125 Beverly Cir · Waskom, TX 75672

$95,000

4 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 110 Days on market

Built 2006 0.65 ac lot ↓ 37% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious manufactured home on quite dead-end street. This home offers large living/dining room, den with fireplace, island kitchen, office, and master suite split from other bedrooms with soaking tub and large shower. Needs some TLC - perfect for investors or owner occupants that want to build sweat equity.

Key facts

• Master suite
• Large shower
• Island kitchen

Tags

• DEAD-END STREET
• DEN WITH FIREPLACE
• ISLAND KITCHEN
• MASTER SUITE
• SOAKING TUB
• LARGE SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#168 in TX, #4,434 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, amenities F, commute F.
• Elysian Fields ISD (rural): math 52% / reading 54% proficiency, ranked #136 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 171 active listings in the ZIP; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $30k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.76% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.08%
• DSCR: 2.16
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 1.81×
• Total profit: $21,502
• Equity at exit: $14,165

10-year hold

• IRR: 28.1%
• Equity multiple: 3.50×
• Total profit: $66,451
• Equity at exit: $8,214

Cash invested: $26,600 (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 75672

• Active inventory: 171
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$206 /mo · $2,474/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $578

Break-even live

Break-even rent $942

Max offer price $95,000

Occupancy floor 60%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-03-01
   status Pending
2. 2026-02-13
   price $95,000
3. 2026-01-18
   price $105,000
4. 2025-12-17
   price $115,000
5. 2025-11-11
   listed $125,000 Active
6. 2025-07-23
   soldstatus $185,000
7. 2023-07-21
   historical
8. 2023-05-10
   status Active
9. 2023-05-10
   status Active
10. 2023-05-10
    price $185,000
11. 2023-04-24
    status Pending
12. 2023-04-20
    status Pending
13. 2023-04-09
    historical Active Option Contract
14. 2023-04-06
    price $185,000
15. 2023-03-20
    price $158,000
16. 2023-03-08
    price $170,500
17. 2023-02-26
    price $189,000
18. 2023-02-10
    listed $199,000 Active
19. 2023-02-10
    listed $158,000 Active
20. 2022-08-02
    soldstatus
21. 2022-08-01
    soldstatus
22. 2022-06-04
    listed $150,000
23. 2007-08-17
    soldstatus
24. 2001-05-14
    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: $2,474 · $206/mo
• Projected year-2 tax: $2,474 · $206/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,081
• − Mortgage interest: −$5,321
• − Property taxes: −$2,474
• − Insurance: −$475
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$2,764
• Taxable income: $5,834
• Est. tax owed @ 24.0%: −$1,400
• After-tax cash flow: $5,537/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: Elysian Fields ISD
• NCES district ID: 4818480
• Math proficiency: 52% ▼ -3.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $48,512
• Composite: 45.13/100
• National rank: #2684
• State rank: #136 of 826 in TX

Livability — Waskom

• Score: 74/100
• State rank: #168
• US rank: #4434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,636

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 22% Hispanic / Latino 13% Two or more races 9%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.59%
• Current HPI: 140.8166
• 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

-36.7% since first listed

24 events — show timeline

• 2026-03-01 Pending — LAAR
• 2026-02-13 Price Changed $95,000 LAAR
• 2026-01-18 Price Changed $105,000 LAAR
• 2025-12-17 Price Changed $115,000 LAAR
• 2025-11-11 Listed $125,000 LAAR
• 2025-07-23 Sold (Public Records) $185,000 Public Records
• 2023-07-21 Listing Removed — NTREIS
• 2023-05-10 Relisted — NTREIS
• 2023-05-10 Relisted — LAAR
• 2023-05-10 Price Changed $185,000 LAAR
• 2023-04-24 Pending — NTREIS
• 2023-04-20 Pending — LAAR
• 2023-04-09 Contingent — NTREIS
• 2023-04-06 Price Changed $185,000 NTREIS
• 2023-03-20 Price Changed $158,000 NTREIS
• 2023-03-08 Price Changed $170,500 NTREIS
• 2023-02-26 Price Changed $189,000 NTREIS
• 2023-02-10 Listed $158,000 LAAR
• 2023-02-10 Listed $199,000 NTREIS
• 2022-08-02 Sold (Public Records) — Public Records
• 2022-08-01 Sold (MLS) — LAAR
• 2022-06-04 Listed $150,000 LAAR
• 2007-08-17 Sold (Public Records) — Public Records
• 2001-05-14 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,474 · +27.0% YoY. Source: county tax records.