699 S Vista · Lakeshore Gardens-Hidden Acres, TX 78383

$115,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 47 Days on market

Built 2013 0.99 ac lot $95/sqft · 19% below area Est $142k · 19% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOT FOR SALE CLOSE TO LAKE CORPUS CHRISTI. OWNER IS SELLING 4 LOTS NEXT TO EACH OTHER. NO WATER OR SEPTIC. OTHER LOTS ARE LOT 12,14.15 LISTED SEPARATELY.

Key facts

• Back yard
• Stainless steel sink
• Laundry room

Tags

• NEW FLOORING
• GARDEN TUB
• LAUNDRY ROOM
• STAINLESS STEEL SINK
• STORAGE SHED
• BACK YARD

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Gravel parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Water available (private); Sewer available (private sewer); Septic available; Electric service
• Home design: Single-story home; Shingle roof; Vinyl siding exterior; Interior lot; Asphalt road access
• Construction: Vinyl siding construction; Shingle roof
• Exterior features: Wood fencing; Smoke detectors

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Split bedrooms; Vinyl flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.8% in Lakeshore Gardens-Hidden Acres — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• George West ISD (rural): math 55% / reading 59% proficiency, ranked #95 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 117 active listings in the ZIP; 12 units permitted in Live Oak County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Live Oak County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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, 99% 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.23%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (median comp): $142,308
• List price: $115,000
• Delta: -19.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
193 Ranger Dr	0.62mi	2/2.0 (-1)	1,307 (+8%)	21mo	$95,000	$73	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $9,073
• Equity at exit: $17,147

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $43,481
• Equity at exit: $9,943

Cash invested: $32,200 (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 78383

• Home prices YoY: -12.8%
• Active inventory: 117
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $436

Break-even live

Break-even rent $889

Max offer price $115,000

Occupancy floor 65%

Sensitivity live

Price	-10% $501	-5% $468	+0% $436	+5% $403	+10% $370
Rent	-10% $322	-5% $379	+0% $436	+5% $492	+10% $549
Rate	-1.0pp $493	-0.5pp $465	base $436	+0.5pp $406	+1.0pp $375

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $115,000 Active 47 DOM
2. 2026-06-18
   days on market $115,000 Active 46 DOM
3. 2026-06-17
   days on market $115,000 Active 45 DOM
4. 2026-06-16
   days on market $115,000 Active 44 DOM
5. 2026-06-15
   days on market $115,000 Active 43 DOM
6. 2026-06-14
   days on market $115,000 Active 41 DOM
7. 2026-06-12
   days on market $115,000 Active 40 DOM
8. 2026-06-09
   days on market $115,000 Active 37 DOM
9. 2026-06-08
   days on market $115,000 Active 36 DOM
10. 2026-06-07
    days on market $115,000 Active 35 DOM
11. 2026-06-05
    days on market $115,000 Active 33 DOM
12. 2026-06-02
    days on market $115,000 Active 30 DOM
13. 2026-06-01
    days on market $115,000 Active 29 DOM
14. 2026-05-31
    days on market $115,000 Active 28 DOM
15. 2026-05-30
    days on market $115,000 Active 27 DOM
16. 2026-04-29
    listed $115,000 Active 496-char remark
17. 2021-12-29
    soldstatus
18. 2020-09-02
    historical 153-char remark

    Show marketing remark (153 chars)

    LOT FOR SALE CLOSE TO LAKE CORPUS CHRISTI. OWNER IS SELLING 4 LOTS NEXT TO EACH OTHER. NO WATER OR SEPTIC. OTHER LOTS ARE LOT 12,14.15 LISTED SEPARATELY.

19. 2020-07-24
    soldstatus Closed 153-char remark

    Show marketing remark (153 chars)

    LOT FOR SALE CLOSE TO LAKE CORPUS CHRISTI. OWNER IS SELLING 4 LOTS NEXT TO EACH OTHER. NO WATER OR SEPTIC. OTHER LOTS ARE LOT 12,14.15 LISTED SEPARATELY.

20. 2020-07-02
    status Pending 153-char remark

    Show marketing remark (153 chars)

    LOT FOR SALE CLOSE TO LAKE CORPUS CHRISTI. OWNER IS SELLING 4 LOTS NEXT TO EACH OTHER. NO WATER OR SEPTIC. OTHER LOTS ARE LOT 12,14.15 LISTED SEPARATELY.

21. 2020-06-30
    historical Active Under Contract 153-char remark

    Show marketing remark (153 chars)

    LOT FOR SALE CLOSE TO LAKE CORPUS CHRISTI. OWNER IS SELLING 4 LOTS NEXT TO EACH OTHER. NO WATER OR SEPTIC. OTHER LOTS ARE LOT 12,14.15 LISTED SEPARATELY.

22. 2020-05-01
    price $5,000 153-char remark

    Show marketing remark (153 chars)

    LOT FOR SALE CLOSE TO LAKE CORPUS CHRISTI. OWNER IS SELLING 4 LOTS NEXT TO EACH OTHER. NO WATER OR SEPTIC. OTHER LOTS ARE LOT 12,14.15 LISTED SEPARATELY.

23. 2019-09-06
    listed $6,500 Active 153-char remark

    Show marketing remark (153 chars)

    LOT FOR SALE CLOSE TO LAKE CORPUS CHRISTI. OWNER IS SELLING 4 LOTS NEXT TO EACH OTHER. NO WATER OR SEPTIC. OTHER LOTS ARE LOT 12,14.15 LISTED SEPARATELY.

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$1,487/yr (+$124/mo · 241.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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: $17,286
• − Mortgage interest: −$6,442
• − Property taxes: −$617
• − Insurance: −$575
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$3,345
• Taxable income: $3,541
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $4,377/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: George West ISD
• NCES district ID: 4820550
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $45,721
• Composite: 48.17/100
• National rank: #2175
• State rank: #95 of 826 in TX

Livability — Lakeshore Gardens-Hidden Acres

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

Census & demographics

• Population (ZIP): 4,306

Population outlook (Live Oak County) Hauer SSP2

• Today (2025): 13,886 people
• By 2030: 14,793 · +6.5%
• By 2040: 16,633 · +19.8%
• By 2050: 18,511 · +33.3%
• By 2075: 23,859 · +71.8%
• By 2100: 26,396 · +90.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 40% Two or more races 17% Black 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 19% Other Asian/Pacific 1%

Political lean MEDSL · Live Oak

• 2024 margin: Solid R (+69.6) · D 14.9% · R 84.6%
• 2008→2024 swing: -20.6pp toward R · 2008: -49.0pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+66.9 2016: R+63.5 2012: R+54.5 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.06%
• Current HPI: 178.3727
• 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

+1669.2% since first listed

8 events — show timeline

• 2026-04-29 Listed $115,000 CBMLS
• 2021-12-29 Sold (Public Records) — Public Records
• 2020-09-02 Delisted — CBMLS
• 2020-07-24 Sold (MLS) — CBMLS
• 2020-07-02 Pending — CBMLS
• 2020-06-30 Contingent — CBMLS
• 2020-05-01 Price Changed $5,000 CBMLS
• 2019-09-06 Listed $6,500 CBMLS

Property tax history

+43.1%/yr

Latest (2025): $617 · +22.3% YoY. Source: county tax records.