but seldom find. This expansive property provides the perfect balance of privacy, open land, and future opportunity, making it ideal for those seeking a peaceful homestead, a family compound, or a strategic investment (rent it out or live in onsite 2/2 till you build) - Nestled on the land is a well-appointed 2 bedroom, 2 bath home, perfectly suited as a comfortable full-time residence or a stylish temporary home while you bring your vision to life. Thoughtfully designed and move-in ready, the home allows you to live onsite while you build, expand your portfolio, or place a second home-giving you a seamless, stress-free transition into your dream property. Wide-open space, Large RV Cover, mature surroundings, and the freedom to create your ideal lifestyle. Whether you're expanding, investing, or starting fresh, this land offers unmatched versatility and value. Your perfect canvas is ready. All it needs is YOU and YOUR Vision.

Key facts

• 2 acre lot
• Garage
• Built 1997

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-83 ($-993/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (25.2% below list).
• Recommended offer: $112k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.0% in Poteet — 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 65/100 on livability (#716 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Poteet ISD (town): math 26% / reading 32% proficiency, ranked #656 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Poteet El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 544 students, 81% FRL); Poteet J H (math 33% / reading 32%, grade F, #947 of 1,662 statewide, top 58%, 413 students, 67% FRL); Poteet H S (math 12% / reading 37%, grade F, #1,264 of 1,632 statewide, top 82%, 508 students, 71% FRL).
• Market conditions: 136 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: severe wind risk, 80% chance of damaging wind over 30y; major 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 $112,156 (25.2% 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 212 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 11.1

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: -20.3%
• Equity multiple: 0.30×
• Total profit: $-29,595
• Equity at exit: $22,358

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-32,659
• Equity at exit: $12,965

Cash invested: $41,986 (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 78065

• Home prices YoY: -11.1%
• Active inventory: 136
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-83

Break-even live

Break-even rent $1,226

Max offer price $135,327

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-40	+0% $-83	+5% $-125	+10% $-168
Rent	-10% $-171	-5% $-127	+0% $-83	+5% $-38	+10% $6
Rate	-1.0pp $-7	-0.5pp $-45	base $-83	+0.5pp $-122	+1.0pp $-161

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: $37,488
• Closing costs: $4,498
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $149,950 Active 212 DOM
2. 2026-06-21
   days on market $149,950 Active 211 DOM
3. 2026-06-18
   days on market $149,950 Active 209 DOM
4. 2026-06-17
   days on market $149,950 Active 208 DOM
5. 2026-06-16
   days on market $149,950 Active 207 DOM
6. 2026-06-15
   days on market $149,950 Active 206 DOM
7. 2026-06-15
   days on market $149,950 Active 205 DOM
8. 2026-06-13
   days on market $149,950 Active 204 DOM
9. 2026-06-12
   days on market $149,950 Active 203 DOM
10. 2026-06-09
    days on market $149,950 Active 200 DOM
11. 2026-06-08
    days on market $149,950 Active 199 DOM
12. 2026-06-08
    days on market $149,950 Active 198 DOM
13. 2026-06-07
    days on market $149,950 Active 197 DOM
14. 2026-06-03
    days on market $149,950 Active 194 DOM
15. 2026-06-02
    days on market $149,950 Active 193 DOM
16. 2026-06-01
    days on market $149,950 Active 192 DOM
17. 2026-05-31
    days on market $149,950 Active 191 DOM
18. 2026-03-08
    status Back on Market 1141-char remark

    Show marketing remark (1141 chars)

    Exceptional 2-Acre NO HOA Property with Limitless Potential - Discover a rare opportunity to own a full 2-acre corner lot, offering the freedom, space, and flexibility that many buyers search for - but seldom find. This expansive property provides the perfect balance of privacy, open land, and future opportunity, making it ideal for those seeking a peaceful homestead, a family compound, or a strategic investment (rent it out or live in onsite 2/2 till you build) - Nestled on the land is a well-appointed 2 bedroom, 2 bath home, perfectly suited as a comfortable full-time residence or a stylish temporary home while you bring your vision to life. Thoughtfully designed and move-in ready, the home allows you to live onsite while you build, expand your portfolio, or place a second home-giving you a seamless, stress-free transition into your dream property. Wide-open space, Large RV Cover, mature surroundings, and the freedom to create your ideal lifestyle. Whether you're expanding, investing, or starting fresh, this land offers unmatched versatility and value. Your perfect canvas is ready. All it needs is YOU and YOUR Vision.

19. 2026-02-28
    historical Active Option 1141-char remark

    Show marketing remark (1141 chars)

    Exceptional 2-Acre NO HOA Property with Limitless Potential - Discover a rare opportunity to own a full 2-acre corner lot, offering the freedom, space, and flexibility that many buyers search for - but seldom find. This expansive property provides the perfect balance of privacy, open land, and future opportunity, making it ideal for those seeking a peaceful homestead, a family compound, or a strategic investment (rent it out or live in onsite 2/2 till you build) - Nestled on the land is a well-appointed 2 bedroom, 2 bath home, perfectly suited as a comfortable full-time residence or a stylish temporary home while you bring your vision to life. Thoughtfully designed and move-in ready, the home allows you to live onsite while you build, expand your portfolio, or place a second home-giving you a seamless, stress-free transition into your dream property. Wide-open space, Large RV Cover, mature surroundings, and the freedom to create your ideal lifestyle. Whether you're expanding, investing, or starting fresh, this land offers unmatched versatility and value. Your perfect canvas is ready. All it needs is YOU and YOUR Vision.

20. 2025-11-21
    listed $149,950 New 1141-char remark

    Show marketing remark (1141 chars)

    Exceptional 2-Acre NO HOA Property with Limitless Potential - Discover a rare opportunity to own a full 2-acre corner lot, offering the freedom, space, and flexibility that many buyers search for - but seldom find. This expansive property provides the perfect balance of privacy, open land, and future opportunity, making it ideal for those seeking a peaceful homestead, a family compound, or a strategic investment (rent it out or live in onsite 2/2 till you build) - Nestled on the land is a well-appointed 2 bedroom, 2 bath home, perfectly suited as a comfortable full-time residence or a stylish temporary home while you bring your vision to life. Thoughtfully designed and move-in ready, the home allows you to live onsite while you build, expand your portfolio, or place a second home-giving you a seamless, stress-free transition into your dream property. Wide-open space, Large RV Cover, mature surroundings, and the freedom to create your ideal lifestyle. Whether you're expanding, investing, or starting fresh, this land offers unmatched versatility and value. Your perfect canvas is ready. All it needs is YOU and YOUR Vision.

21. 2025-11-11
    historical
22. 2025-04-03
    price $175,000
23. 2025-03-06
    price $210,000
24. 2025-01-28
    price $217,500
25. 2024-12-11
    listed $220,000 New

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $2,744 · $229/mo
• Expected delta: +$1,304/yr (+$109/mo · 90.6%)

ⓘ 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 ≥110°F today · 22 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: $13,459
• − Mortgage interest: −$8,400
• − Property taxes: −$1,440
• − Insurance: −$750
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$4,362
• Taxable loss: −$3,646
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $-118/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: Poteet ISD
• NCES district ID: 4835520
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $40,570
• Composite: 24.45/100
• National rank: #7671
• State rank: #656 of 826 in TX

Livability — Poteet

• Score: 65/100
• State rank: #716
• US rank: #13366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,835

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 31% White 17% Black 2%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Serbian 1% Lithuanian 1% Russian 1%
• Foreign-born: 8% · Canada
• Languages at home: 55% English-only · Spanish 43% Arabic 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.44%
• Current HPI: 195.9214
• 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

-31.8% since first listed

8 events — show timeline

• 2026-03-08 Relisted — LERA
• 2026-02-28 Contingent — LERA
• 2025-11-21 Listed $149,950 LERA
• 2025-11-11 Listing Removed — LERA
• 2025-04-03 Price Changed $175,000 LERA
• 2025-03-06 Price Changed $210,000 LERA
• 2025-01-28 Price Changed $217,500 LERA
• 2024-12-11 Listed $220,000 LERA

Property tax history

+10.2%/yr

Latest (2025): $1,440 · +17.6% YoY. Source: county tax records.