870 Ave. J · Christine, TX 78012

$105,000

4 bd · 2.0 ba · 1,038 sqft · Manufactured · 126 Days on market

Built 2025 Good condition 0.64 ac lot ↓ 10% 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to wide-open space in the Christine, TX! This 2025 Clayton manufactured home is in excellent condition, sits on approximately 0.6428 acres, and offers a fresh, functional layout with 4 bedrooms and 2 full baths-room for everyone, plus space to spread out outside. Inside, you'll love the practical kitchen setup with an eat-in dining area and breakfast bar, along with all-electric convenience and modern comfort features like central HVAC and an Ecobee thermostat. Double-pane windows help with efficiency, and the home is move-in ready with washer/dryer connections, stove, dishwasher, and an ice maker connection already in place. If you've been looking for a newer home with land in a small-town setting, this one is a solid fit-schedule your showing today!

Key facts

• Eat-in dining area
• Wide-open space
• Breakfast bar

Tags

• WIDE-OPEN SPACE
• FRESH FUNCTIONAL LAYOUT
• PRACTICAL KITCHEN SETUP
• EAT-IN DINING AREA
• BREAKFAST BAR
• ALL-ELECTRIC CONVENIENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,399 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Jourdanton ISD (town): math 46% / reading 44% proficiency, ranked #258 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 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. 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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 7.6

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: 14.4%
• Equity multiple: 1.82×
• Total profit: $24,163
• Equity at exit: $47,213

10-year hold

• IRR: 16.2%
• Equity multiple: 3.38×
• Total profit: $69,946
• Equity at exit: $72,760

Cash invested: $29,400 (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 78012

• Active inventory: 21
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $181

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $253	-5% $217	+0% $181	+5% $144	+10% $108
Rent	-10% $90	-5% $135	+0% $181	+5% $226	+10% $271
Rate	-1.0pp $233	-0.5pp $207	base $181	+0.5pp $153	+1.0pp $126

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $105,000 Active 126 DOM
2. 2026-06-17
   days on market $105,000 Active 125 DOM
3. 2026-06-16
   days on market $105,000 Active 124 DOM
4. 2026-06-15
   days on market $105,000 Active 123 DOM
5. 2026-06-13
   days on market $105,000 Active 121 DOM
6. 2026-06-12
   days on market $105,000 Active 120 DOM
7. 2026-06-10
   days on market $105,000 Active 117 DOM
8. 2026-06-08
   days on market $105,000 Active 116 DOM
9. 2026-06-08
   statusdays on market $105,000 Active 115 DOM
10. 2026-06-07
    days on market $105,000 Price Change 114 DOM
11. 2026-06-03
    days on market $105,000 Price Change 111 DOM
12. 2026-06-02
    days on market $105,000 Price Change 110 DOM
13. 2026-06-01
    days on market $105,000 Price Change 109 DOM
14. 2026-05-31
    days on market $105,000 Price Change 108 DOM
15. 2026-05-03
    price $117,500 775-char remark

    Show marketing remark (775 chars)

    Welcome to wide-open space in the Christine, TX! This 2025 Clayton manufactured home is in excellent condition, sits on approximately 0.6428 acres, and offers a fresh, functional layout with 4 bedrooms and 2 full baths-room for everyone, plus space to spread out outside. Inside, you'll love the practical kitchen setup with an eat-in dining area and breakfast bar, along with all-electric convenience and modern comfort features like central HVAC and an Ecobee thermostat. Double-pane windows help with efficiency, and the home is move-in ready with washer/dryer connections, stove, dishwasher, and an ice maker connection already in place. If you've been looking for a newer home with land in a small-town setting, this one is a solid fit-schedule your showing today!

16. 2026-03-02
    price $119,900 775-char remark

    Show marketing remark (775 chars)

    Welcome to wide-open space in the Christine, TX! This 2025 Clayton manufactured home is in excellent condition, sits on approximately 0.6428 acres, and offers a fresh, functional layout with 4 bedrooms and 2 full baths-room for everyone, plus space to spread out outside. Inside, you'll love the practical kitchen setup with an eat-in dining area and breakfast bar, along with all-electric convenience and modern comfort features like central HVAC and an Ecobee thermostat. Double-pane windows help with efficiency, and the home is move-in ready with washer/dryer connections, stove, dishwasher, and an ice maker connection already in place. If you've been looking for a newer home with land in a small-town setting, this one is a solid fit-schedule your showing today!

17. 2026-02-12
    listed $129,900 New 775-char remark

    Show marketing remark (775 chars)

    Welcome to wide-open space in the Christine, TX! This 2025 Clayton manufactured home is in excellent condition, sits on approximately 0.6428 acres, and offers a fresh, functional layout with 4 bedrooms and 2 full baths-room for everyone, plus space to spread out outside. Inside, you'll love the practical kitchen setup with an eat-in dining area and breakfast bar, along with all-electric convenience and modern comfort features like central HVAC and an Ecobee thermostat. Double-pane windows help with efficiency, and the home is move-in ready with washer/dryer connections, stove, dishwasher, and an ice maker connection already in place. If you've been looking for a newer home with land in a small-town setting, this one is a solid fit-schedule your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,764
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$3,055
• Taxable income: $526
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $2,040/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2025 Clayton manufactured home is in excellent condition and move-in ready, with modern features and a good condition score.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Replace the curtains — Freshens the interior and adds value
• Both Install a smart thermostat — Improves energy efficiency and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace the curtains — Freshens the interior and adds value ↑
• Both Install a smart thermostat — Improves energy efficiency and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jourdanton ISD
• NCES district ID: 4824960
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $51,581
• Composite: 38.81/100
• National rank: #4116
• State rank: #258 of 826 in TX

Livability — Christine

• Score: 54/100
• State rank: #1399
• US rank: #23999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Christine, TX
• Population (ZIP): 364

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (100%)
• Race & ethnicity: Hispanic / Latino 100% Two or more races 57%
• Hispanic origin (detail): Mexican 100%
• Common ancestry: Russian 2%
• Foreign-born: 13% · Canada
• Languages at home: 36% English-only · Spanish 64%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

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

-9.5% since first listed

3 events — show timeline

• 2026-05-03 Price Changed $117,500 LERA
• 2026-03-02 Price Changed $119,900 LERA
• 2026-02-12 Listed $129,900 LERA