1337 Pin Tail Cv · Beaver Creek, TX 77836

$129,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 147 Days on market

Built 1999 2.19 ac lot $106/sqft · 26% below area Est $175k · 26% under ↓ 14% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at 1337 Pintail Cove in Beaver Creek. This 2.19 acre corner property with dual road frontage offers incredible flexibility for investors, builders, or buyers seeking land with multiple access points. The 3 bedroom 2 bath manufactured home provides immediate use while you plan future development, expansion, or resale strategy. Properties with much acreage and accessibility from 2 side of the road are increasingly rare-

Key facts

• Dual road frontage
• Manufactured home
• 2.19 acre lot

Tags

• 2.19 ACRE CORNER PROPERTY
• DUAL ROAD FRONTAGE
• MULTIPLE ACCESS POINTS
• MANUFACTURED HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Snook ISD (rural): math 50% / reading 34% proficiency, ranked #334 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Snook El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 294 students, 70% FRL); Snook Secondary (math 47% / reading 27%, grade F, #897 of 1,632 statewide, top 57%, 295 students, 68% FRL).
• Market conditions: 315 active listings in the ZIP; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.29%
• DSCR: 1.77
• GRM: 6.5

CMA / ARV

• ARV (median comp): $174,900
• List price: $129,000
• Delta: -26.24%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Mallard Dr	0.60mi	3/2.0	1,190 (-2%)	1mo	$89,900	$76	68

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $12,202
• Equity at exit: $19,234

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $53,141
• Equity at exit: $11,154

Cash invested: $36,120 (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 77836

• Home prices YoY: -26.0%
• Active inventory: 315
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $520

Break-even live

Break-even rent $993

Max offer price $129,000

Occupancy floor 63%

Sensitivity live

Price	-10% $593	-5% $557	+0% $520	+5% $484	+10% $447
Rent	-10% $390	-5% $455	+0% $520	+5% $586	+10% $651
Rate	-1.0pp $585	-0.5pp $553	base $520	+0.5pp $487	+1.0pp $453

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $129,000 Active 147 DOM
2. 2026-06-18
   days on market $129,000 Active 144 DOM
3. 2026-06-17
   days on market $129,000 Active 143 DOM
4. 2026-06-16
   days on market $129,000 Active 142 DOM
5. 2026-06-15
   days on market $129,000 Active 141 DOM
6. 2026-06-14
   days on market $129,000 Active 139 DOM
7. 2026-06-13
   days on market $129,000 Active 138 DOM
8. 2026-06-10
   days on market $129,000 Active 136 DOM
9. 2026-06-09
   days on market $129,000 Active 135 DOM
10. 2026-06-08
    days on market $129,000 Active 134 DOM
11. 2026-06-07
    days on market $129,000 Active 133 DOM
12. 2026-06-02
    days on market $129,000 Active 128 DOM
13. 2026-06-01
    days on market $129,000 Active 127 DOM
14. 2026-05-31
    days on market $129,000 Active 126 DOM
15. 2026-05-30
    days on market $129,000 Active 125 DOM
16. 2026-05-11
    price $129,000 440-char remark

    Show marketing remark (440 chars)

    Opportunity awaits at 1337 Pintail Cove in Beaver Creek. This 2.19 acre corner property with dual road frontage offers incredible flexibility for investors, builders, or buyers seeking land with multiple access points. The 3 bedroom 2 bath manufactured home provides immediate use while you plan future development, expansion, or resale strategy. Properties with much acreage and accessibility from 2 side of the road are increasingly rare-

17. 2026-03-24
    price $130,000 440-char remark

    Show marketing remark (440 chars)

    Opportunity awaits at 1337 Pintail Cove in Beaver Creek. This 2.19 acre corner property with dual road frontage offers incredible flexibility for investors, builders, or buyers seeking land with multiple access points. The 3 bedroom 2 bath manufactured home provides immediate use while you plan future development, expansion, or resale strategy. Properties with much acreage and accessibility from 2 side of the road are increasingly rare-

18. 2026-01-29
    status Active 440-char remark

    Show marketing remark (440 chars)

    Opportunity awaits at 1337 Pintail Cove in Beaver Creek. This 2.19 acre corner property with dual road frontage offers incredible flexibility for investors, builders, or buyers seeking land with multiple access points. The 3 bedroom 2 bath manufactured home provides immediate use while you plan future development, expansion, or resale strategy. Properties with much acreage and accessibility from 2 side of the road are increasingly rare-

19. 2026-01-23
    listed $150,000 Active 440-char remark

    Show marketing remark (440 chars)

    Opportunity awaits at 1337 Pintail Cove in Beaver Creek. This 2.19 acre corner property with dual road frontage offers incredible flexibility for investors, builders, or buyers seeking land with multiple access points. The 3 bedroom 2 bath manufactured home provides immediate use while you plan future development, expansion, or resale strategy. Properties with much acreage and accessibility from 2 side of the road are increasingly rare-

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$1,712/yr (+$143/mo · 263.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $19,819
• − Mortgage interest: −$7,226
• − Property taxes: −$649
• − Insurance: −$645
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$3,753
• Taxable income: $4,375
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $5,195/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: Snook ISD
• NCES district ID: 4840620
• Math proficiency: 50% ▲ 8.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $47,667
• Composite: 36.0/100
• National rank: #4788
• State rank: #334 of 826 in TX

Livability — Beaver Creek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Beaver Creek, TX
• Population (ZIP): 12,469

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Black 10% Two or more races 9%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.96%
• Current HPI: 187.5385
• 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

-14.0% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $129,000 BCSRMLS
• 2026-03-24 Price Changed $130,000 BCSRMLS
• 2026-01-29 Relisted — BCSRMLS
• 2026-01-23 Listed $150,000 BCSRMLS

Property tax history

+3.1%/yr

Latest (2025): $649 · +7.9% YoY. Source: county tax records.