1103 Williams Ave · Schulenburg, TX 78956

$145,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 65 Days on market

Built 2013 0.43 ac lot $100/sqft · 41% below area Est $247k · 41% under

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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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Espace the Hustle and Bustle! If a Peaceful, Quiet Setting is What You Desire then Look No Further! Over 1400 sqft in this open floor plan with 3 bedrooms and 2 baths. On just under a half-acre this property backs to pasture with variety of animals you can watch frolicking without the expense of owning them. Call your favorite realtor and schedule and tour today!

Key facts

• 0.43 acre lot
• Built 2013
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (3.8% below list).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 1.0% in Schulenburg — 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 (#912 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools D-.
• Schulenburg ISD (town): math 46% / reading 39% proficiency, ranked #329 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 104 active listings in the ZIP; 23 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fayette County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (9%) 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 0.96% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (median comp): $247,000
• List price: $145,000
• Delta: -41.30%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-13,065
• Equity at exit: $21,620

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,004
• Equity at exit: $12,537

Cash invested: $40,600 (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 78956

• Home prices YoY: -23.0%
• Active inventory: 104
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$117 /mo · $1,406/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $164

Break-even live

Break-even rent $1,187

Max offer price $145,000

Occupancy floor 83%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-15
   statusdays on market $145,000 Pending 65 DOM
2. 2026-06-13
   days on market $145,000 Active Under Contract 64 DOM
3. 2026-06-12
   days on market $145,000 Active Under Contract 63 DOM
4. 2026-06-09
   days on market $145,000 Active Under Contract 60 DOM
5. 2026-06-08
   days on market $145,000 Active Under Contract 59 DOM
6. 2026-06-08
   days on market $145,000 Active Under Contract 58 DOM
7. 2026-06-05
   days on market $145,000 Active Under Contract 56 DOM
8. 2026-06-03
   days on market $145,000 Active Under Contract 54 DOM
9. 2026-06-02
   days on market $145,000 Active Under Contract 53 DOM
10. 2026-06-01
    days on market $145,000 Active Under Contract 52 DOM
11. 2026-05-31
    days on market $145,000 Active Under Contract 51 DOM
12. 2026-05-11
    historical Active Under Contract 369-char remark

    Show marketing remark (369 chars)

    Espace the Hustle and Bustle! If a Peaceful, Quiet Setting is What You Desire then Look No Further! Over 1400 sqft in this open floor plan with 3 bedrooms and 2 baths. On just under a half-acre this property backs to pasture with variety of animals you can watch frolicking without the expense of owning them. Call your favorite realtor and schedule and tour today!

13. 2026-04-15
    price $145,000 369-char remark

    Show marketing remark (369 chars)

    Espace the Hustle and Bustle! If a Peaceful, Quiet Setting is What You Desire then Look No Further! Over 1400 sqft in this open floor plan with 3 bedrooms and 2 baths. On just under a half-acre this property backs to pasture with variety of animals you can watch frolicking without the expense of owning them. Call your favorite realtor and schedule and tour today!

14. 2026-04-10
    listed $160,000 Active 369-char remark

    Show marketing remark (369 chars)

    Espace the Hustle and Bustle! If a Peaceful, Quiet Setting is What You Desire then Look No Further! Over 1400 sqft in this open floor plan with 3 bedrooms and 2 baths. On just under a half-acre this property backs to pasture with variety of animals you can watch frolicking without the expense of owning them. Call your favorite realtor and schedule and tour today!

15. 2023-06-08
    soldstatus
16. 2023-05-30
    soldstatus Sold 157-char remark

    Show marketing remark (157 chars)

    Recently refurbished home on 1/2 acre in Schulenburg Tx. 3/2. All new appliances convey with home. View from back porch looks out over the neighbors acreage.

17. 2023-05-01
    status Pending 157-char remark

    Show marketing remark (157 chars)

    Recently refurbished home on 1/2 acre in Schulenburg Tx. 3/2. All new appliances convey with home. View from back porch looks out over the neighbors acreage.

18. 2023-04-20
    listed $129,900 Active 157-char remark

    Show marketing remark (157 chars)

    Recently refurbished home on 1/2 acre in Schulenburg Tx. 3/2. All new appliances convey with home. View from back porch looks out over the neighbors acreage.

ⓘ 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: $1,406 · $117/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$1,247/yr (+$104/mo · 88.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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: $16,740
• − Mortgage interest: −$8,122
• − Property taxes: −$1,406
• − Insurance: −$725
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,218
• Taxable loss: −$410
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $2,067/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: Schulenburg ISD
• NCES district ID: 4839540
• Math proficiency: 46% ▲ 5.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $44,829
• Composite: 36.11/100
• National rank: #4754
• State rank: #329 of 826 in TX

Livability — Schulenburg

• Score: 62/100
• State rank: #912
• US rank: #16339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schulenburg, TX
• Population (ZIP): 5,494

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 26,343 people
• By 2030: 26,940 · +2.3%
• By 2040: 27,898 · +5.9%
• By 2050: 28,623 · +8.7%
• By 2075: 31,155 · +18.3%
• By 2100: 31,557 · +19.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 23% Two or more races 11% Black 10% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 15% Russian/Polish/Slavic 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -18.8pp toward R · 2008: -42.6pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+58.0 2016: R+59.1 2012: R+54.9 2008: R+42.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.33%
• Current HPI: 214.9749
• 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

+11.6% since first listed

7 events — show timeline

• 2026-05-11 Contingent — HARMLS
• 2026-04-15 Price Changed $145,000 HARMLS
• 2026-04-10 Listed $160,000 HARMLS
• 2023-06-08 Sold (Public Records) — Public Records
• 2023-05-30 Sold (MLS) — HARMLS
• 2023-05-01 Pending — HARMLS
• 2023-04-20 Listed $129,900 HARMLS

Property tax history

+3.5%/yr

Latest (2025): $1,406 · +21.6% YoY. Source: county tax records.