310 Beaks Ave · Eagle Lake, TX 77434

$186,000

6 bd · 3.0 ba · 544 sqft · Manufactured public records · 91 Days on market

Built 2020 ↓ 9% since listing

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Why this score? — see what drove the D- 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 +8.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Priced to Sell! This moment situated on nearly one acre, offering a total of 6 bedrooms and 3 full bathrooms. The main manufactured home (4BD/2BA, built in 2020) and two extra rooms and one bath is well maintained, move-in ready, and sits on a concrete slab for added foundation protection. The two additional living spaces provide excellent flexibility—ideal for rental income, guest housing, or extended family living. Property includes chicken coops (chickens not included). Also a large 16X16” storage and large carport. A great opportunity for those seeking space, versatility, and income potential. Won't last call your agent for private tour.

Key facts

• Chicken coops
• Concrete slab
• Large storage

Tags

• NEARLY ONE ACRE
• TWO EXTRA ROOMS
• CONCRETE SLAB
• CHICKEN COOPS
• LARGE STORAGE
• LARGE CARPORT

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath manufactured listed at $186k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (35.3% below list).
• Recommended offer: $120k (35.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.7% in Eagle Lake — 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 62/100 on livability (#913 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: schools F, amenities F, commute F.
• Rice CISD (rural): math 34% / reading 32% proficiency, ranked #574 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 29 units permitted in Colorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.3% local appreciation)).
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $120,329 (35.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.65% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.92×
• Total profit: $-4,342
• Equity at exit: $66,426

10-year hold

• IRR: 3.2%
• Equity multiple: 1.40×
• Total profit: $20,726
• Equity at exit: $90,584

Cash invested: $52,080 (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 77434

• Home prices YoY: 0.7%
• Active inventory: 59
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$975
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-165

Break-even live

Break-even rent $1,412

Max offer price $156,914

Occupancy floor —

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $186,000 Active 91 DOM
2. 2026-06-17
   days on market $186,000 Active 90 DOM
3. 2026-06-16
   days on market $186,000 Active 89 DOM
4. 2026-06-15
   days on market $186,000 Active 88 DOM
5. 2026-06-15
   days on market $186,000 Active 87 DOM
6. 2026-06-13
   days on market $186,000 Active 86 DOM
7. 2026-06-12
   days on market $186,000 Active 85 DOM
8. 2026-06-09
   days on market $186,000 Active 82 DOM
9. 2026-06-08
   days on market $186,000 Active 81 DOM
10. 2026-06-08
    days on market $186,000 Active 80 DOM
11. 2026-06-05
    days on market $186,000 Active 78 DOM
12. 2026-06-03
    days on market $186,000 Active 76 DOM
13. 2026-06-02
    days on market $186,000 Active 75 DOM
14. 2026-06-01
    days on market $186,000 Active 74 DOM
15. 2026-05-31
    days on market $186,000 Active 73 DOM
16. 2026-03-20
    price $186,000 661-char remark

    Show marketing remark (661 chars)

    Priced to Sell! This moment situated on nearly one acre, offering a total of 6 bedrooms and 3 full bathrooms. The main manufactured home (4BD/2BA, built in 2020) and two extra rooms and one bath is well maintained, move-in ready, and sits on a concrete slab for added foundation protection. The two additional living spaces provide excellent flexibility—ideal for rental income, guest housing, or extended family living. Property includes chicken coops (chickens not included). Also a large 16X16” storage and large carport. A great opportunity for those seeking space, versatility, and income potential. Won't last call your agent for private tour.

17. 2026-03-19
    listed $205,000 Active 661-char remark

    Show marketing remark (661 chars)

    Priced to Sell! This moment situated on nearly one acre, offering a total of 6 bedrooms and 3 full bathrooms. The main manufactured home (4BD/2BA, built in 2020) and two extra rooms and one bath is well maintained, move-in ready, and sits on a concrete slab for added foundation protection. The two additional living spaces provide excellent flexibility—ideal for rental income, guest housing, or extended family living. Property includes chicken coops (chickens not included). Also a large 16X16” storage and large carport. A great opportunity for those seeking space, versatility, and income potential. Won't last call your agent for private tour.

18. 2026-03-19
    historical

    Show marketing remark (661 chars)

    Priced to Sell! This moment situated on nearly one acre, offering a total of 6 bedrooms and 3 full bathrooms. The main manufactured home (4BD/2BA, built in 2020) and two extra rooms and one bath is well maintained, move-in ready, and sits on a concrete slab for added foundation protection. The two additional living spaces provide excellent flexibility—ideal for rental income, guest housing, or extended family living. Property includes chicken coops (chickens not included). Also a large 16X16” storage and large carport. A great opportunity for those seeking space, versatility, and income potential. Won't last call your agent for private tour.

19. 2026-02-13
    price $195,000
20. 2026-02-13
    price $199,000
21. 2026-02-01
    listed $205,000 Active
22. 2022-03-16
    soldstatus
23. 2013-10-28
    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: $748 · $62/mo
• Projected year-2 tax: $3,404 · $284/mo
• Expected delta: +$2,656/yr (+$221/mo · 355.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,439
• − Mortgage interest: −$10,419
• − Property taxes: −$748
• − Insurance: −$930
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$5,411
• Taxable loss: −$5,379
• Est. tax savings @ 24.0%: +$1,291
• After-tax cash flow: $-685/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: Rice CISD
• NCES district ID: 4836970
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $39,704
• Composite: 27.72/100
• National rank: #6907
• State rank: #574 of 826 in TX

Livability — Eagle Lake

• Score: 62/100
• State rank: #913
• US rank: #16344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Lake, TX
• Population (ZIP): 4,037

Population outlook (Colorado County) Hauer SSP2

• Today (2025): 20,932 people
• By 2030: 20,803 · -0.6%
• By 2040: 20,518 · -2.0%
• By 2050: 20,325 · -2.9%
• By 2075: 20,086 · -4.0%
• By 2100: 18,228 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 58% White 22% Black 19% Two or more races 16% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Lithuanian 4% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Colorado

• 2024 margin: Solid R (+57.2) · D 21.1% · R 78.3%
• 2008→2024 swing: -17.9pp toward R · 2008: -39.4pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+50.6 2016: R+51.2 2012: R+49.3 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.30%
• Current HPI: 179.6872
• 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

-9.3% since first listed

8 events — show timeline

• 2026-03-20 Price Changed $186,000 HARMLS
• 2026-03-19 Listing Removed — HARMLS
• 2026-03-19 Listed $205,000 HARMLS
• 2026-02-13 Price Changed $195,000 HARMLS
• 2026-02-13 Price Changed $199,000 HARMLS
• 2026-02-01 Listed $205,000 HARMLS
• 2022-03-16 Sold (Public Records) — Public Records
• 2013-10-28 Sold (Public Records) — Public Records

Property tax history

+15.7%/yr

Latest (2025): $748 · +17.3% YoY. Source: county tax records.