145 St Regis · West Livingston, TX 77351

$49,900

2 bd · 2.0 ba · 630 sqft · Manufactured · 34 Days on market

Built 1985 Fair condition 3,798 sqft lot $79/sqft · 71% above area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming wooded homesite near Lake Livingston offering an affordable opportunity for homeowners, weekend retreat buyers, or anyone seeking peaceful East Texas living. Nestled among mature trees in the Lake Livingston Village community, this property features an existing single-wide mobile home and a spacious yard with room for gardening, outdoor entertaining, or future improvements. Enjoy a quiet country setting just minutes from TX-146 and downtown Livingston. Lake Livingston boat ramps, fishing, camping, and outdoor recreation are only a short drive away. The home will benefit from repairs and updates, giving buyers the opportunity to customize and add value. Whether renovating the curren

Key facts

• Spacious yard
• Wooded homesite
• Outdoor entertaining

Tags

• WOODED HOMESITE
• SPACIOUS YARD
• QUIET COUNTRY SETTING
• OUTDOOR ENTERTAINING
• FISHING
• CAMPING

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Built in 1985
• Construction: Metal roof
• Exterior features: Wooded lot

Interior

• Bedrooms: Bedroom (first level) — 10 x 10; Primary bedroom (first level) — 12 x 12; Two total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) for cooling
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 2.5% in West Livingston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 50/100 on livability (#1,501 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Livingston ISD (rural): math 38% / reading 39% proficiency, ranked #459 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Livingston J H (math 30% / reading 32%, grade F, #1,015 of 1,662 statewide, top 62%, 893 students, 62% FRL); Livingston H S (math 35% / reading 46%, grade F, #798 of 1,632 statewide, top 49%, 1,128 students, 51% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 1186 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.24% ✓
• Cap rate: 19.23%
• Cash-on-cash: 46.21%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (median comp): $29,103
• List price: $49,900
• Delta: 71.46%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.5%
• Equity multiple: 2.88×
• Total profit: $26,202
• Equity at exit: $7,440

10-year hold

• IRR: 49.5%
• Equity multiple: 5.80×
• Total profit: $67,013
• Equity at exit: $4,314

Cash invested: $13,972 (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 77351

• Home prices YoY: -14.8%
• Active inventory: 1186
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $538

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 47%

Sensitivity live

Price	-10% $573	-5% $555	+0% $538	+5% $521	+10% $504
Rent	-10% $450	-5% $494	+0% $538	+5% $582	+10% $626
Rate	-1.0pp $563	-0.5pp $551	base $538	+0.5pp $525	+1.0pp $512

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 Terlingua Unit 331 Livingston, TX	2.0	1.0	500	$950	$1.90	25d	1	0.10mi
420 Terlingua Livingston, TX	2.0	1.0	500	$850	$1.70	25d	1	0.13mi

Listing history 14 events

1. 2026-06-18
   days on market $49,900 Active 34 DOM
2. 2026-06-17
   days on market $49,900 Active 33 DOM
3. 2026-06-16
   days on market $49,900 Active 32 DOM
4. 2026-06-15
   days on market $49,900 Active 31 DOM
5. 2026-06-13
   days on market $49,900 Active 29 DOM
6. 2026-06-09
   days on market $49,900 Active 25 DOM
7. 2026-06-08
   days on market $49,900 Active 24 DOM
8. 2026-06-07
   days on market $49,900 Active 23 DOM
9. 2026-06-04
   days on market $49,900 Active 20 DOM
10. 2026-06-03
    days on market $49,900 Active 19 DOM
11. 2026-06-02
    days on market $49,900 Active 18 DOM
12. 2026-06-01
    days on market $49,900 Active 17 DOM
13. 2026-05-31
    days on market $49,900 Active 16 DOM
14. 2026-05-15
    listed $49,900 Active 839-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 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: $13,412
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$1,452
• Taxable income: $6,021
• Est. tax owed @ 24.0%: −$1,445
• After-tax cash flow: $5,012/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 · 1 photo

Fair 45/100 Moderate rehab

This single-wide mobile home requires significant repairs and updates to improve its condition and increase its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Age and potential leaks
• Major flooring — Worn and possibly substandard
• Major interior walls/paint — Old and possibly peeling
• Major windows — Age and potential drafts
• Major HVAC/mechanicals — Age and potential inefficiency
• Major landscaping — Basic and not visually appealing

Value-add opportunities

• Resale new siding — Enhances curb appeal and durability
• Resale new roof — Fixes potential leaks and extends home life
• Resale new flooring — Improves comfort and aesthetics
• Resale new interior paint — Freshens the interior and enhances value
• Resale new windows — Reduces energy costs and enhances curb appeal
• Resale HVAC upgrade — Improves comfort and energy efficiency
• Resale landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Age and potential leaks	Major	$15,000–50,000
flooring · Worn and possibly substandard	Major	$15,000–50,000
interior walls/paint · Old and possibly peeling	Major	$15,000–50,000
windows · Age and potential drafts	Major	$15,000–50,000
HVAC/mechanicals · Age and potential inefficiency	Major	$15,000–50,000
landscaping · Basic and not visually appealing	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale new siding — Enhances curb appeal and durability ↑
• Resale new roof — Fixes potential leaks and extends home life ↑
• Resale new flooring — Improves comfort and aesthetics ↑
• Resale new interior paint — Freshens the interior and enhances value ↑
• Resale new windows — Reduces energy costs and enhances curb appeal ↑
• Resale HVAC upgrade — Improves comfort and energy efficiency ↑
• Resale landscaping — Enhances curb appeal and property 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: Livingston ISD
• NCES district ID: 4827780
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $39,531
• Composite: 32.25/100
• National rank: #5767
• State rank: #459 of 826 in TX

Livability — West Livingston

• Score: 50/100
• State rank: #1501
• US rank: #25668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Livingston, TX
• County: Polk County · 37,143 people
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

• 2026-05-15 Listed $49,900 HARMLS