110 Agape Rd · Woodsboro, TX 78393

$139,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 46 Days on market

Built 2003 1.51 ac lot

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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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss out on this 1.5 acre property with a nice 3 bedroom, 2 bath mobile home. Large master bedroom, big master bath and walk-in closet. No city taxes and the freedom to raise your own farm animals or have a beautiful garden. Lots of possibilities!! Located near the Mission River, Sous Creek, and the Aransas River. Copano Bay is just a short drive away. Within 20 miles to Sinton, 30 miles to Portland and Beeville, 45 miles to Rockport and Victoria, 50 miles to Corpus Christi.

Key facts

• Spacious lot
• Well maintained
• Private water well

Tags

• SPACIOUS LOT
• WELL MAINTAINED
• FUNCTIONAL OUTDOOR SPACE
• THOUGHTFUL FLOOR PLAN
• LONG LASTING METAL ROOF
• PRIVATE WATER WELL

Property features AI

Finance

• Other: Possession at closing/funding; For sale

Exterior

• Utilities: Septic system
• Home design: Pre-owned property; Accessible/Adaptive home
• Construction: Metal roof; Other building exterior (see remarks); Other foundation (see remarks); Approximately 23 years old
• Exterior features: Front of home faces west; Property in OUT/REFUGIO subdivision

Interior

• Kitchen: Kitchen approximately 11 x 8
• Bedrooms: Master bedroom with ceiling fan and full bath (approximately 10 x 11); Bedroom 2 approximately 10 x 9; Bedroom 3 approximately 10 x 10
• Flooring: Carpeting; Wood floors
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination (approximately 8 x 5)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; All window coverings remain; One living area; Accessible/adaptive home with 36-inch (or wider) halls
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#512 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Woodsboro ISD (rural): math 31% / reading 40% proficiency, ranked #504 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 24 units permitted in Refugio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($961 loan paydown + $387 appreciation (0.3% local appreciation)).
• Refugio County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.23×
• Total profit: $9,086
• Equity at exit: $42,306

10-year hold

• IRR: 9.8%
• Equity multiple: 2.11×
• Total profit: $43,030
• Equity at exit: $52,433

Cash invested: $38,920 (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 78393

• Home prices YoY: 0.2%
• Active inventory: 23
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$135 /mo · $1,618/yr
• Insurance: −$58
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $177

Break-even live

Break-even rent $1,325

Max offer price $139,000

Occupancy floor 84%

Sensitivity live

Price	-10% $255	-5% $216	+0% $177	+5% $137	+10% $98
Rent	-10% $54	-5% $115	+0% $177	+5% $238	+10% $299
Rate	-1.0pp $247	-0.5pp $212	base $177	+0.5pp $141	+1.0pp $104

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $139,000 Active 46 DOM
2. 2026-06-18
   days on market $139,000 Active 45 DOM
3. 2026-06-17
   days on market $139,000 Active 44 DOM
4. 2026-06-16
   days on market $139,000 Active 43 DOM
5. 2026-06-15
   days on market $139,000 Active 42 DOM
6. 2026-06-14
   days on market $139,000 Active 40 DOM
7. 2026-06-12
   days on market $139,000 Active 39 DOM
8. 2026-06-09
   days on market $139,000 Active 36 DOM
9. 2026-06-08
   days on market $139,000 Active 35 DOM
10. 2026-06-07
    days on market $139,000 Active 34 DOM
11. 2026-06-07
    days on market $139,000 Active 33 DOM
12. 2026-06-03
    days on market $139,000 Active 30 DOM
13. 2026-06-02
    days on market $139,000 Active 29 DOM
14. 2026-06-01
    days on market $139,000 Active 28 DOM
15. 2026-05-31
    days on market $139,000 Active 27 DOM
16. 2026-05-30
    days on market $139,000 Active 26 DOM
17. 2026-05-04
    listed $139,000 New 1132-char remark
18. 2025-08-16
    price $118,000 485-char remark

    Show marketing remark (485 chars)

    Don't miss out on this 1.5 acre property with a nice 3 bedroom, 2 bath mobile home. Large master bedroom, big master bath and walk-in closet. No city taxes and the freedom to raise your own farm animals or have a beautiful garden. Lots of possibilities!! Located near the Mission River, Sous Creek, and the Aransas River. Copano Bay is just a short drive away. Within 20 miles to Sinton, 30 miles to Portland and Beeville, 45 miles to Rockport and Victoria, 50 miles to Corpus Christi.

19. 2024-12-21
    price $125,000 485-char remark

    Show marketing remark (485 chars)

    Don't miss out on this 1.5 acre property with a nice 3 bedroom, 2 bath mobile home. Large master bedroom, big master bath and walk-in closet. No city taxes and the freedom to raise your own farm animals or have a beautiful garden. Lots of possibilities!! Located near the Mission River, Sous Creek, and the Aransas River. Copano Bay is just a short drive away. Within 20 miles to Sinton, 30 miles to Portland and Beeville, 45 miles to Rockport and Victoria, 50 miles to Corpus Christi.

20. 2024-01-21
    listed $129,500 Active 485-char remark

    Show marketing remark (485 chars)

    Don't miss out on this 1.5 acre property with a nice 3 bedroom, 2 bath mobile home. Large master bedroom, big master bath and walk-in closet. No city taxes and the freedom to raise your own farm animals or have a beautiful garden. Lots of possibilities!! Located near the Mission River, Sous Creek, and the Aransas River. Copano Bay is just a short drive away. Within 20 miles to Sinton, 30 miles to Portland and Beeville, 45 miles to Rockport and Victoria, 50 miles to Corpus Christi.

21. 2021-12-01
    historical

    Show marketing remark (555 chars)

    Gated mobile home on 1.5 acres in Woodsboro. You are 10 minutes from The Mission River and 20 minutes from the Copano Bay. Rockport is 30-40 minutes away. Home is 3 bedroom 2 bath. The home has updates. There was no storm damage from Harvey other than the porch being damaged. There is a private water well. Aerobic septic system installed in 2017. Cement board siding with solid lime rock packed bottom. Storm shutters. Rain gutters and down spouts. There is a metal covered area in the back that is 30x40. Air conditioning unit was replaced 4 years ago.

22. 2021-12-01
    status Active

    Show marketing remark (555 chars)

    Gated mobile home on 1.5 acres in Woodsboro. You are 10 minutes from The Mission River and 20 minutes from the Copano Bay. Rockport is 30-40 minutes away. Home is 3 bedroom 2 bath. The home has updates. There was no storm damage from Harvey other than the porch being damaged. There is a private water well. Aerobic septic system installed in 2017. Cement board siding with solid lime rock packed bottom. Storm shutters. Rain gutters and down spouts. There is a metal covered area in the back that is 30x40. Air conditioning unit was replaced 4 years ago.

23. 2021-11-30
    historical

    Show marketing remark (555 chars)

    Gated mobile home on 1.5 acres in Woodsboro. You are 10 minutes from The Mission River and 20 minutes from the Copano Bay. Rockport is 30-40 minutes away. Home is 3 bedroom 2 bath. The home has updates. There was no storm damage from Harvey other than the porch being damaged. There is a private water well. Aerobic septic system installed in 2017. Cement board siding with solid lime rock packed bottom. Storm shutters. Rain gutters and down spouts. There is a metal covered area in the back that is 30x40. Air conditioning unit was replaced 4 years ago.

24. 2021-10-12
    soldstatus Closed

    Show marketing remark (555 chars)

    Gated mobile home on 1.5 acres in Woodsboro. You are 10 minutes from The Mission River and 20 minutes from the Copano Bay. Rockport is 30-40 minutes away. Home is 3 bedroom 2 bath. The home has updates. There was no storm damage from Harvey other than the porch being damaged. There is a private water well. Aerobic septic system installed in 2017. Cement board siding with solid lime rock packed bottom. Storm shutters. Rain gutters and down spouts. There is a metal covered area in the back that is 30x40. Air conditioning unit was replaced 4 years ago.

25. 2021-10-12
    soldstatus

    Show marketing remark (555 chars)

    Gated mobile home on 1.5 acres in Woodsboro. You are 10 minutes from The Mission River and 20 minutes from the Copano Bay. Rockport is 30-40 minutes away. Home is 3 bedroom 2 bath. The home has updates. There was no storm damage from Harvey other than the porch being damaged. There is a private water well. Aerobic septic system installed in 2017. Cement board siding with solid lime rock packed bottom. Storm shutters. Rain gutters and down spouts. There is a metal covered area in the back that is 30x40. Air conditioning unit was replaced 4 years ago.

26. 2021-09-07
    status Pending

    Show marketing remark (555 chars)

    Gated mobile home on 1.5 acres in Woodsboro. You are 10 minutes from The Mission River and 20 minutes from the Copano Bay. Rockport is 30-40 minutes away. Home is 3 bedroom 2 bath. The home has updates. There was no storm damage from Harvey other than the porch being damaged. There is a private water well. Aerobic septic system installed in 2017. Cement board siding with solid lime rock packed bottom. Storm shutters. Rain gutters and down spouts. There is a metal covered area in the back that is 30x40. Air conditioning unit was replaced 4 years ago.

27. 2021-09-02
    historical Active Under Contract

    Show marketing remark (555 chars)

    Gated mobile home on 1.5 acres in Woodsboro. You are 10 minutes from The Mission River and 20 minutes from the Copano Bay. Rockport is 30-40 minutes away. Home is 3 bedroom 2 bath. The home has updates. There was no storm damage from Harvey other than the porch being damaged. There is a private water well. Aerobic septic system installed in 2017. Cement board siding with solid lime rock packed bottom. Storm shutters. Rain gutters and down spouts. There is a metal covered area in the back that is 30x40. Air conditioning unit was replaced 4 years ago.

28. 2021-08-09
    listed $100,000 Active

    Show marketing remark (555 chars)

    Gated mobile home on 1.5 acres in Woodsboro. You are 10 minutes from The Mission River and 20 minutes from the Copano Bay. Rockport is 30-40 minutes away. Home is 3 bedroom 2 bath. The home has updates. There was no storm damage from Harvey other than the porch being damaged. There is a private water well. Aerobic septic system installed in 2017. Cement board siding with solid lime rock packed bottom. Storm shutters. Rain gutters and down spouts. There is a metal covered area in the back that is 30x40. Air conditioning unit was replaced 4 years ago.

29. 2005-05-24
    soldstatus
30. 2004-01-29
    soldstatus
31. 2002-10-15
    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: $1,618 · $135/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$925/yr (+$77/mo · 57.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $18,585
• − Mortgage interest: −$7,786
• − Property taxes: −$1,618
• − Insurance: −$2,198
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$4,044
• Taxable loss: −$34
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $2,127/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: Woodsboro ISD
• NCES district ID: 4846380
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $46,901
• Composite: 30.44/100
• National rank: #6235
• State rank: #504 of 826 in TX

Livability — Woodsboro

• Score: 67/100
• State rank: #512
• US rank: #10134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,932

Population outlook (Refugio County) Hauer SSP2

• Today (2025): 7,573 people
• By 2030: 7,665 · +1.2%
• By 2040: 7,895 · +4.3%
• By 2050: 8,234 · +8.7%
• By 2075: 9,521 · +25.7%
• By 2100: 10,148 · +34.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 45% Two or more races 30%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Serbian 1% Slovak 1% Scottish 1%
• Languages at home: 80% English-only · Spanish 20%

Political lean MEDSL · Refugio

• 2024 margin: Solid R (+39.5) · D 29.9% · R 69.5%
• 2008→2024 swing: -25.0pp toward R · 2008: -14.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+32.7 2016: R+27.0 2012: R+24.7 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.28%
• Current HPI: 121.7938
• 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

+39.0% since first listed

15 events — show timeline

• 2026-05-04 Listed $139,000 LERA
• 2025-08-16 Price Changed $118,000 CBMLS
• 2024-12-21 Price Changed $125,000 CBMLS
• 2024-01-21 Listed $129,500 CBMLS
• 2021-12-01 Delisted — CBMLS
• 2021-12-01 Relisted — CBMLS
• 2021-11-30 Delisted — CBMLS
• 2021-10-12 Sold (Public Records) — Public Records
• 2021-10-12 Sold (MLS) — CBMLS
• 2021-09-07 Pending — CBMLS
• 2021-09-02 Contingent — CBMLS
• 2021-08-09 Listed $100,000 CBMLS
• 2005-05-24 Sold (Public Records) — Public Records
• 2004-01-29 Sold (Public Records) — Public Records
• 2002-10-15 Sold (Public Records) — Public Records

Property tax history

+27.1%/yr

Latest (2025): $1,618 · +8.4% YoY. Source: county tax records.