431 Terlingua St · West Livingston, TX 77351

$47,000

2 bd · 1.0 ba · 728 sqft · Land · 340 Days on market

Built 1983 3,005 sqft lot $65/sqft · 61% above area $24/mo HOA · 2% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• 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

2/1 open concept mobile home at Lake Livingston Village, LLV offers a private boat launch, a fishing pier, and pavilions for family gatherings, a POA fee 300 yearly. Please make your appointment to see it today, this great property won't stay on the market long. "PRICED TO SELL"

Key facts

• Fishing pier
• Private boat launch
• 3,005 sq ft lot

Tags

• PRIVATE BOAT LAUNCH
• FISHING PIER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $47k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 2.5% in West Livingston — 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 50/100 on livability (#1,501 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Livingston ISD (rural): math 38% / reading 39% proficiency, ranked #459 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1186 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $325 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 340 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $6k (11%) 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 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. 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?
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: 2.37% ✓
• Cap rate: 21.07%
• Cash-on-cash: 52.79%
• DSCR: 3.35
• GRM: 3.5

CMA / ARV

• ARV (median comp): $29,103
• List price: $47,000
• Delta: 61.49%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 50.8%
• Equity multiple: 3.22×
• Total profit: $29,260
• Equity at exit: $7,008

10-year hold

• IRR: 56.2%
• Equity multiple: 6.54×
• Total profit: $72,970
• Equity at exit: $4,064

Cash invested: $13,160 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$12 /mo · $141/yr
• Insurance: −$20
• HOA: −$24
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $579

Break-even live

Break-even rent $382

Max offer price $47,000

Occupancy floor 43%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Terlingua Livingston, TX	2.0	1.0	500	$850	$1.70	24d	1	0.02mi
331 Terlingua Unit 331 Livingston, TX	2.0	1.0	500	$950	$1.90	24d	1	0.05mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 28 events

1. 2026-06-18
   days on market $47,000 Active 340 DOM
2. 2026-06-17
   days on market $47,000 Active 339 DOM
3. 2026-06-16
   days on market $47,000 Active 338 DOM
4. 2026-06-15
   days on market $47,000 Active 337 DOM
5. 2026-06-10
   days on market $47,000 Active 331 DOM
6. 2026-06-08
   days on market $47,000 Active 330 DOM
7. 2026-06-07
   days on market $47,000 Active 329 DOM
8. 2026-06-04
   days on market $47,000 Active 326 DOM
9. 2026-06-03
   days on market $47,000 Active 325 DOM
10. 2026-06-02
    days on market $47,000 Active 324 DOM
11. 2026-06-01
    days on market $47,000 Active 323 DOM
12. 2026-05-31
    days on market $47,000 Active 322 DOM
13. 2025-12-16
    price $47,000 290-char remark

    Show marketing remark (290 chars)

    2/1 open concept mobile home at Lake Livingston Village, LLV offers a private boat launch, a fishing pier, and pavilions for family gatherings, a POA fee 300 yearly. Please make your appointment to see it today, this great property won't stay on the market long. "PRICED TO SELL"

14. 2025-12-13
    status Active 290-char remark

    Show marketing remark (290 chars)

    2/1 open concept mobile home at Lake Livingston Village, LLV offers a private boat launch, a fishing pier, and pavilions for family gatherings, a POA fee 300 yearly. Please make your appointment to see it today, this great property won't stay on the market long. "PRICED TO SELL"

15. 2025-11-19
    historical 290-char remark

    Show marketing remark (290 chars)

    2/1 open concept mobile home at Lake Livingston Village, LLV offers a private boat launch, a fishing pier, and pavilions for family gatherings, a POA fee 300 yearly. Please make your appointment to see it today, this great property won't stay on the market long. "PRICED TO SELL"

16. 2025-06-19
    listed $53,000 Active 290-char remark

    Show marketing remark (290 chars)

    2/1 open concept mobile home at Lake Livingston Village, LLV offers a private boat launch, a fishing pier, and pavilions for family gatherings, a POA fee 300 yearly. Please make your appointment to see it today, this great property won't stay on the market long. "PRICED TO SELL"

17. 2025-06-18
    listed $47,000 Active 243-char remark

    Show marketing remark (243 chars)

    2/1 open concept, privacy fenced all around, off-street parking LLV offers a private fishing pier boat ramp, a pavilion for family gatherings that can be rented complete with BBQ Pits, and five minutes to public boat ramps. 15 miles into town.

18. 2025-04-30
    historical
19. 2024-11-25
    listed $65,000 Active
20. 2024-02-07
    soldstatus
21. 2024-02-06
    soldstatus Sold
22. 2023-12-30
    listed $56,000 Active
23. 2023-11-13
    historical
24. 2023-10-11
    listed $55,000 Active
25. 2023-02-27
    historical
26. 2023-01-03
    listed $58,300 Active
27. 2019-08-27
    historical
28. 2019-07-17
    listed $36,500

ⓘ 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: $141 · $12/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: +$719/yr (+$60/mo · 511.3%)

ⓘ 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 ≥112°F today · 24 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: $13,378
• − Mortgage interest: −$2,633
• − Property taxes: −$141
• − Insurance: −$235
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − HOA: −$288
• − Depreciation: −$1,367
• Taxable income: $6,574
• Est. tax owed @ 24.0%: −$1,578
• After-tax cash flow: $5,370/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: Livingston ISD
• NCES district ID: 4827780
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $39,531
• Composite: 32.25/100
• National rank: #5767
• State rank: #459 of 826 in TX

Livability — West Livingston

• Score: 50/100
• State rank: #1501
• US rank: #25668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Livingston, 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

+28.8% since first listed

16 events — show timeline

• 2025-12-16 Price Changed $47,000 HARMLS
• 2025-12-13 Relisted — HARMLS
• 2025-11-19 Listing Removed — HARMLS
• 2025-06-19 Listed $53,000 HARMLS
• 2025-06-18 Listed $47,000 Deep East Texas MLS
• 2025-04-30 Listing Removed — HARMLS
• 2024-11-25 Listed $65,000 HARMLS
• 2024-02-07 Sold (Public Records) — Public Records
• 2024-02-06 Sold (MLS) — HARMLS
• 2023-12-30 Listed $56,000 HARMLS
• 2023-11-13 Listing Removed — HARMLS
• 2023-10-11 Listed $55,000 HARMLS
• 2023-02-27 Listing Removed — HARMLS
• 2023-01-03 Listed $58,300 HARMLS
• 2019-08-27 Listing Removed — HARMLS
• 2019-07-17 Listed $36,500 HARMLS

Property tax history

+24.3%/yr

Latest (2025): $141 · -2.4% YoY. Source: county tax records.