250 Mcduffy Ln · Plum, TX 78963

$95,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 111 Days on market

Built 1995 0.54 ac lot $68/sqft · 75% below area ↓ 17% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Situated at 250 McDuffy LN in WestPoint, TX 78963, this property presents an opportunity to experience country living at an affordable price. The manufactured home on site can remain or be removed at no cost to you!

Key facts

• 0.54 acre lot
• 4 parking spots
• Built 1995

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• La Grange ISD (town): math 43% / reading 43% proficiency, ranked #300 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 23 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Fayette County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.82%
• DSCR: 1.75
• GRM: 6.5

CMA / ARV

• ARV (median comp): $381,522
• List price: $95,000
• Delta: -75.10%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.3%
• Equity multiple: 2.32×
• Total profit: $35,158
• Equity at exit: $42,716

10-year hold

• IRR: 24.2%
• Equity multiple: 4.45×
• Total profit: $91,866
• Equity at exit: $65,831

Cash invested: $26,600 (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 78963

• Active inventory: 19
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $373

Break-even live

Break-even rent $739

Max offer price $95,000

Occupancy floor 64%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 111 DOM
2. 2026-06-17
   days on market $95,000 Active 110 DOM
3. 2026-06-16
   days on market $95,000 Active 109 DOM
4. 2026-06-15
   days on market $95,000 Active 108 DOM
5. 2026-06-13
   days on market $95,000 Active 106 DOM
6. 2026-06-12
   days on market $95,000 Active 105 DOM
7. 2026-06-10
   days on market $95,000 Active 102 DOM
8. 2026-06-08
   days on market $95,000 Active 101 DOM
9. 2026-06-08
   days on market $95,000 Active 100 DOM
10. 2026-06-07
    days on market $95,000 Active 99 DOM
11. 2026-06-03
    days on market $95,000 Active 96 DOM
12. 2026-06-02
    days on market $95,000 Active 95 DOM
13. 2026-06-01
    days on market $95,000 Active 94 DOM
14. 2026-05-31
    days on market $95,000 Active 93 DOM
15. 2026-04-24
    price $95,000 215-char remark

    Show marketing remark (215 chars)

    Situated at 250 McDuffy LN in WestPoint, TX 78963, this property presents an opportunity to experience country living at an affordable price. The manufactured home on site can remain or be removed at no cost to you!

16. 2026-02-27
    listed $115,000 Active 215-char remark

    Show marketing remark (215 chars)

    Situated at 250 McDuffy LN in WestPoint, TX 78963, this property presents an opportunity to experience country living at an affordable price. The manufactured home on site can remain or be removed at no cost to you!

17. 1998-09-10
    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: $555 · $46/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$1,184/yr (+$99/mo · 213.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $14,532
• − Mortgage interest: −$5,321
• − Property taxes: −$555
• − Insurance: −$475
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,764
• Taxable income: $3,093
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $3,731/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: La Grange ISD
• NCES district ID: 4826100
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $51,243
• Composite: 37.11/100
• National rank: #4494
• State rank: #300 of 826 in TX

Livability — Plum

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 470

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 26,343 people
• By 2030: 26,940 · +2.3%
• By 2040: 27,898 · +5.9%
• By 2050: 28,623 · +8.7%
• By 2075: 31,155 · +18.3%
• By 2100: 31,557 · +19.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -18.8pp toward R · 2008: -42.6pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+58.0 2016: R+59.1 2012: R+54.9 2008: R+42.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-17.4% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $95,000 Unlock MLS
• 2026-02-27 Listed $115,000 Unlock MLS
• 1998-09-10 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $555 · +7.1% YoY. Source: county tax records.