155 County Road 3032 · Westdale, TX 78372

$135,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 70 Days on market

Built 2018 Fair condition 2.12 ac lot $111/sqft · 15% below area Est $159k · 15% under

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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 +17.3/30.0
• ARV discount +14.4/15.0
• Appreciation +5.7/10.0
• DSCR +5.4/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Priced to Sell in Orange Grove, TX - Deal of the Day! Attention Investors & Buyers this 2018 Palm Harbor home sits on 2.12+/- AC and features a split floorplan with 3 bedrooms and 2 bathrooms, Built in Entertainment Center, Modern touches such as exposed wood beam, island kitchen, upgraded outlets to usb capable outlets, Laundry room is in house. Here's your chance to set roots in Juanita Meadows to enjoy living in an unrestricted community with no HOA fees. Bring your chickens, goats, horses or add another mobile home and create a rental portfolio. Don't miss this great opportunity to own a slice of Texas and schedule your private tour. Readily accessible via US-281, I-37, CR 303W, US 77, US59, FM 739 and TX-359. Close proximity to Alice, Robstown, Three Rivers, Corpus Christi (47 mins), San Antonio (<2hrs), McAllen (2 hrs) and Houston (3 1/2 hrs). Text for more info!

Key facts

• Split floorplan
• Island kitchen
• No hoa fees

Tags

• SPLIT FLOORPLAN
• BUILT IN ENTERTAINMENT CENTER
• ISLAND KITCHEN
• UNRESTRICTED COMMUNITY
• NO HOA FEES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $123k (8.8% below list).
• Recommended offer: $123k (8.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#1,491 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Orange Grove ISD (rural): math 49% / reading 49% proficiency, ranked #196 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 95 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($933 loan paydown + $2k appreciation (1.3% local appreciation)).
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,054 (8.8% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (median comp): $159,457
• List price: $135,000
• Delta: -15.34%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
689 County Road 3031	0.54mi	3/2.0	1,216 (0%)	9mo	$163,000	$134	67
675 County Road 3031	0.51mi	2/2.0 (-1)	1,386 (+14%)	6mo	$163,000	$118	42

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

Projected returns pro-forma

1.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.29×
• Total profit: $10,999
• Equity at exit: $48,492

10-year hold

• IRR: 9.6%
• Equity multiple: 2.21×
• Total profit: $45,706
• Equity at exit: $66,344

Cash invested: $37,800 (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 78372

• Home prices YoY: 1.1%
• Active inventory: 95
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $98

Break-even live

Break-even rent $1,107

Max offer price $135,000

Occupancy floor 87%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $135,000 Active 70 DOM
2. 2026-06-17
   days on market $135,000 Active 69 DOM
3. 2026-06-16
   days on market $135,000 Active 68 DOM
4. 2026-06-15
   days on market $135,000 Active 67 DOM
5. 2026-06-15
   days on market $135,000 Active 66 DOM
6. 2026-06-13
   days on market $135,000 Active 65 DOM
7. 2026-06-12
   days on market $135,000 Active 64 DOM
8. 2026-06-10
   days on market $135,000 Active 61 DOM
9. 2026-06-08
   days on market $135,000 Active 60 DOM
10. 2026-06-08
    days on market $135,000 Active 59 DOM
11. 2026-06-07
    days on market $135,000 Active 58 DOM
12. 2026-06-03
    days on market $135,000 Active 55 DOM
13. 2026-06-02
    days on market $135,000 Active 54 DOM
14. 2026-06-01
    days on market $135,000 Active 53 DOM
15. 2026-05-31
    days on market $135,000 Active 52 DOM
16. 2026-04-09
    listed $135,000 Active 888-char remark

    Show marketing remark (896 chars)

    Priced to Sell in Orange Grove, TX - Deal of the Day! Attention Investors &amp; Buyers this 2018 Palm Harbor home sits on 2.12+/- AC and features a split floorplan with 3 bedrooms and 2 bathrooms, Built in Entertainment Center, Modern touches such as exposed wood beam, island kitchen, upgraded outlets to usb capable outlets, Laundry room is in house. Here's your chance to set roots in Juanita Meadows to enjoy living in an unrestricted community with no HOA fees. Bring your chickens, goats, horses or add another manufactured home and create a rental portfolio. Don't miss this great opportunity to own a slice of Texas and schedule your private tour. Readily accessible via US-281, I-37, CR 303W, US 77, US59, FM 739 and TX-359. Close proximity to Alice, Robstown, Three Rivers, Corpus Christi (47 mins), San Antonio (&lt;2hrs), McAllen (2 hrs) and Houston (3 1/2 hrs). Text for more info!

17. 2026-04-09
    listed $135,000 Active 896-char remark

    Show marketing remark (896 chars)

    Priced to Sell in Orange Grove, TX - Deal of the Day! Attention Investors &amp; Buyers this 2018 Palm Harbor home sits on 2.12+/- AC and features a split floorplan with 3 bedrooms and 2 bathrooms, Built in Entertainment Center, Modern touches such as exposed wood beam, island kitchen, upgraded outlets to usb capable outlets, Laundry room is in house. Here's your chance to set roots in Juanita Meadows to enjoy living in an unrestricted community with no HOA fees. Bring your chickens, goats, horses or add another manufactured home and create a rental portfolio. Don't miss this great opportunity to own a slice of Texas and schedule your private tour. Readily accessible via US-281, I-37, CR 303W, US 77, US59, FM 739 and TX-359. Close proximity to Alice, Robstown, Three Rivers, Corpus Christi (47 mins), San Antonio (&lt;2hrs), McAllen (2 hrs) and Houston (3 1/2 hrs). Text for more info!

18. 2025-10-17
    soldstatus
19. 2018-02-16
    soldstatus
20. 2012-07-16
    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: $1,321 · $110/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,150/yr (+$96/mo · 87.0%)

ⓘ 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 · 21 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: $14,766
• − Mortgage interest: −$7,562
• − Property taxes: −$1,321
• − Insurance: −$675
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,927
• Taxable loss: −$1,081
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $1,434/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

Fair 45/100 Cosmetic rehab

This 2018 Palm Harbor manufactured home is in fair condition with good interior and exterior features. It's a good investment opportunity with potential for increased value through landscaping and interior painting.

Value-add opportunities

• Both landscaping and curb appeal — enhances curb appeal and resale value
• Both painting interior walls — refreshes the interior and enhances resale value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and curb appeal — enhances curb appeal and resale value ↑
• Both painting interior walls — refreshes the interior and enhances resale 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: Orange Grove ISD
• NCES district ID: 4833720
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $49,348
• Composite: 41.9/100
• National rank: #3367
• State rank: #196 of 826 in TX

Livability — Westdale

• Score: 50/100
• State rank: #1491
• US rank: #25504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,066

Population outlook (Jim Wells County) Hauer SSP2

• Today (2025): 43,325 people
• By 2030: 44,156 · +1.9%
• By 2040: 45,790 · +5.7%
• By 2050: 47,455 · +9.5%
• By 2075: 51,800 · +19.6%
• By 2100: 52,006 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 41% Two or more races 14%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Arab 2% Italian 1% Romanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 60% English-only · Spanish 36% Arabic 4%

Political lean MEDSL · Jim Wells

• 2024 margin: R (+15.5) · D 42.0% · R 57.5%
• 2008→2024 swing: -31.6pp toward R · 2008: 16.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+9.8 2016: D+10.3 2012: D+17.0 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.34%
• Current HPI: 126.8482
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-09 Listed $135,000 CBMLS
• 2026-04-09 Listed $135,000 HARMLS
• 2025-10-17 Sold (Public Records) — Public Records
• 2018-02-16 Sold (Public Records) — Public Records
• 2012-07-16 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,321 · +4.2% YoY. Source: county tax records.