129 Mystic Dr · George West, TX 78022

$80,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 248 Days on market

Built 1900 Poor condition 0.26 ac lot $76/sqft · 38% below area Est $129k · 38% 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Waterfront Cabin on a canal that leads to Lake Corpus Chisti. This is a 3 bed 2 bath Fixer upper. This cabin is sound, in need of some TLC. Probably best described as a "Cabin in the Woods". It has potential with the right buyer, nestled down a couple of miles well-kept county road, then opens up to a small canal front community. Very Private.

Key facts

• Lake corpus chisti
• Waterfront cabin
• 0.26 acre lot

Tags

• WATERFRONT CABIN
• LAKE CORPUS CHISTI
• SMALL CANAL FRONT COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#177 in TX, #4,670 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• 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: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $553 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $128,628
• List price: $80,000
• Delta: -37.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Burleson St	0.30mi	3/1.0	1,171 (+11%)	4mo	$69,900	$60	61
1007 Ross St	0.40mi	3/1.0	950 (-10%)	3mo	$49,000	$52	58
407 Austin St	0.26mi	2/1.0 (-1)	910 (-14%)	11mo	$35,800	$39	46

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-2,878
• Equity at exit: $11,928

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $10,518
• Equity at exit: $6,917

Cash invested: $22,400 (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 78022

• Active inventory: 44
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $158

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 77%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Garcia St George West, TX	2.0	1.0	875	$900	$1.03	44d	1	0.74mi

Listing history 16 events

1. 2026-06-19
   days on market $80,000 Active 248 DOM
2. 2026-06-18
   days on market $80,000 Active 247 DOM
3. 2026-06-17
   days on market $80,000 Active 246 DOM
4. 2026-06-16
   days on market $80,000 Active 245 DOM
5. 2026-06-15
   days on market $80,000 Active 244 DOM
6. 2026-06-14
   days on market $80,000 Active 242 DOM
7. 2026-06-12
   days on market $80,000 Active 241 DOM
8. 2026-06-09
   days on market $80,000 Active 238 DOM
9. 2026-06-08
   days on market $80,000 Active 237 DOM
10. 2026-06-07
    days on market $80,000 Active 236 DOM
11. 2026-06-05
    days on market $80,000 Active 234 DOM
12. 2026-06-02
    days on market $80,000 Active 231 DOM
13. 2026-06-01
    days on market $80,000 Active 230 DOM
14. 2026-05-31
    days on market $80,000 Active 229 DOM
15. 2026-05-30
    days on market $80,000 Active 228 DOM
16. 2025-10-14
    listed $80,000 Active 355-char remark

    Show marketing remark (355 chars)

    Waterfront Cabin on a canal that leads to Lake Corpus Chisti. This is a 3 bed 2 bath Fixer upper. This cabin is sound, in need of some TLC. Probably best described as a "Cabin in the Woods". It has potential with the right buyer, nestled down a couple of miles well-kept county road, then opens up to a small canal front community. Very Private.

ⓘ 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: $10,800
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,327
• Taxable income: $663
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $1,738/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

Poor 20/100 Extensive rehab

This fixer-upper requires extensive repairs and maintenance to bring it up to a livable condition. Significant work is needed on the roof, exterior siding, HVAC, and interior walls to ensure safety and functionality. Landscaping and curb appeal improvements will also enhance the property's value.

Repairs flagged

• Major roof — Missing shingles, exposed rafters
• Major exterior siding — Weathered and peeling
• Major HVAC/mechanicals — Exposed ductwork, debris
• Major interior walls — Paint peeling, exposed drywall
• Major kitchen cabinets — Exposed cabinets, debris
• Major bathroom plumbing — Exposed plumbing, debris

Value-add opportunities

• Both Landscaping and curb appeal — Improves aesthetics and first impression
• Both Roof repair — Critical for structural integrity and safety
• Both Exterior siding repair — Enhances curb appeal and protects from weather
• Both HVAC/mechanicals repair — Improves comfort and energy efficiency
• Both Interior wall repair — Enhances safety and appearance
• Both Kitchen cabinet repair — Restores functionality and appearance
• Both Bathroom plumbing repair — Restores functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles, exposed rafters	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
HVAC/mechanicals · Exposed ductwork, debris	Major	$15,000–50,000
interior walls · Paint peeling, exposed drywall	Major	$15,000–50,000
kitchen cabinets · Exposed cabinets, debris	Major	$15,000–50,000
bathroom plumbing · Exposed plumbing, debris	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Landscaping and curb appeal — Improves aesthetics and first impression ↑
• Both Roof repair — Critical for structural integrity and safety ↑
• Both Exterior siding repair — Enhances curb appeal and protects from weather ↑
• Both HVAC/mechanicals repair — Improves comfort and energy efficiency ↑
• Both Interior wall repair — Enhances safety and appearance ↑
• Both Kitchen cabinet repair — Restores functionality and appearance ↑
• Both Bathroom plumbing repair — Restores functionality and appearance ↑

ⓘ 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: 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 — George West

• Score: 74/100
• State rank: #177
• US rank: #4670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: George West, TX
• Population (ZIP): 4,694

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: Majority Hispanic (50%)
• Race & ethnicity: Hispanic / Latino 50% White 45% Two or more races 16% Black 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 74% English-only · Spanish 26%

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: ▼ -119.40%
• Current HPI: 123.3797
• 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

1 event — show timeline

• 2025-10-14 Listed $80,000 CBMLS