1790 U.S. 90 · Castroville, TX 78009

$55,000

1 bd · 1.0 ba · 660 sqft · Other · 37 Days on market

Built 2022 Poor condition

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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 +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

2022 single wide spacious tiny home/ mobile home. Comes as is. Comes only with appliances not furnished. If you wanna keep this home on the lot it & acirc; & euro; & trade; s $550 a month. I do not take monthly payments for this tiny home. Can be moved.

Key facts

• Built 2022
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $55k. Condition is rated poor.

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 ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 2.7% in Castroville — 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 73/100 on livability (#212 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety D+, amenities F, commute F.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 441 active listings in the ZIP; 102 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Medina County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 8→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.20% ✓
• Cap rate: 18.90%
• Cash-on-cash: 45.01%
• DSCR: 3.00
• GRM: 3.8

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: 42.1%
• Equity multiple: 2.81×
• Total profit: $27,894
• Equity at exit: $8,201

10-year hold

• IRR: 48.2%
• Equity multiple: 5.66×
• Total profit: $71,734
• Equity at exit: $4,755

Cash invested: $15,400 (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 78009

• Home prices YoY: -21.1%
• Active inventory: 441
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $578

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 47%

Sensitivity live

Price	-10% $616	-5% $597	+0% $578	+5% $559	+10% $540
Rent	-10% $482	-5% $530	+0% $578	+5% $625	+10% $673
Rate	-1.0pp $605	-0.5pp $592	base $578	+0.5pp $563	+1.0pp $549

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $55,000 Active 37 DOM
2. 2026-06-17
   days on market $55,000 Active 36 DOM
3. 2026-06-16
   days on market $55,000 Active 35 DOM
4. 2026-06-15
   days on market $55,000 Active 34 DOM
5. 2026-06-13
   days on market $55,000 Active 32 DOM
6. 2026-06-09
   days on market $55,000 Active 28 DOM
7. 2026-06-08
   days on market $55,000 Active 27 DOM
8. 2026-06-07
   days on market $55,000 Active 26 DOM
9. 2026-06-04
   days on market $55,000 Active 23 DOM
10. 2026-06-03
    days on market $55,000 Active 22 DOM
11. 2026-06-02
    days on market $55,000 Active 21 DOM
12. 2026-06-02
    days on market $55,000 Active 20 DOM
13. 2026-05-31
    days on market $55,000 Active 19 DOM
14. 2026-05-12
    listed $55,000 Active 246-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 8 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,547
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$1,600
• Taxable income: $6,439
• Est. tax owed @ 24.0%: −$1,545
• After-tax cash flow: $5,386/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 · 2 photos

Poor 20/100 Extensive rehab

This single-wide mobile home requires extensive exterior and interior renovations to become livable and marketable. Significant improvements to the roof, siding, paint, landscaping, and fencing are necessary to increase its value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, likely requiring replacement.
• Major siding — The siding is peeling and in poor condition, indicating it needs to be replaced or repaired.
• Major exterior paint — The exterior paint is peeling, indicating it needs to be repainted.
• Minor fencing — The fencing is basic and not well-maintained, but not in critical condition.
• Major landscaping — The landscaping is minimal and not well-maintained, indicating it needs significant improvement.

Value-add opportunities

• Both extensive exterior renovation — A complete exterior renovation would significantly improve the home's curb appeal and marketability.
• Both landscaping and fencing improvements — Enhancing the landscaping and fencing would improve the home's curb appeal and make it more attractive to potential buyers or renters.
• Both interior updates — While not visible, the interior likely needs significant updates to make the home livable and marketable.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, likely requiring replacement.	Major	$15,000–50,000
siding · The siding is peeling and in poor condition, indicating it needs to be replaced or repaired.	Major	$15,000–50,000
exterior paint · The exterior paint is peeling, indicating it needs to be repainted.	Major	$15,000–50,000
fencing · The fencing is basic and not well-maintained, but not in critical condition.	Minor	$500–3,000
landscaping · The landscaping is minimal and not well-maintained, indicating it needs significant improvement.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• Both extensive exterior renovation — A complete exterior renovation would significantly improve the home's curb appeal and marketability. ↑
• Both landscaping and fencing improvements — Enhancing the landscaping and fencing would improve the home's curb appeal and make it more attractive to potential buyers or renters. ↑
• Both interior updates — While not visible, the interior likely needs significant updates to make the home livable and marketable. ↑

ⓘ 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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 of 826 in TX

Livability — Castroville

• Score: 73/100
• State rank: #212
• US rank: #5267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,494

Population outlook (Medina County) Hauer SSP2

• Today (2025): 54,332 people
• By 2030: 57,250 · +5.4%
• By 2040: 62,563 · +15.1%
• By 2050: 67,386 · +24.0%
• By 2075: 79,538 · +46.4%
• By 2100: 84,624 · +55.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 37% Two or more races 29% Black 4% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 41% Puerto Rican 3%
• Common ancestry: Albanian 6% Lithuanian 5% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 74% English-only · Spanish 24% Other Indo-European 1%

Political lean MEDSL · Medina

• 2024 margin: Solid R (+42.8) · D 28.2% · R 71.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -33.9pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+39.2 2016: R+43.2 2012: R+39.2 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.81%
• Current HPI: 212.1813
• 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

1 event — show timeline

• 2026-05-12 Listed $55,000 FSBO.com