205 Curry St · Cedar Point, TX 77351

$80,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 314 Days on market

Built 1999 8,398 sqft lot $66/sqft · 9% above area Est $73k · 9% over $62/mo HOA · 4% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• ARV discount +3.4/15.0
• 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

Investor Special in Cedar Point! 3-bed, 2-bath manufactured home on 4 lots with street-to-street access from Curry to Pin Oak. Remodel started but not finished—ready for your vision. Gated community with pool, clubhouse, pavilion, playground, and 2 boat ramps providing direct access to Lake Livingston. Minutes from US-59.

Key facts

• Gated community
• Pavilion
• Clubhouse

Tags

• STREET-TO-STREET ACCESS
• GATED COMMUNITY
• POOL
• CLUBHOUSE
• PAVILION
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 3.8% in Cedar Point — 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 49/100 on livability (#1,509 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Onalaska ISD (rural): math 50% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1186 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $80k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 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: 1.84% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.05%
• DSCR: 2.25
• GRM: 4.5

CMA / ARV

• ARV (median comp): $73,370
• List price: $80,000
• Delta: 9.04%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
279 Aspen	0.35mi	3/2.0	1,216 (0%)	2mo	$60,000	$49	82
429 Goldenrod	0.51mi	3/2.0	1,216 (0%)	7mo	$75,000	$62	70
120 Peach Tree	0.12mi	3/2.0	1,344 (+10%)	9mo	$138,499	$103	70

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: 22.3%
• Equity multiple: 1.91×
• Total profit: $20,462
• Equity at exit: $11,928

10-year hold

• IRR: 30.3%
• Equity multiple: 3.73×
• Total profit: $61,069
• Equity at exit: $6,917

Cash invested: $22,400 (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 77351

• Home prices YoY: -14.8%
• Active inventory: 1186
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$125 /mo · $1,497/yr
• Insurance: −$33
• HOA: −$62
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $524

Break-even live

Break-even rent $810

Max offer price $80,000

Occupancy floor 59%

Sensitivity live

Price	-10% $569	-5% $546	+0% $524	+5% $501	+10% $478
Rent	-10% $407	-5% $465	+0% $524	+5% $582	+10% $640
Rate	-1.0pp $564	-0.5pp $544	base $524	+0.5pp $503	+1.0pp $482

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $62 · $744/yr
• Likely covers: poolsecurity

Listing history 23 events

1. 2026-06-19
   days on market $80,000 Active 314 DOM
2. 2026-06-18
   days on market $80,000 Active 313 DOM
3. 2026-06-17
   days on market $80,000 Active 312 DOM
4. 2026-06-16
   days on market $80,000 Active 311 DOM
5. 2026-06-15
   days on market $80,000 Active 310 DOM
6. 2026-06-14
   days on market $80,000 Active 308 DOM
7. 2026-06-13
   days on market $80,000 Active 307 DOM
8. 2026-06-10
   days on market $80,000 Active 305 DOM
9. 2026-06-09
   days on market $80,000 Active 304 DOM
10. 2026-06-08
    days on market $80,000 Active 303 DOM
11. 2026-06-07
    days on market $80,000 Active 302 DOM
12. 2026-06-05
    days on market $80,000 Active 299 DOM
13. 2026-06-03
    days on market $80,000 Active 298 DOM
14. 2026-06-02
    days on market $80,000 Active 297 DOM
15. 2026-06-01
    days on market $80,000 Active 296 DOM
16. 2026-05-31
    days on market $80,000 Active 295 DOM
17. 2026-05-30
    days on market $80,000 Active 294 DOM
18. 2026-05-12
    price $80,000 329-char remark

    Show marketing remark (329 chars)

    Investor Special in Cedar Point! 3-bed, 2-bath manufactured home on 4 lots with street-to-street access from Curry to Pin Oak. Remodel started but not finished—ready for your vision. Gated community with pool, clubhouse, pavilion, playground, and 2 boat ramps providing direct access to Lake Livingston. Minutes from US-59.

19. 2025-10-24
    price $90,000 329-char remark

    Show marketing remark (329 chars)

    Investor Special in Cedar Point! 3-bed, 2-bath manufactured home on 4 lots with street-to-street access from Curry to Pin Oak. Remodel started but not finished—ready for your vision. Gated community with pool, clubhouse, pavilion, playground, and 2 boat ramps providing direct access to Lake Livingston. Minutes from US-59.

20. 2025-08-09
    listed $95,000 Active 329-char remark

    Show marketing remark (329 chars)

    Investor Special in Cedar Point! 3-bed, 2-bath manufactured home on 4 lots with street-to-street access from Curry to Pin Oak. Remodel started but not finished—ready for your vision. Gated community with pool, clubhouse, pavilion, playground, and 2 boat ramps providing direct access to Lake Livingston. Minutes from US-59.

21. 2014-02-12
    soldstatus $24,000
22. 2013-02-08
    soldstatus
23. 2009-02-20
    soldstatus $39,500

ⓘ 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: $1,497 · $125/mo
• Projected year-2 tax: $1,497 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $17,670
• − Mortgage interest: −$4,481
• − Property taxes: −$1,497
• − Insurance: −$400
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − HOA: −$744
• − Depreciation: −$2,327
• Taxable income: $5,393
• Est. tax owed @ 24.0%: −$1,294
• After-tax cash flow: $4,989/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: Onalaska ISD
• NCES district ID: 4833690
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $38,882
• Composite: 40.91/100
• National rank: #3616
• State rank: #213 of 826 in TX

Livability — Cedar Point

• Score: 49/100
• State rank: #1509
• US rank: #25794

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: Cedar Point, TX
• County: Polk County · 37,143 people
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

+102.5% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $80,000 HARMLS
• 2025-10-24 Price Changed $90,000 HARMLS
• 2025-08-09 Listed $95,000 HARMLS
• 2014-02-12 Sold (Public Records) $24,000 Public Records
• 2013-02-08 Sold (Public Records) — Public Records
• 2009-02-20 Sold (Public Records) $39,500 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,497 · +19.2% YoY. Source: county tax records.