400 Marina Dr · Westwood Shores, TX 75862

$149,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 161 Days on market

Built 2001 1.24 ac lot $123/sqft · 37% above area Est $109k · 37% over ↓ 9% since listing

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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 +15.6/30.0
• DSCR +4.8/10.0
• Appreciation +4.7/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This manufactured home, situated on 1.2 acres just outside of Trinity, Texas, offers Lake Livingston access less than half a mile away. Featuring 3 spacious bedrooms and 2 baths, the home is equipped with an upgraded aerobic system. Enjoy outdoor living with a front and back porch, plus a detached carport. The property boasts a beautifully cleared lot, offering plenty of space and privacy. Just at the end of Marina Drive, you'll find the Outback Marina with direct access to the waters of Lake Livingston. A perfect retreat for lake lovers!

Key facts

• Detached carport
• Front and back porch
• 1.24 acre lot

Tags

• LAKE LIVINGSTON ACCESS
• UPGRADED AEROBIC SYSTEM
• FRONT AND BACK PORCH
• DETACHED CARPORT
• BEAUTIFULLY CLEARED LOT
• DIRECT ACCESS TO THE WATERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $62 ($741/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 $128k (14.5% below list).
• Recommended offer: $128k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.6% in Westwood Shores — 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 62/100 on livability (#914 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Trinity ISD (rural): math 27% / reading 29% proficiency, ranked #682 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 468 active listings in the ZIP; 1 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $261 of equity ($1k loan paydown + $-775 appreciation (-0.5% local appreciation)).
• Trinity County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 161 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, 98% 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 $128,125 (14.5% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 15% 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 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?
5. 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?
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: 0.85% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $109,152
• List price: $149,900
• Delta: 37.33%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.90×
• Total profit: $-4,090
• Equity at exit: $39,692

10-year hold

• IRR: 4.0%
• Equity multiple: 1.41×
• Total profit: $17,056
• Equity at exit: $44,750

Cash invested: $41,972 (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 75862

• Home prices YoY: -0.3%
• Active inventory: 468
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $62

Break-even live

Break-even rent $1,203

Max offer price $149,900

Occupancy floor 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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $149,900 Active 161 DOM
2. 2026-06-18
   days on market $149,900 Active 160 DOM
3. 2026-06-17
   days on market $149,900 Active 159 DOM
4. 2026-06-16
   days on market $149,900 Active 158 DOM
5. 2026-06-15
   days on market $149,900 Active 157 DOM
6. 2026-06-14
   days on market $149,900 Active 155 DOM
7. 2026-06-13
   days on market $149,900 Active 154 DOM
8. 2026-06-10
   days on market $149,900 Active 152 DOM
9. 2026-06-09
   days on market $149,900 Active 151 DOM
10. 2026-06-08
    days on market $149,900 Active 150 DOM
11. 2026-06-07
    days on market $149,900 Active 149 DOM
12. 2026-06-05
    days on market $149,900 Active 146 DOM
13. 2026-06-02
    days on market $149,900 Active 144 DOM
14. 2026-06-01
    days on market $149,900 Active 143 DOM
15. 2026-05-31
    days on market $149,900 Active 142 DOM
16. 2026-05-30
    days on market $149,900 Active 141 DOM
17. 2026-01-09
    listed $149,900 Active 544-char remark

    Show marketing remark (544 chars)

    This manufactured home, situated on 1.2 acres just outside of Trinity, Texas, offers Lake Livingston access less than half a mile away. Featuring 3 spacious bedrooms and 2 baths, the home is equipped with an upgraded aerobic system. Enjoy outdoor living with a front and back porch, plus a detached carport. The property boasts a beautifully cleared lot, offering plenty of space and privacy. Just at the end of Marina Drive, you'll find the Outback Marina with direct access to the waters of Lake Livingston. A perfect retreat for lake lovers!

18. 2025-09-08
    historical
19. 2025-06-11
    price $149,999
20. 2025-05-12
    price $155,000
21. 2025-03-10
    status Active
22. 2025-03-08
    historical
23. 2024-12-10
    listed $165,000 Active

ⓘ 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: $1,223 · $102/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$1,521/yr (+$127/mo · 124.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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 8/10 Severe 98% 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: $15,375
• − Mortgage interest: −$8,397
• − Property taxes: −$1,223
• − Insurance: −$750
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$4,361
• Taxable loss: −$1,815
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $1,177/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: Trinity ISD
• NCES district ID: 4843200
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $37,104
• Composite: 23.31/100
• National rank: #7919
• State rank: #682 of 826 in TX

Livability — Westwood Shores

• Score: 62/100
• State rank: #914
• US rank: #16347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,030

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 13,746 people
• By 2030: 13,333 · -3.0%
• By 2040: 12,542 · -8.8%
• By 2050: 11,942 · -13.1%
• By 2075: 10,871 · -20.9%
• By 2100: 9,784 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 2%

Political lean MEDSL · Trinity

• 2024 margin: Solid R (+67.0) · D 16.2% · R 83.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -35.7pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+61.3 2016: R+59.9 2012: R+46.9 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 174.6638
• 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

-9.2% since first listed

7 events — show timeline

• 2026-01-09 Listed $149,900 HARMLS
• 2025-09-08 Listing Removed — HARMLS
• 2025-06-11 Price Changed $149,999 HARMLS
• 2025-05-12 Price Changed $155,000 HARMLS
• 2025-03-10 Relisted — HARMLS
• 2025-03-08 Listing Removed — HARMLS
• 2024-12-10 Listed $165,000 HARMLS

Property tax history

+29.0%/yr

Latest (2025): $1,223 · -0.7% YoY. Source: county tax records.