210 Floyd St St · Boling, TX 77420

$87,000

3 bd · 2.0 ba · 1,178 sqft · Manufactured · 224 Days on market

Built 1996 10,001 sqft lot ↓ 40% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

***MUST HAVE PRE-APPROVAL OR PROOF OF CASH FUNDS ON HAND*** Excellently well priced and full of potential, this manufactured single-family home is the perfect starter or investment property. Situated on 4 spacious lots in a quiet town with easy access to Highways 1301 and 442, it features a covered carport and a large outdoor storage facility or workshop—ideal for projects or extra space. Don’t miss this affordable opportunity to own property with room to grow! New toilets, flooring and sinks in bathrooms!

Key facts

• Covered carport
• 0.23 acre lot
• Built 1996

Tags

• COVERED CARPORT
• LARGE OUTDOOR STORAGE FACILITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,236 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Boling ISD (rural): math 39% / reading 42% proficiency, ranked #411 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 191 units permitted in Wharton County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($601 loan paydown + $3k appreciation (3.4% local appreciation)).
• At projected returns (3.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $43k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-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: 2.05% ✓
• Cap rate: 17.48%
• Cash-on-cash: 39.94%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 3.46×
• Total profit: $59,914
• Equity at exit: $41,205

10-year hold

• IRR: 42.4%
• Equity multiple: 6.93×
• Total profit: $144,571
• Equity at exit: $65,173

Cash invested: $24,360 (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 77420

• Home prices YoY: 3.6%
• Active inventory: 28
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $744

Break-even live

Break-even rent $845

Max offer price $87,000

Occupancy floor 53%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-14
   status Pending 524-char remark

   Show marketing remark (524 chars)

   ***MUST HAVE PRE-APPROVAL OR PROOF OF CASH FUNDS ON HAND*** Excellently well priced and full of potential, this manufactured single-family home is the perfect starter or investment property. Situated on 4 spacious lots in a quiet town with easy access to Highways 1301 and 442, it features a covered carport and a large outdoor storage facility or workshop—ideal for projects or extra space. Don’t miss this affordable opportunity to own property with room to grow! New toilets, flooring and sinks in bathrooms!

2. 2026-04-09
   price $87,000 524-char remark

   Show marketing remark (524 chars)

   ***MUST HAVE PRE-APPROVAL OR PROOF OF CASH FUNDS ON HAND*** Excellently well priced and full of potential, this manufactured single-family home is the perfect starter or investment property. Situated on 4 spacious lots in a quiet town with easy access to Highways 1301 and 442, it features a covered carport and a large outdoor storage facility or workshop—ideal for projects or extra space. Don’t miss this affordable opportunity to own property with room to grow! New toilets, flooring and sinks in bathrooms!

3. 2026-03-22
   price $93,000 524-char remark

   Show marketing remark (524 chars)

   ***MUST HAVE PRE-APPROVAL OR PROOF OF CASH FUNDS ON HAND*** Excellently well priced and full of potential, this manufactured single-family home is the perfect starter or investment property. Situated on 4 spacious lots in a quiet town with easy access to Highways 1301 and 442, it features a covered carport and a large outdoor storage facility or workshop—ideal for projects or extra space. Don’t miss this affordable opportunity to own property with room to grow! New toilets, flooring and sinks in bathrooms!

4. 2026-02-13
   price $98,000 524-char remark

   Show marketing remark (524 chars)

   ***MUST HAVE PRE-APPROVAL OR PROOF OF CASH FUNDS ON HAND*** Excellently well priced and full of potential, this manufactured single-family home is the perfect starter or investment property. Situated on 4 spacious lots in a quiet town with easy access to Highways 1301 and 442, it features a covered carport and a large outdoor storage facility or workshop—ideal for projects or extra space. Don’t miss this affordable opportunity to own property with room to grow! New toilets, flooring and sinks in bathrooms!

5. 2025-12-05
   price $108,000 524-char remark

   Show marketing remark (524 chars)

   ***MUST HAVE PRE-APPROVAL OR PROOF OF CASH FUNDS ON HAND*** Excellently well priced and full of potential, this manufactured single-family home is the perfect starter or investment property. Situated on 4 spacious lots in a quiet town with easy access to Highways 1301 and 442, it features a covered carport and a large outdoor storage facility or workshop—ideal for projects or extra space. Don’t miss this affordable opportunity to own property with room to grow! New toilets, flooring and sinks in bathrooms!

6. 2025-10-13
   price $118,000 524-char remark

   Show marketing remark (524 chars)

   ***MUST HAVE PRE-APPROVAL OR PROOF OF CASH FUNDS ON HAND*** Excellently well priced and full of potential, this manufactured single-family home is the perfect starter or investment property. Situated on 4 spacious lots in a quiet town with easy access to Highways 1301 and 442, it features a covered carport and a large outdoor storage facility or workshop—ideal for projects or extra space. Don’t miss this affordable opportunity to own property with room to grow! New toilets, flooring and sinks in bathrooms!

7. 2025-10-02
   listed $130,000 Active 524-char remark

   Show marketing remark (524 chars)

   ***MUST HAVE PRE-APPROVAL OR PROOF OF CASH FUNDS ON HAND*** Excellently well priced and full of potential, this manufactured single-family home is the perfect starter or investment property. Situated on 4 spacious lots in a quiet town with easy access to Highways 1301 and 442, it features a covered carport and a large outdoor storage facility or workshop—ideal for projects or extra space. Don’t miss this affordable opportunity to own property with room to grow! New toilets, flooring and sinks in bathrooms!

8. 2025-10-02
   historical

   Show marketing remark (524 chars)

   ***MUST HAVE PRE-APPROVAL OR PROOF OF CASH FUNDS ON HAND*** Excellently well priced and full of potential, this manufactured single-family home is the perfect starter or investment property. Situated on 4 spacious lots in a quiet town with easy access to Highways 1301 and 442, it features a covered carport and a large outdoor storage facility or workshop—ideal for projects or extra space. Don’t miss this affordable opportunity to own property with room to grow! New toilets, flooring and sinks in bathrooms!

9. 2025-09-08
   price $130,000
10. 2025-05-10
    listed $145,000 Active

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,448
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$1,232
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$2,531
• Taxable income: $8,075
• Est. tax owed @ 24.0%: −$1,938
• After-tax cash flow: $6,994/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: Boling ISD
• NCES district ID: 4810780
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $42,007
• Composite: 34.14/100
• National rank: #5282
• State rank: #411 of 826 in TX

Livability — Boling

• Score: 57/100
• State rank: #1236
• US rank: #21639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boling, TX
• Population (ZIP): 2,461

Population outlook (Wharton County) Hauer SSP2

• Today (2025): 42,448 people
• By 2030: 42,726 · +0.7%
• By 2040: 43,042 · +1.4%
• By 2050: 43,368 · +2.2%
• By 2075: 44,962 · +5.9%
• By 2100: 44,510 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Hispanic / Latino 32% Black 18% Two or more races 10%
• Hispanic origin (detail): Mexican 27% Salvadoran 2%
• Common ancestry: Italian 3% Romanian 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 83% English-only · Spanish 16% German/W. Germanic 1%

Political lean MEDSL · Wharton

• 2024 margin: Solid R (+51.8) · D 23.8% · R 75.6%
• 2008→2024 swing: -20.7pp toward R · 2008: -31.2pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+43.1 2016: R+40.2 2012: R+39.1 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.42%
• Current HPI: 98.8276
• 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

-40.0% since first listed

10 events — show timeline

• 2026-05-14 Pending — HARMLS
• 2026-04-09 Price Changed $87,000 HARMLS
• 2026-03-22 Price Changed $93,000 HARMLS
• 2026-02-13 Price Changed $98,000 HARMLS
• 2025-12-05 Price Changed $108,000 HARMLS
• 2025-10-13 Price Changed $118,000 HARMLS
• 2025-10-02 Listing Removed — HARMLS
• 2025-10-02 Listed $130,000 HARMLS
• 2025-09-08 Price Changed $130,000 HARMLS
• 2025-05-10 Listed $145,000 HARMLS

Property tax history

+1.1%/yr

Latest (2025): $100 · -17.5% YoY. Source: county tax records.