208 Antelope Cir · Victoria, TX 77904

$68,000

2 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 357 Days on market

Built 1983 7,605 sqft lot ↓ 39% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors ! This Central location. Single wide manufactured home. 2Bd/2Ba. Energy efficient solar panels on roof. Side ramp access. Completely fenced yard. Corner lot. Carport, enclosed back porch and deck 2 storage buildings. Hot tub, refrigerator and washer and dryer will convey. Great investment property, or retirement property. Being sold "AS IS" Bring all offers! Seller is motivated!

Key facts

• Enclosed back porch
• Carport
• Side ramp access

Tags

• ENERGY EFFICIENT SOLAR PANELS
• SIDE RAMP ACCESS
• COMPLETELY FENCED YARD
• CORNER LOT
• CARPORT
• ENCLOSED BACK PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 3.7% in Victoria — 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 71/100 on livability (#309 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Victoria ISD (urban): math 24% / reading 33% proficiency, ranked #645 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ella Schorlemmer El (math 50% / reading 51%, grade D+, #833 of 4,322 statewide, top 20%, 481 students, 51% FRL); Harold Cade Middle (math 39% / reading 45%, grade D-, #572 of 1,662 statewide, top 36%, 740 students, 47% FRL); Victoria West H S (math 18% / reading 39%, grade F, #1,157 of 1,632 statewide, top 72%, 1,766 students, 59% FRL).
• Market conditions: 226 active listings in the ZIP; 9 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; solid renter incomes; 43 units permitted in Victoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Victoria County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $44k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.87% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.36%
• DSCR: 2.53
• GRM: 4.5

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: 29.8%
• Equity multiple: 2.25×
• Total profit: $23,718
• Equity at exit: $10,139

10-year hold

• IRR: 37.1%
• Equity multiple: 4.44×
• Total profit: $65,420
• Equity at exit: $5,879

Cash invested: $19,040 (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 77904

• Home prices YoY: -34.7%
• Active inventory: 226
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$357
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $545

Break-even live

Break-even rent $583

Max offer price $68,000

Occupancy floor 52%

Sensitivity live

Price	-10% $584	-5% $564	+0% $545	+5% $526	+10% $507
Rent	-10% $445	-5% $495	+0% $545	+5% $595	+10% $646
Rate	-1.0pp $579	-0.5pp $562	base $545	+0.5pp $528	+1.0pp $510

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3104 Sam Houston Dr Victoria, TX	2.0–3.0	1.0–1.5	925	$975	$1.05	45d	2	0.71mi
111 Monterrey Dr Unit A Victoria, TX	2.0	2.0	1014	$1,295	$1.28	45d	1	0.83mi
407 Versailles St Victoria, TX	2.0	2.0	1008	$1,200	$1.19	45d	1	1.03mi
2406 E Mockingbird Ln Victoria, TX	1.0–3.0	1.0–2.0	1032	$1,062	$1.03	45d	4	1.14mi
114 Avant Garde Dr Victoria, TX	3.0	2.0	1382	$1,595	$1.15	45d	1	1.23mi
118 Milann St Unit B Victoria, TX	3.0	1.0	936	$1,175	$1.26	45d	1	1.26mi
3001 Arroyo Dr Victoria, TX	1.0–2.0	1.0–2.0	857	$1,330	$1.55	45d	4	1.29mi
1906 Sam Houston Dr Victoria, TX	1.0–2.0	1.0–2.0	678	$1,255	$1.85	45d	9	1.33mi
2601 Leary Ln #14 Victoria, TX	3.0	2.0	950	$1,195	$1.26	45d	1	1.38mi

Listing history 27 events

1. 2026-06-21
   days on market $68,000 Active 357 DOM
2. 2026-06-19
   days on market $68,000 Active 355 DOM
3. 2026-06-18
   days on market $68,000 Active 354 DOM
4. 2026-06-17
   days on market $68,000 Active 353 DOM
5. 2026-06-16
   days on market $68,000 Active 352 DOM
6. 2026-06-15
   days on market $68,000 Active 351 DOM
7. 2026-06-14
   days on market $68,000 Active 349 DOM
8. 2026-06-13
   days on market $68,000 Active 348 DOM
9. 2026-06-10
   days on market $68,000 Active 346 DOM
10. 2026-06-09
    days on market $68,000 Active 345 DOM
11. 2026-06-08
    days on market $68,000 Active 344 DOM
12. 2026-06-07
    days on market $68,000 Active 343 DOM
13. 2026-06-03
    days on market $68,000 Active 339 DOM
14. 2026-06-02
    days on market $68,000 Active 338 DOM
15. 2026-06-01
    days on market $68,000 Active 337 DOM
16. 2026-05-31
    days on market $68,000 Active 336 DOM
17. 2026-05-30
    days on market $68,000 Active 335 DOM
18. 2026-01-07
    price $68,000 419-char remark

    Show marketing remark (419 chars)

    Calling all investors ! This Central location. Single wide manufactured home. 2Bd/2Ba. Energy efficient solar panels on roof. Side ramp access. Completely fenced yard. Corner lot. Carport, enclosed back porch and deck 2 storage buildings. Hot tub, refrigerator and washer and dryer will convey. Great investment property, or retirement property. Being sold "AS IS" Bring all offers! Seller is motivated!

19. 2025-10-04
    price $75,000 419-char remark

    Show marketing remark (419 chars)

    Calling all investors ! This Central location. Single wide manufactured home. 2Bd/2Ba. Energy efficient solar panels on roof. Side ramp access. Completely fenced yard. Corner lot. Carport, enclosed back porch and deck 2 storage buildings. Hot tub, refrigerator and washer and dryer will convey. Great investment property, or retirement property. Being sold "AS IS" Bring all offers! Seller is motivated!

20. 2025-09-19
    price $85,000 419-char remark

    Show marketing remark (419 chars)

    Calling all investors ! This Central location. Single wide manufactured home. 2Bd/2Ba. Energy efficient solar panels on roof. Side ramp access. Completely fenced yard. Corner lot. Carport, enclosed back porch and deck 2 storage buildings. Hot tub, refrigerator and washer and dryer will convey. Great investment property, or retirement property. Being sold "AS IS" Bring all offers! Seller is motivated!

21. 2025-07-24
    price $100,000 419-char remark

    Show marketing remark (419 chars)

    Calling all investors ! This Central location. Single wide manufactured home. 2Bd/2Ba. Energy efficient solar panels on roof. Side ramp access. Completely fenced yard. Corner lot. Carport, enclosed back porch and deck 2 storage buildings. Hot tub, refrigerator and washer and dryer will convey. Great investment property, or retirement property. Being sold "AS IS" Bring all offers! Seller is motivated!

22. 2025-07-15
    status Active 419-char remark

    Show marketing remark (419 chars)

    Calling all investors ! This Central location. Single wide manufactured home. 2Bd/2Ba. Energy efficient solar panels on roof. Side ramp access. Completely fenced yard. Corner lot. Carport, enclosed back porch and deck 2 storage buildings. Hot tub, refrigerator and washer and dryer will convey. Great investment property, or retirement property. Being sold "AS IS" Bring all offers! Seller is motivated!

23. 2025-07-01
    status Active
24. 2025-06-29
    listed $112,000 Active 419-char remark

    Show marketing remark (419 chars)

    Calling all investors ! This Central location. Single wide manufactured home. 2Bd/2Ba. Energy efficient solar panels on roof. Side ramp access. Completely fenced yard. Corner lot. Carport, enclosed back porch and deck 2 storage buildings. Hot tub, refrigerator and washer and dryer will convey. Great investment property, or retirement property. Being sold "AS IS" Bring all offers! Seller is motivated!

25. 2025-06-25
    price $108,000
26. 2025-05-28
    price $112,000
27. 2025-05-28
    historical

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: +$335/yr (+$28/mo · 36.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,279
• − Mortgage interest: −$3,809
• − Property taxes: −$909
• − Insurance: −$340
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$1,978
• Taxable income: $5,798
• Est. tax owed @ 24.0%: −$1,392
• After-tax cash flow: $5,151/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: Victoria ISD
• NCES district ID: 4844150
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $50,534
• Composite: 24.98/100
• National rank: #7562
• State rank: #645 of 826 in TX

Livability — Victoria

• Score: 71/100
• State rank: #309
• US rank: #6960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Victoria, TX
• County: Victoria County · 69,915 people
• City population: 69,915
• Metro: Victoria, TX
• Population (ZIP): 30,061
• Household income: $83,130
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1133.0

Population outlook (Victoria County) Hauer SSP2

• Today (2025): 106,119 people
• By 2030: 113,161 · +6.6%
• By 2040: 127,402 · +20.1%
• By 2050: 141,953 · +33.8%
• By 2075: 179,410 · +69.1%
• By 2100: 200,127 · +88.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Hispanic / Latino 35% Two or more races 20% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 12% Other Indo-European 1%

Political lean MEDSL · Victoria

• 2024 margin: Solid R (+42.6) · D 28.4% · R 71.0%
• 2008→2024 swing: -9.0pp toward R · 2008: -33.6pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+38.0 2016: R+40.0 2012: R+37.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.51%
• Current HPI: 142.2501
• Rent YoY: —
• Metro: Victoria, 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

-39.3% since first listed

10 events — show timeline

• 2026-01-07 Price Changed $68,000 CTXMLS
• 2025-10-04 Price Changed $75,000 CTXMLS
• 2025-09-19 Price Changed $85,000 CTXMLS
• 2025-07-24 Price Changed $100,000 CTXMLS
• 2025-07-15 Relisted — CTXMLS
• 2025-07-01 Relisted — CTXMLS
• 2025-06-29 Listed $112,000 CTXMLS
• 2025-06-25 Price Changed $108,000 CTXMLS
• 2025-05-28 Listing Removed — CTXMLS
• 2025-05-28 Price Changed $112,000 CTXMLS

Property tax history

+1.3%/yr

Latest (2025): $909 · +11.1% YoY. Source: county tax records.