55 W County Road 159 · Nixon, TX 78122

$35,000

2 bd · 1.0 ba · 1,300 sqft · Manufactured · 104 Days on market

Built 1979 Fair condition 1.00 ac lot ↓ 29% 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
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Looking for a smart entry into the real estate market? This 1-acre property is priced to sell at only $49,000. It includes a 2-bedroom, 1-bathroom mobile home, and the RV conveys with the sale. This is a perfect project for a rental property or an affordable option for first-time homebuyers ready to install their own water line and septic system. With a full acre of land, there is plenty of room to grow and build equity. Don't miss out on this high-value deal!

Key facts

• 1 acre lot
• 4 parking spots
• Built 1979

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#878 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Nixon-Smiley CISD (rural): math 38% / reading 40% proficiency, ranked #451 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 11 units permitted in Gonzales County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($242 loan paydown + $1k appreciation (3.0% local appreciation)).
• Gonzales County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 3.05% ✓
• Cap rate: 26.91%
• Cash-on-cash: 73.65%
• DSCR: 4.28
• GRM: 2.7

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: 78.2%
• Equity multiple: 5.34×
• Total profit: $42,540
• Equity at exit: $15,738

10-year hold

• IRR: 77.7%
• Equity multiple: 10.98×
• Total profit: $97,779
• Equity at exit: $24,253

Cash invested: $9,800 (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 78122

• Active inventory: 6
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $601

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 39%

Sensitivity live

Price	-10% $626	-5% $614	+0% $601	+5% $589	+10% $577
Rent	-10% $517	-5% $559	+0% $601	+5% $644	+10% $686
Rate	-1.0pp $619	-0.5pp $610	base $601	+0.5pp $592	+1.0pp $583

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-06
   status Pending 464-char remark

   Show marketing remark (464 chars)

   Looking for a smart entry into the real estate market? This 1-acre property is priced to sell at only $49,000. It includes a 2-bedroom, 1-bathroom mobile home, and the RV conveys with the sale. This is a perfect project for a rental property or an affordable option for first-time homebuyers ready to install their own water line and septic system. With a full acre of land, there is plenty of room to grow and build equity. Don't miss out on this high-value deal!

2. 2026-04-24
   price $35,000 464-char remark

   Show marketing remark (464 chars)

   Looking for a smart entry into the real estate market? This 1-acre property is priced to sell at only $49,000. It includes a 2-bedroom, 1-bathroom mobile home, and the RV conveys with the sale. This is a perfect project for a rental property or an affordable option for first-time homebuyers ready to install their own water line and septic system. With a full acre of land, there is plenty of room to grow and build equity. Don't miss out on this high-value deal!

3. 2026-04-20
   price $43,000 464-char remark

   Show marketing remark (464 chars)

   Looking for a smart entry into the real estate market? This 1-acre property is priced to sell at only $49,000. It includes a 2-bedroom, 1-bathroom mobile home, and the RV conveys with the sale. This is a perfect project for a rental property or an affordable option for first-time homebuyers ready to install their own water line and septic system. With a full acre of land, there is plenty of room to grow and build equity. Don't miss out on this high-value deal!

4. 2026-03-25
   price $45,000 464-char remark

   Show marketing remark (464 chars)

   Looking for a smart entry into the real estate market? This 1-acre property is priced to sell at only $49,000. It includes a 2-bedroom, 1-bathroom mobile home, and the RV conveys with the sale. This is a perfect project for a rental property or an affordable option for first-time homebuyers ready to install their own water line and septic system. With a full acre of land, there is plenty of room to grow and build equity. Don't miss out on this high-value deal!

5. 2026-01-17
   listed $49,000 Active 464-char remark

   Show marketing remark (464 chars)

   Looking for a smart entry into the real estate market? This 1-acre property is priced to sell at only $49,000. It includes a 2-bedroom, 1-bathroom mobile home, and the RV conveys with the sale. This is a perfect project for a rental property or an affordable option for first-time homebuyers ready to install their own water line and septic system. With a full acre of land, there is plenty of room to grow and build equity. Don't miss out on this high-value deal!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,810
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$1,018
• Taxable income: $7,082
• Est. tax owed @ 24.0%: −$1,700
• After-tax cash flow: $5,518/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and increase its value. Key areas for improvement include the kitchen backsplash, exterior siding, and landscaping. With some updates, it can become a move-in-ready property.

Repairs flagged

• Major kitchen backsplash — Significant wear and tear on the backsplash, likely requiring replacement.
• Major bathroom fixtures — No visible fixtures, likely requiring installation.
• Moderate exterior siding — Some discoloration and potential wear, requiring touch-up or replacement.
• Minor landscaping — Overgrown areas and simple fence, requiring trimming and landscaping improvements.
• Unknown HVAC system — No visible signs of malfunction, but may require inspection and maintenance.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Install new backsplash — A new backsplash can enhance the kitchen's functionality and aesthetic appeal.
• Both Replace exterior siding — Fresh siding can improve the home's curb appeal and increase its value.
• Both Landscaping improvements — A well-maintained yard can significantly boost the home's resale and rental value.
• Both Install new bathroom fixtures — Modern fixtures can improve the bathroom's functionality and aesthetic appeal, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · Significant wear and tear on the backsplash, likely requiring replacement.	Major	$15,000–50,000
bathroom fixtures · No visible fixtures, likely requiring installation.	Major	$15,000–50,000
exterior siding · Some discoloration and potential wear, requiring touch-up or replacement.	Moderate	$3,000–15,000
landscaping · Overgrown areas and simple fence, requiring trimming and landscaping improvements.	Minor	$500–3,000
HVAC system · No visible signs of malfunction, but may require inspection and maintenance.	Unknown	$500–3,000
Total estimated repair cost · 5 items		$34,000–121,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Install new backsplash — A new backsplash can enhance the kitchen's functionality and aesthetic appeal. ↑
• Both Replace exterior siding — Fresh siding can improve the home's curb appeal and increase its value. ↑
• Both Landscaping improvements — A well-maintained yard can significantly boost the home's resale and rental value. ↑
• Both Install new bathroom fixtures — Modern fixtures can improve the bathroom's functionality and aesthetic appeal, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Nixon-Smiley CISD
• NCES district ID: 4832740
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $38,887
• Composite: 32.6/100
• National rank: #5674
• State rank: #451 of 826 in TX

Livability — Nixon

• Score: 63/100
• State rank: #878
• US rank: #15855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 313

Population outlook (Gonzales County) Hauer SSP2

• Today (2025): 22,246 people
• By 2030: 23,060 · +3.7%
• By 2040: 24,661 · +10.9%
• By 2050: 26,046 · +17.1%
• By 2075: 29,289 · +31.7%
• By 2100: 30,112 · +35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% Hispanic / Latino 25% Two or more races 9% White 4%
• Hispanic origin (detail): Mexican 25%
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · Gonzales

• 2024 margin: Solid R (+54.8) · D 22.3% · R 77.1%
• 2008→2024 swing: -24.5pp toward R · 2008: -30.4pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+48.1 2016: R+47.8 2012: R+40.4 2008: R+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-28.6% since first listed

5 events — show timeline

• 2026-05-06 Pending — Unlock MLS
• 2026-04-24 Price Changed $35,000 Unlock MLS
• 2026-04-20 Price Changed $43,000 Unlock MLS
• 2026-03-25 Price Changed $45,000 Unlock MLS
• 2026-01-17 Listed $49,000 Unlock MLS