146 Catamaran Cir · Blessing, TX 77419

$69,000

1 bd · 1.0 ba · 450 sqft · Manufactured public records · 291 Days on market

Built 2025 0.43 ac lot $153/sqft · 101% above area Est $86k · 20% under $6/mo HOA · 1% of rent ↓ 17% since listing

---

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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• Appreciation +6.9/10.0
• 1% rule +6.6/10.0
• Schools +4.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here is your chance to own a beautiful, fully fenced and tree shaded double lot with a 2025 built tiny home/man cave, new morgan building for storage as well as another older storage building. Has an RV hook up on separate electric meter that could be rented out, two large drive through gates, 2 walk through gates, newly built fence as well as nice little coy or goldfish pond. This newly built mancave/tiny home is a mini-barndo with rustic interior including metal roof and ceiling, concrete floors and wood walls. One big room with kitchen, dining, living, bedroom all together and a private full bathroom with stand up shower. Enjoy great fishing in the Tres Palacios River at the community boat ramp or make the 10 minute drive into Palacios with great piers and jetties, parks and public restrooms, restaurants and more! This is also a great birding area for the bird lovers or if you just need to get away! Also could be used as a rental/vacation rental. Call fast!

Key facts

• Fully fenced
• Double lot
• 2025 built tiny home

Tags

• FULLY FENCED
• DOUBLE LOT
• 2025 BUILT TINY HOME
• RV HOOK UP
• LARGE DRIVE THROUGH GATES
• WALK THROUGH GATES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($798 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,386 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing C-, health & safety C-, amenities F.
• Tidehaven ISD (rural): math 54% / reading 54% proficiency, ranked #127 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Blessing El (math 42% / reading 52%, grade D-, #1,006 of 4,322 statewide, top 25%, 284 students, 65% FRL); Tidehaven Int (math 44% / reading 50%, grade D+, #424 of 1,662 statewide, top 27%, 233 students, 67% FRL); Tidehaven H S (math 72% / reading 57%, grade B-, #199 of 1,632 statewide, top 14%, 274 students, 58% FRL).
• Market conditions: 26 active listings in the ZIP; 153 units permitted in Matagorda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $3k appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($61k) 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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.16% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (median comp): $86,244
• List price: $69,000
• Delta: -19.99%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

3.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.27×
• Total profit: $24,630
• Equity at exit: $33,937

10-year hold

• IRR: 22.0%
• Equity multiple: 4.38×
• Total profit: $65,308
• Equity at exit: $54,688

Cash invested: $19,320 (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 77419

• Home prices YoY: 3.9%
• Active inventory: 26
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $798 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$29
• HOA: −$6
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $214

Break-even live

Break-even rent $527

Max offer price $69,000

Occupancy floor 68%

Sensitivity live

Price	-10% $253	-5% $233	+0% $214	+5% $194	+10% $175
Rent	-10% $151	-5% $182	+0% $214	+5% $245	+10% $277
Rate	-1.0pp $248	-0.5pp $231	base $214	+0.5pp $196	+1.0pp $178

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: electric

Listing history 21 events

1. 2026-06-21
   days on market $69,000 Active 291 DOM
2. 2026-06-19
   days on market $69,000 Active 289 DOM
3. 2026-06-18
   days on market $69,000 Active 288 DOM
4. 2026-06-17
   days on market $69,000 Active 287 DOM
5. 2026-06-16
   days on market $69,000 Active 286 DOM
6. 2026-06-15
   days on market $69,000 Active 285 DOM
7. 2026-06-14
   days on market $69,000 Active 283 DOM
8. 2026-06-12
   days on market $69,000 Active 282 DOM
9. 2026-06-09
   days on market $69,000 Active 279 DOM
10. 2026-06-08
    days on market $69,000 Active 278 DOM
11. 2026-06-07
    days on market $69,000 Active 277 DOM
12. 2026-06-05
    days on market $69,000 Active 275 DOM
13. 2026-06-02
    days on market $69,000 Active 272 DOM
14. 2026-06-01
    price $69,000 Active 271 DOM
15. 2026-06-01
    days on market $74,000 Active 271 DOM
16. 2026-05-31
    days on market $74,000 Active 270 DOM
17. 2026-05-30
    days on market $74,000 Active 269 DOM
18. 2026-05-10
    price $74,000 980-char remark

    Show marketing remark (980 chars)

    Here is your chance to own a beautiful, fully fenced and tree shaded double lot with a 2025 built tiny home/man cave, new morgan building for storage as well as another older storage building. Has an RV hook up on separate electric meter that could be rented out, two large drive through gates, 2 walk through gates, newly built fence as well as nice little coy or goldfish pond. This newly built mancave/tiny home is a mini-barndo with rustic interior including metal roof and ceiling, concrete floors and wood walls. One big room with kitchen, dining, living, bedroom all together and a private full bathroom with stand up shower. Enjoy great fishing in the Tres Palacios River at the community boat ramp or make the 10 minute drive into Palacios with great piers and jetties, parks and public restrooms, restaurants and more! This is also a great birding area for the bird lovers or if you just need to get away! Also could be used as a rental/vacation rental. Call fast!

19. 2025-09-03
    listed $89,000 Active 980-char remark

    Show marketing remark (980 chars)

    Here is your chance to own a beautiful, fully fenced and tree shaded double lot with a 2025 built tiny home/man cave, new morgan building for storage as well as another older storage building. Has an RV hook up on separate electric meter that could be rented out, two large drive through gates, 2 walk through gates, newly built fence as well as nice little coy or goldfish pond. This newly built mancave/tiny home is a mini-barndo with rustic interior including metal roof and ceiling, concrete floors and wood walls. One big room with kitchen, dining, living, bedroom all together and a private full bathroom with stand up shower. Enjoy great fishing in the Tres Palacios River at the community boat ramp or make the 10 minute drive into Palacios with great piers and jetties, parks and public restrooms, restaurants and more! This is also a great birding area for the bird lovers or if you just need to get away! Also could be used as a rental/vacation rental. Call fast!

20. 2025-04-22
    soldstatus
21. 2008-06-20
    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: $240 · $20/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$1,023/yr (+$85/mo · 425.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $9,573
• − Mortgage interest: −$3,865
• − Property taxes: −$240
• − Insurance: −$345
• − Repairs & maintenance: −$766
• − Management: −$766
• − HOA: −$72
• − Depreciation: −$2,007
• Taxable income: $1,512
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $2,201/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: Tidehaven ISD
• NCES district ID: 4842810
• Math proficiency: 54% ▲ 5.00%
• Reading proficiency: 54% ▲ 6.00%
• Median HH income: $46,006
• Composite: 45.73/100
• National rank: #2572
• State rank: #127 of 826 in TX

Livability — Blessing

• Score: 54/100
• State rank: #1386
• US rank: #23779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 778

Population outlook (Matagorda County) Hauer SSP2

• Today (2025): 37,148 people
• By 2030: 37,082 · -0.2%
• By 2040: 36,987 · -0.4%
• By 2050: 36,934 · -0.6%
• By 2075: 37,178 · +0.1%
• By 2100: 35,184 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 36% Two or more races 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 3% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 78% English-only · Spanish 22%

Political lean MEDSL · Matagorda

• 2024 margin: Solid R (+50.5) · D 24.3% · R 74.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -27.4pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+44.5 2016: R+40.7 2012: R+33.5 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.74%
• Current HPI: 99.6711
• 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

-16.9% since first listed

4 events — show timeline

• 2026-05-10 Price Changed $74,000 HARMLS
• 2025-09-03 Listed $89,000 HARMLS
• 2025-04-22 Sold (Public Records) — Public Records
• 2008-06-20 Sold (Public Records) — Public Records

Property tax history

-1.3%/yr

Latest (2025): $240 · -41.8% YoY. Source: county tax records.