353 Gettysburg Dr · Goodrich, TX 77351

$120,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 642 Days on market

Built 1998 0.52 ac lot ↓ 31% since listing

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 1998

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.8% in Goodrich — 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 60/100 on livability (#1,053 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D+, crime F.
• Livingston ISD (rural): math 38% / reading 39% proficiency, ranked #459 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1202 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 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.
• Polk County population projected at +16% 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 642 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $55k (31%) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 642 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 F 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: 1.21% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.16%
• DSCR: 1.63
• GRM: 6.9

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $5,774
• Equity at exit: $17,892

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $37,430
• 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 77351

• Home prices YoY: -14.8%
• Active inventory: 1202
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $396

Break-even live

Break-even rent $952

Max offer price $120,000

Occupancy floor 68%

Sensitivity live

Price	-10% $464	-5% $430	+0% $396	+5% $362	+10% $328
Rent	-10% $282	-5% $339	+0% $396	+5% $454	+10% $511
Rate	-1.0pp $457	-0.5pp $427	base $396	+0.5pp $365	+1.0pp $334

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: —

Listing history 28 events

1. 2026-06-21
   days on market $120,000 Active 642 DOM
2. 2026-06-18
   days on market $120,000 Active 639 DOM
3. 2026-06-17
   days on market $120,000 Active 638 DOM
4. 2026-06-16
   days on market $120,000 Active 637 DOM
5. 2026-06-15
   days on market $120,000 Active 636 DOM
6. 2026-06-10
   days on market $120,000 Active 630 DOM
7. 2026-06-08
   days on market $120,000 Active 629 DOM
8. 2026-06-07
   days on market $120,000 Active 628 DOM
9. 2026-06-04
   days on market $120,000 Active 625 DOM
10. 2026-06-03
    days on market $120,000 Active 624 DOM
11. 2026-06-02
    days on market $120,000 Active 623 DOM
12. 2026-06-01
    days on market $120,000 Active 622 DOM
13. 2026-05-31
    days on market $120,000 Active 621 DOM
14. 2026-04-17
    price $120,000 515-char remark

    Show marketing remark (515 chars)

    3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

15. 2026-03-09
    status Active 515-char remark

    Show marketing remark (515 chars)

    3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

16. 2026-03-08
    historical 515-char remark

    Show marketing remark (515 chars)

    3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

17. 2025-09-23
    price $130,000 515-char remark

    Show marketing remark (515 chars)

    3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

18. 2025-09-08
    status Active 515-char remark

    Show marketing remark (515 chars)

    3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

19. 2025-09-07
    historical 515-char remark

    Show marketing remark (515 chars)

    3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

20. 2025-08-04
    price $139,900 515-char remark

    Show marketing remark (515 chars)

    3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

21. 2025-06-16
    price $154,900 515-char remark

    Show marketing remark (515 chars)

    3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

22. 2025-04-10
    price $169,900 515-char remark

    Show marketing remark (515 chars)

    3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

23. 2025-03-07
    status Active 515-char remark

    Show marketing remark (515 chars)

    3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

24. 2025-03-06
    historical 515-char remark

    Show marketing remark (515 chars)

    3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

25. 2024-09-15
    listed $175,000 Active 515-char remark

    Show marketing remark (515 chars)

    3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

26. 2024-09-09
    historical $175,000 515-char remark

    Show marketing remark (515 chars)

    3/2 manufactured home on just over 1/2 acre with an oversized two bay garage with garage door openers plus workshop area. To the left of the home is an RV Carport that has an electrical hookup. Stove and refrigerator are included in this purchase. The home has been replumbed with PEXin 2024. Nice Flooring installed with extra flooring stored in garage. New interior frames and doors. New paint and new AC installed in 2023. This property is close to Lake Livingston dam and the Lake Livingston State Park.

27. 2019-01-30
    soldstatus
28. 2006-06-23
    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: $873 · $73/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$1,323/yr (+$110/mo · 151.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $17,444
• − Mortgage interest: −$6,722
• − Property taxes: −$873
• − Insurance: −$600
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$3,491
• Taxable income: $2,967
• Est. tax owed @ 24.0%: −$712
• After-tax cash flow: $4,044/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: Livingston ISD
• NCES district ID: 4827780
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $39,531
• Composite: 32.25/100
• National rank: #5767
• State rank: #459 of 826 in TX

Livability — Goodrich

• Score: 60/100
• State rank: #1053
• US rank: #18692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 37,143 people
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

-31.4% since first listed

15 events — show timeline

• 2026-04-17 Price Changed $120,000 HARMLS
• 2026-03-09 Relisted — HARMLS
• 2026-03-08 Listing Removed — HARMLS
• 2025-09-23 Price Changed $130,000 HARMLS
• 2025-09-08 Relisted — HARMLS
• 2025-09-07 Listing Removed — HARMLS
• 2025-08-04 Price Changed $139,900 HARMLS
• 2025-06-16 Price Changed $154,900 HARMLS
• 2025-04-10 Price Changed $169,900 HARMLS
• 2025-03-07 Relisted — HARMLS
• 2025-03-06 Listing Removed — HARMLS
• 2024-09-15 Listed $175,000 HARMLS
• 2024-09-09 Coming Soon $175,000 HARMLS
• 2019-01-30 Sold (Public Records) — Public Records
• 2006-06-23 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $873 · +0.4% YoY. Source: county tax records.