305 W Pine St · Kountze, TX 77625

$135,000

3 bd · 2.0 ba · 69,696 sqft · Manufactured · 138 Days on market

1.60 ac lot

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting property features brand-new hardwood floors, a new front entryway that adds great curb appeal, and upgraded blinds in the living room that enhance both style and privacy. The fresh updates create a warm, modern feel while maintaining a comfortable and functional layout. Perfect for first-time homebuyers, this home is move-in ready and offers a wonderful opportunity to make it your own.

Key facts

• Front entryway
• Move-in ready
• Hardwood floors

Tags

• HARDWOOD FLOORS
• FRONT ENTRYWAY
• UPGRADED BLINDS
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#219 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Kountze ISD (rural): math 35% / reading 35% proficiency, ranked #506 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 358 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 8.0

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,636
• Equity at exit: $20,129

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $22,333
• Equity at exit: $11,672

Cash invested: $37,800 (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 77625

• Home prices YoY: -22.0%
• Active inventory: 129
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $303

Break-even live

Break-even rent $1,029

Max offer price $135,000

Occupancy floor 74%

Sensitivity live

Price	-10% $379	-5% $341	+0% $303	+5% $265	+10% $226
Rent	-10% $191	-5% $247	+0% $303	+5% $359	+10% $414
Rate	-1.0pp $371	-0.5pp $337	base $303	+0.5pp $268	+1.0pp $232

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $135,000 Active 138 DOM
2. 2026-06-17
   days on market $135,000 Active 137 DOM
3. 2026-06-16
   days on market $135,000 Active 136 DOM
4. 2026-06-15
   days on market $135,000 Active 135 DOM
5. 2026-06-14
   days on market $135,000 Active 133 DOM
6. 2026-06-13
   days on market $135,000 Active 132 DOM
7. 2026-06-10
   days on market $135,000 Active 130 DOM
8. 2026-06-09
   days on market $135,000 Active 129 DOM
9. 2026-06-08
   days on market $135,000 Active 128 DOM
10. 2026-06-07
    days on market $135,000 Active 127 DOM
11. 2026-06-05
    days on market $135,000 Active 124 DOM
12. 2026-06-03
    days on market $135,000 Active 123 DOM
13. 2026-06-02
    days on market $135,000 Active 122 DOM
14. 2026-06-01
    days on market $135,000 Active 121 DOM
15. 2026-05-31
    days on market $135,000 Active 120 DOM
16. 2026-05-30
    days on market $135,000 Active 119 DOM
17. 2026-05-06
    status Pending 402-char remark

    Show marketing remark (402 chars)

    This inviting property features brand-new hardwood floors, a new front entryway that adds great curb appeal, and upgraded blinds in the living room that enhance both style and privacy. The fresh updates create a warm, modern feel while maintaining a comfortable and functional layout. Perfect for first-time homebuyers, this home is move-in ready and offers a wonderful opportunity to make it your own.

18. 2026-04-02
    price $135,000 402-char remark

    Show marketing remark (402 chars)

    This inviting property features brand-new hardwood floors, a new front entryway that adds great curb appeal, and upgraded blinds in the living room that enhance both style and privacy. The fresh updates create a warm, modern feel while maintaining a comfortable and functional layout. Perfect for first-time homebuyers, this home is move-in ready and offers a wonderful opportunity to make it your own.

19. 2026-03-15
    price $142,000 402-char remark

    Show marketing remark (402 chars)

    This inviting property features brand-new hardwood floors, a new front entryway that adds great curb appeal, and upgraded blinds in the living room that enhance both style and privacy. The fresh updates create a warm, modern feel while maintaining a comfortable and functional layout. Perfect for first-time homebuyers, this home is move-in ready and offers a wonderful opportunity to make it your own.

20. 2026-03-04
    price $145,000 402-char remark

    Show marketing remark (402 chars)

    This inviting property features brand-new hardwood floors, a new front entryway that adds great curb appeal, and upgraded blinds in the living room that enhance both style and privacy. The fresh updates create a warm, modern feel while maintaining a comfortable and functional layout. Perfect for first-time homebuyers, this home is move-in ready and offers a wonderful opportunity to make it your own.

21. 2026-01-17
    listed $150,000 Active 402-char remark

    Show marketing remark (402 chars)

    This inviting property features brand-new hardwood floors, a new front entryway that adds great curb appeal, and upgraded blinds in the living room that enhance both style and privacy. The fresh updates create a warm, modern feel while maintaining a comfortable and functional layout. Perfect for first-time homebuyers, this home is move-in ready and offers a wonderful opportunity to make it your own.

22. 2025-12-12
    price $136,000
23. 2025-11-09
    price $138,000
24. 2025-10-30
    price $140,000
25. 2025-09-27
    price $143,000
26. 2025-09-12
    price $145,000
27. 2020-12-30
    soldstatus
28. 2020-12-28
    soldstatus
29. 2020-11-12
    listed $69,500
30. 2017-05-10
    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: $585 · $49/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,886/yr (+$157/mo · 322.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,949
• − Mortgage interest: −$7,562
• − Property taxes: −$585
• − Insurance: −$675
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$3,927
• Taxable income: $1,488
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $3,278/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: Kountze ISD
• NCES district ID: 4825920
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $50,702
• Composite: 30.42/100
• National rank: #6244
• State rank: #506 of 826 in TX

Livability — Kountze

• Score: 73/100
• State rank: #219
• US rank: #5401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kountze, TX
• Population (ZIP): 9,384

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 57,780 people
• By 2030: 58,296 · +0.9%
• By 2040: 58,421 · +1.1%
• By 2050: 57,391 · -0.7%
• By 2075: 53,132 · -8.0%
• By 2100: 44,905 · -22.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 8% Black 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+75.8) · D 11.9% · R 87.7%
• 2008→2024 swing: -14.6pp toward R · 2008: -61.2pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+73.8 2016: R+73.9 2012: R+67.6 2008: R+61.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.86%
• Current HPI: 148.6087
• 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

+94.2% since first listed

14 events — show timeline

• 2026-05-06 Pending — BBOR
• 2026-04-02 Price Changed $135,000 BBOR
• 2026-03-15 Price Changed $142,000 BBOR
• 2026-03-04 Price Changed $145,000 BBOR
• 2026-01-17 Listed $150,000 BBOR
• 2025-12-12 Price Changed $136,000 BBOR
• 2025-11-09 Price Changed $138,000 BBOR
• 2025-10-30 Price Changed $140,000 BBOR
• 2025-09-27 Price Changed $143,000 BBOR
• 2025-09-12 Price Changed $145,000 BBOR
• 2020-12-30 Sold (Public Records) — Public Records
• 2020-12-28 Sold (MLS) — BBOR
• 2020-11-12 Listed $69,500 BBOR
• 2017-05-10 Sold (Public Records) — Public Records

Property tax history

+13.7%/yr

Latest (2025): $585 · +20.7% YoY. Source: county tax records.