186 County Road 161 · Loma Linda East, TX 78332

$135,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 311 Days on market

Built 2005 2.37 ac lot ↓ 7% 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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to country living with this 3 bedroom, 2 bathroom manufactured home nestled on 2.37 private acres. Perfect for those seeking space, privacy, and room to grow. Step outside to enjoy the expansive yard with mature trees, open pasture space, and plenty of room for animals, equipment, or future expansion. Whether you're looking to settle into a peaceful rural lifestyle or invest in a property with great potential, this home has it all. Call to schedule your viewing today!

Key facts

• 2.37 acre lot
• Parking
• Built 2005

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 43/100 on livability (#1,578 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• San Diego ISD (town): math 28% / reading 30% proficiency, ranked #669 of 826 in TX (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 220 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 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. 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: 1.00% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 8.3

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-7,201
• Equity at exit: $20,129

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $12,523
• Equity at exit: $11,672

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 78332

• Active inventory: 220
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $231

Break-even live

Break-even rent $1,063

Max offer price $135,000

Occupancy floor 78%

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 22 events

1. 2026-06-18
   days on market $135,000 Active 311 DOM
2. 2026-06-17
   days on market $135,000 Active 310 DOM
3. 2026-06-16
   days on market $135,000 Active 309 DOM
4. 2026-06-15
   days on market $135,000 Active 308 DOM
5. 2026-06-15
   days on market $135,000 Active 307 DOM
6. 2026-06-13
   days on market $135,000 Active 306 DOM
7. 2026-06-12
   days on market $135,000 Active 305 DOM
8. 2026-06-09
   days on market $135,000 Active 302 DOM
9. 2026-06-08
   days on market $135,000 Active 301 DOM
10. 2026-06-08
    days on market $135,000 Active 300 DOM
11. 2026-06-05
    days on market $135,000 Active 298 DOM
12. 2026-06-03
    days on market $135,000 Active 296 DOM
13. 2026-06-02
    days on market $135,000 Active 295 DOM
14. 2026-06-01
    days on market $135,000 Active 294 DOM
15. 2026-05-31
    days on market $135,000 Active 293 DOM
16. 2025-12-04
    status Active 479-char remark

    Show marketing remark (479 chars)

    Escape to country living with this 3 bedroom, 2 bathroom manufactured home nestled on 2.37 private acres. Perfect for those seeking space, privacy, and room to grow. Step outside to enjoy the expansive yard with mature trees, open pasture space, and plenty of room for animals, equipment, or future expansion. Whether you're looking to settle into a peaceful rural lifestyle or invest in a property with great potential, this home has it all. Call to schedule your viewing today!

17. 2025-12-01
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Escape to country living with this 3 bedroom, 2 bathroom manufactured home nestled on 2.37 private acres. Perfect for those seeking space, privacy, and room to grow. Step outside to enjoy the expansive yard with mature trees, open pasture space, and plenty of room for animals, equipment, or future expansion. Whether you're looking to settle into a peaceful rural lifestyle or invest in a property with great potential, this home has it all. Call to schedule your viewing today!

18. 2025-11-25
    historical 479-char remark

    Show marketing remark (479 chars)

    Escape to country living with this 3 bedroom, 2 bathroom manufactured home nestled on 2.37 private acres. Perfect for those seeking space, privacy, and room to grow. Step outside to enjoy the expansive yard with mature trees, open pasture space, and plenty of room for animals, equipment, or future expansion. Whether you're looking to settle into a peaceful rural lifestyle or invest in a property with great potential, this home has it all. Call to schedule your viewing today!

19. 2025-10-08
    price $135,000 479-char remark

    Show marketing remark (479 chars)

    Escape to country living with this 3 bedroom, 2 bathroom manufactured home nestled on 2.37 private acres. Perfect for those seeking space, privacy, and room to grow. Step outside to enjoy the expansive yard with mature trees, open pasture space, and plenty of room for animals, equipment, or future expansion. Whether you're looking to settle into a peaceful rural lifestyle or invest in a property with great potential, this home has it all. Call to schedule your viewing today!

20. 2025-07-24
    listed $145,000 Active 479-char remark

    Show marketing remark (479 chars)

    Escape to country living with this 3 bedroom, 2 bathroom manufactured home nestled on 2.37 private acres. Perfect for those seeking space, privacy, and room to grow. Step outside to enjoy the expansive yard with mature trees, open pasture space, and plenty of room for animals, equipment, or future expansion. Whether you're looking to settle into a peaceful rural lifestyle or invest in a property with great potential, this home has it all. Call to schedule your viewing today!

21. 2017-09-01
    soldstatus
22. 2009-11-16
    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: $905 · $75/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,566/yr (+$130/mo · 173.1%)

ⓘ 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 ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $16,262
• − Mortgage interest: −$7,562
• − Property taxes: −$905
• − Insurance: −$675
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$3,927
• Taxable income: $591
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $2,630/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: San Diego ISD
• NCES district ID: 4838820
• Math proficiency: 28% ▼ -1.00%
• Reading proficiency: 30% ▲ 1.00%
• Median HH income: $34,931
• Composite: 23.94/100
• National rank: #7782
• State rank: #669 of 826 in TX

Livability — Loma Linda East

• Score: 43/100
• State rank: #1578
• US rank: #26942

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

• Census place: Loma Linda East, TX
• Population (ZIP): 27,281

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: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% White 14% Two or more races 14%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 4% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▼ -123.86%
• Current HPI: 77.6253
• 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

-6.9% since first listed

7 events — show timeline

• 2025-12-04 Relisted — CBMLS
• 2025-12-01 Pending — CBMLS
• 2025-11-25 Delisted — CBMLS
• 2025-10-08 Price Changed $135,000 CBMLS
• 2025-07-24 Listed $145,000 CBMLS
• 2017-09-01 Sold (Public Records) — Public Records
• 2009-11-16 Sold (Public Records) — Public Records

Property tax history

+12.0%/yr

Latest (2025): $905 · +3.7% YoY. Source: county tax records.