705 W Pierce St · Winters, TX 79567

$113,830

4 bd · 2.0 ba · 2,040 sqft · Manufactured public records · 159 Days on market

Built 2022 2,047 sqft lot ↓ 39% 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 +16.4/30.0
• Appreciation +8.2/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2022 4-bedroom 2-bath manufactured home on a large lot has room for the whole family. There is a lot of low-maintenance flooring, making it easier to care for, and the modern chef's delight of a kitchen with a center island is ideal for those family meals. Spacious is one way to describe this home. The rooms are all well laid out, and this floor plan is one of the manufacturer's best-selling models. Some cosmetic work is needed, but this one shows well.

Key facts

• Well laid out rooms
• Large lot
• Modern kitchen

Tags

• LARGE LOT
• LOW MAINTENANCE FLOORING
• MODERN KITCHEN
• CENTER ISLAND
• WELL LAID OUT ROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $114k.

Deal economics

• At list price, monthly cash flow is $64 ($763/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#271 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Winters ISD (town): math 31% / reading 31% proficiency, ranked #616 of 826 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 2 units permitted in Runnels County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($786 loan paydown + $7k appreciation (6.4% local appreciation)).
• At projected returns (6.4% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $72k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,170 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.25% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.25×
• Total profit: $39,745
• Equity at exit: $74,366

10-year hold

• IRR: 17.8%
• Equity multiple: 4.56×
• Total profit: $113,480
• Equity at exit: $137,353

Cash invested: $31,872 (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 79567

• Home prices YoY: 4.7%
• Active inventory: 30
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$597
• Tax from tax record: −$418 /mo · $5,011/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $64

Break-even live

Break-even rent $1,344

Max offer price $113,830

Occupancy floor 91%

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: $28,458
• Closing costs: $3,415
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-03-19
   price $113,830 464-char remark

   Show marketing remark (464 chars)

   This 2022 4-bedroom 2-bath manufactured home on a large lot has room for the whole family. There is a lot of low-maintenance flooring, making it easier to care for, and the modern chef's delight of a kitchen with a center island is ideal for those family meals. Spacious is one way to describe this home. The rooms are all well laid out, and this floor plan is one of the manufacturer's best-selling models. Some cosmetic work is needed, but this one shows well.

2. 2026-03-19
   status Active 464-char remark

   Show marketing remark (464 chars)

   This 2022 4-bedroom 2-bath manufactured home on a large lot has room for the whole family. There is a lot of low-maintenance flooring, making it easier to care for, and the modern chef's delight of a kitchen with a center island is ideal for those family meals. Spacious is one way to describe this home. The rooms are all well laid out, and this floor plan is one of the manufacturer's best-selling models. Some cosmetic work is needed, but this one shows well.

3. 2026-02-28
   historical 464-char remark

   Show marketing remark (464 chars)

   This 2022 4-bedroom 2-bath manufactured home on a large lot has room for the whole family. There is a lot of low-maintenance flooring, making it easier to care for, and the modern chef's delight of a kitchen with a center island is ideal for those family meals. Spacious is one way to describe this home. The rooms are all well laid out, and this floor plan is one of the manufacturer's best-selling models. Some cosmetic work is needed, but this one shows well.

4. 2026-02-19
   price $126,480 464-char remark

   Show marketing remark (464 chars)

   This 2022 4-bedroom 2-bath manufactured home on a large lot has room for the whole family. There is a lot of low-maintenance flooring, making it easier to care for, and the modern chef's delight of a kitchen with a center island is ideal for those family meals. Spacious is one way to describe this home. The rooms are all well laid out, and this floor plan is one of the manufacturer's best-selling models. Some cosmetic work is needed, but this one shows well.

5. 2026-01-08
   price $148,800 464-char remark

   Show marketing remark (464 chars)

   This 2022 4-bedroom 2-bath manufactured home on a large lot has room for the whole family. There is a lot of low-maintenance flooring, making it easier to care for, and the modern chef's delight of a kitchen with a center island is ideal for those family meals. Spacious is one way to describe this home. The rooms are all well laid out, and this floor plan is one of the manufacturer's best-selling models. Some cosmetic work is needed, but this one shows well.

6. 2025-11-25
   listed $186,000 Active 464-char remark

   Show marketing remark (464 chars)

   This 2022 4-bedroom 2-bath manufactured home on a large lot has room for the whole family. There is a lot of low-maintenance flooring, making it easier to care for, and the modern chef's delight of a kitchen with a center island is ideal for those family meals. Spacious is one way to describe this home. The rooms are all well laid out, and this floor plan is one of the manufacturer's best-selling models. Some cosmetic work is needed, but this one shows well.

7. 2025-10-23
   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: $5,011 · $418/mo
• Projected year-2 tax: $5,011 · $418/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $17,097
• − Mortgage interest: −$6,376
• − Property taxes: −$5,011
• − Insurance: −$569
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,311
• Taxable loss: −$907
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $981/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: Winters ISD
• NCES district ID: 4846260
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $39,510
• Composite: 26.04/100
• National rank: #7304
• State rank: #616 of 826 in TX

Livability — Winters

• Score: 72/100
• State rank: #271
• US rank: #6348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winters, TX
• Population (ZIP): 2,924

Population outlook (Runnels County) Hauer SSP2

• Today (2025): 10,754 people
• By 2030: 10,843 · +0.8%
• By 2040: 10,946 · +1.8%
• By 2050: 10,981 · +2.1%
• By 2075: 11,103 · +3.2%
• By 2100: 10,051 · -6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 39% Two or more races 24% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 8% Slovak 2% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 73% English-only · Spanish 27%

Political lean MEDSL · Runnels

• 2024 margin: Solid R (+77.1) · D 11.1% · R 88.3%
• 2008→2024 swing: -15.1pp toward R · 2008: -62.0pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+73.8 2016: R+74.1 2012: R+70.6 2008: R+62.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.39%
• Current HPI: 143.6466
• 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

-38.8% since first listed

7 events — show timeline

• 2026-03-19 Price Changed $113,830 NTREIS
• 2026-03-19 Relisted — NTREIS
• 2026-02-28 Listing Removed — NTREIS
• 2026-02-19 Price Changed $126,480 NTREIS
• 2026-01-08 Price Changed $148,800 NTREIS
• 2025-11-25 Listed $186,000 NTREIS
• 2025-10-23 Sold (Public Records) — Public Records

Property tax history

+54.1%/yr

Latest (2025): $5,011 · -3.6% YoY. Source: county tax records.