145 St Regis · West Livingston, TX 77351

$39,900

2 bd · 2.0 ba · 630 sqft · Manufactured · 177 Days on market

Manufactured home Built 1985 Fair condition 3,798 sqft lot $63/sqft · 43% below area Est $69k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.3

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.

Key facts

• Spacious yard
• Wooded homesite
• Outdoor entertaining

Tags

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 3.3% 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: Timber Creek El (math 56% / reading 47%, grade C-, #808 of 4,322 statewide, top 19%, 522 students, 74% FRL); 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 63% FRL track the district average.
• Market conditions: 1724 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).
• This rent is only 15% of the median local income ($67k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($35k) 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 $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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. 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. 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?
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: 2.16% ✓
• Cap rate: 18.45%
• Cash-on-cash: 43.41%
• DSCR: 2.93
• GRM: 3.9

CMA / ARV

• ARV (median comp): $69,462
• List price: $39,900
• Delta: -42.56%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Beaver Run	0.31mi	1/1.0 (-1)	480 (-24%)	11mo	$85,000	$177	42
319 Terlingua	0.20mi	1/1.0 (-1)	480 (-24%)	18mo	$105,000	$219	42
273 St Regis	0.14mi	1/1.0 (-1)	784 (+24%)	22mo	$85,000	$108	41
156 Ramblewood	1.09mi	1/1.0 (-1)	576 (-9%)	2mo	$120,000	$208	40
118 Ramblewood	1.12mi	1/1.0 (-1)	640 (+2%)	18mo	$65,000	$102	38
401 Deerfield	0.56mi	1/1.0 (-1)	480 (-24%)	4mo	$90,000	$188	36
380 Quailcrest	0.86mi	2/1.0	700 (+11%)	11mo	$50,000	$71	33
385 Norfolk Dr	0.80mi	2/1.0	600 (-5%)	26mo	$60,000	$100	33
140 Harmony Dr	1.21mi	2/1.0	736 (+17%)	4mo	$105,000	$143	33
709 Alta Vista Dr	0.97mi	1/1.0 (-1)	480 (-24%)	3mo	$120,000	$250	29
827 Brackenridge	1.14mi	1/1.0 (-1)	728 (+16%)	13mo	$9,500	$13	20
296 Ramblewood	0.99mi	1/1.0 (-1)	720 (+14%)	24mo	$179,500	$249	12

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: 40.3%
• Equity multiple: 2.73×
• Total profit: $19,286
• Equity at exit: $5,949

10-year hold

• IRR: 46.6%
• Equity multiple: 5.47×
• Total profit: $49,989
• Equity at exit: $3,450

Cash invested: $11,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $47,000 ($65/sqft)
• Median days on market: 483 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +70.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77351

• Home prices YoY: -14.8%
• Active inventory: 1724
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $404

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 48%

Sensitivity live

Price	-10% $432	-5% $418	+0% $404	+5% $390	+10% $377
Rent	-10% $336	-5% $370	+0% $404	+5% $438	+10% $472
Rate	-1.0pp $424	-0.5pp $414	base $404	+0.5pp $394	+1.0pp $383

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: $9,975
• Closing costs: $1,197
• Club membership (one-time): —
• 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	165d	1	0.10mi
420 Terlingua Livingston, TX	2.0	1.0	500	$850	$1.70	108d	1	0.13mi

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Utilities: Public waterSeptic tank sewer
• Home design: Residential propertyBuilt in 1985
• Construction: Metal roof
• Exterior features: Wooded lot

Interior

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

Listing history 50 events

1. 2026-11-08
   days on market $39,900 Active 177 DOM
2. 2026-11-07
   days on market $39,900 Active 176 DOM
3. 2026-11-06
   days on market $39,900 Active 175 DOM
4. 2026-11-05
   days on market $39,900 Active 174 DOM
5. 2026-11-04
   days on market $39,900 Active 173 DOM
6. 2026-11-02
   days on market $39,900 Active 171 DOM
7. 2026-11-01
   days on market $39,900 Active 170 DOM
8. 2026-10-31
   days on market $39,900 Active 169 DOM
9. 2026-10-30
   days on market $39,900 Active 168 DOM
10. 2026-10-29
    days on market $39,900 Active 167 DOM
11. 2026-10-28
    days on market $39,900 Active 166 DOM
12. 2026-10-27
    days on market $39,900 Active 165 DOM
13. 2026-10-26
    days on market $39,900 Active 164 DOM
14. 2026-10-26
    days on market $39,900 Active 163 DOM
15. 2026-10-24
    days on market $39,900 Active 162 DOM
16. 2026-10-23
    days on market $39,900 Active 161 DOM
17. 2026-10-22
    days on market $39,900 Active 160 DOM
18. 2026-10-21
    days on market $39,900 Active 159 DOM
19. 2026-10-20
    days on market $39,900 Active 158 DOM
20. 2026-10-19
    days on market $39,900 Active 157 DOM
21. 2026-10-18
    days on market $39,900 Active 156 DOM
22. 2026-10-17
    days on market $39,900 Active 155 DOM
23. 2026-10-16
    days on market $39,900 Active 154 DOM
24. 2026-10-15
    days on market $39,900 Active 153 DOM
25. 2026-10-14
    days on market $39,900 Active 152 DOM
26. 2026-10-13
    days on market $39,900 Active 151 DOM
27. 2026-10-12
    days on market $39,900 Active 150 DOM
28. 2026-10-11
    days on market $39,900 Active 149 DOM
29. 2026-10-10
    days on market $39,900 Active 148 DOM
30. 2026-10-09
    days on market $39,900 Active 147 DOM
31. 2026-10-08
    days on market $39,900 Active 146 DOM
32. 2026-10-07
    days on market $39,900 Active 145 DOM
33. 2026-10-06
    days on market $39,900 Active 144 DOM
34. 2026-10-05
    days on market $39,900 Active 143 DOM
35. 2026-10-04
    days on market $39,900 Active 142 DOM
36. 2026-10-04
    days on market $39,900 Active 141 DOM
37. 2026-10-02
    days on market $39,900 Active 140 DOM
38. 2026-10-01
    days on market $39,900 Active 139 DOM
39. 2026-09-30
    days on market $39,900 Active 138 DOM
40. 2026-09-29
    days on market $39,900 Active 137 DOM
41. 2026-09-28
    days on market $39,900 Active 136 DOM
42. 2026-09-27
    days on market $39,900 Active 135 DOM
43. 2026-09-26
    days on market $39,900 Active 134 DOM
44. 2026-09-25
    days on market $39,900 Active 133 DOM
45. 2026-09-24
    price $39,900 Active 132 DOM
46. 2026-09-24
    days on market $49,900 Active 132 DOM
47. 2026-09-23
    days on market $49,900 Active 131 DOM
48. 2026-09-22
    days on market $49,900 Active 130 DOM
49. 2026-09-21
    days on market $49,900 Active 129 DOM
50. 2026-09-20
    days on market $49,900 Active 128 DOM

ⓘ 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 3/10 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: $10,327
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$1,161
• Taxable income: $4,481
• Est. tax owed @ 24.0%: −$1,075
• After-tax cash flow: $3,774/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 Est. rehab $15,750–$28,350 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Pine Ridge Pri Middle Livingston J H F TX #1,015/1,662 Nat'l #8,646/14,009 High Livingston H S F TX #798/1,632 Nat'l #8,052/17,239

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

D Composite livability gradescore 50/100

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 · 51,049 people
• City population: 37,143
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 6% of renters

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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%

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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%
• Languages at home: 88% English-only · Spanish 10%

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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

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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

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Utilities: Public waterSeptic tank sewer
• Home design: Residential propertyBuilt in 1985
• Construction: Metal roof
• Exterior features: Wooded lot

Interior

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

Price history

1 event — show timeline

• 2026-05-15 Listed $49,900 HARMLS