112 17B Energy Dr · Cotulla, TX 78014

$89,000

2 bd · 2.0 ba · 744 sqft · Manufactured · 57 Days on market

Built 2010 Good condition 2,500 sqft 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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Appreciation +4.8/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Stop throwing your money away on rent and step into ownership with this charming 2-bedroom, 2-bath manufactured home located on the northwest side of Cotulla. Nestled in a quiet and well-maintained neighborhood, this property offers both comfort and convenience with easy access to IH-35--perfect for commuting or travel. Inside you'll find a functional layout with a welcoming living area and well-equipped kitchen that includes a stove, refrigerator, dishwasher and microwave. The two bedrooms and two baths provide flexibility for families, guests, or a home office setup. Outside, enjoy an oversized driveway with plenty of parking space, along with a nice yard ideal for relaxing. Possible owner financing available making this an excellent opportunity for buyers seeking flexible purchase options. This home is perfect for first-time homebuyers, investors, or anyone ready to make the move from renting to owning. Measurements are estimates to be verified by buyer.

Key facts

• Manufactured home
• Easy access to ih-35
• Oversized driveway

Tags

• MANUFACTURED HOME
• NORTHWEST SIDE OF COTULLA
• EASY ACCESS TO IH-35
• WELCOMING LIVING AREA
• WELL-EQUIPPED KITCHEN
• OVERSIZED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $64 ($762/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (3.5% below list).
• Recommended offer: $86k (3.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#422 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, employment D+, schools F.
• Cotulla ISD (town): math 29% / reading 33% proficiency, ranked #625 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 8 units permitted in La Salle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $191 of equity ($615 loan paydown + $-424 appreciation (-0.5% local appreciation)).
• La Salle County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Recommended offer $85,894 (3.5% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.97% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-521
• Equity at exit: $23,741

10-year hold

• IRR: 5.6%
• Equity multiple: 1.57×
• Total profit: $14,298
• Equity at exit: $26,911

Cash invested: $24,920 (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 78014

• Home prices YoY: -0.6%
• Active inventory: 22
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $859 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $64

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 88%

Sensitivity live

Price	-10% $125	-5% $94	+0% $64	+5% $33	+10% $2
Rent	-10% $-4	-5% $30	+0% $64	+5% $97	+10% $131
Rate	-1.0pp $108	-0.5pp $86	base $64	+0.5pp $40	+1.0pp $17

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $89,000 Active 57 DOM
2. 2026-06-17
   days on market $89,000 Active 56 DOM
3. 2026-06-16
   days on market $89,000 Active 55 DOM
4. 2026-06-15
   days on market $89,000 Active 54 DOM
5. 2026-06-13
   days on market $89,000 Active 52 DOM
6. 2026-06-12
   days on market $89,000 Active 51 DOM
7. 2026-06-09
   days on market $89,000 Active 48 DOM
8. 2026-06-08
   days on market $89,000 Active 47 DOM
9. 2026-06-08
   days on market $89,000 Active 46 DOM
10. 2026-06-05
    days on market $89,000 Active 44 DOM
11. 2026-06-03
    days on market $89,000 Active 42 DOM
12. 2026-06-02
    days on market $89,000 Active 41 DOM
13. 2026-06-01
    days on market $89,000 Active 40 DOM
14. 2026-05-31
    days on market $89,000 Active 39 DOM
15. 2026-04-22
    listed $89,000 New 976-char remark

    Show marketing remark (976 chars)

    Stop throwing your money away on rent and step into ownership with this charming 2-bedroom, 2-bath manufactured home located on the northwest side of Cotulla. Nestled in a quiet and well-maintained neighborhood, this property offers both comfort and convenience with easy access to IH-35--perfect for commuting or travel. Inside you'll find a functional layout with a welcoming living area and well-equipped kitchen that includes a stove, refrigerator, dishwasher and microwave. The two bedrooms and two baths provide flexibility for families, guests, or a home office setup. Outside, enjoy an oversized driveway with plenty of parking space, along with a nice yard ideal for relaxing. Possible owner financing available making this an excellent opportunity for buyers seeking flexible purchase options. This home is perfect for first-time homebuyers, investors, or anyone ready to make the move from renting to owning. Measurements are estimates to be verified by buyer.

ⓘ 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: $10,307
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$2,589
• Taxable loss: −$696
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $929/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 · 6 photos

Good 80/100 None rehab

This manufactured home is in good condition with a functional layout and well-maintained exterior. Painting the exterior and landscaping improvements would significantly enhance its value.

Value-add opportunities

• Both Painting the exterior siding and landscaping improvements — Painting the exterior and landscaping can enhance curb appeal and attract more buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and landscaping improvements — Painting the exterior and landscaping can enhance curb appeal and attract more buyers or renters. ↑

ⓘ 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: Cotulla ISD
• NCES district ID: 4815400
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $35,728
• Composite: 25.66/100
• National rank: #7398
• State rank: #625 of 826 in TX

Livability — Cotulla

• Score: 69/100
• State rank: #422
• US rank: #8674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,542

Population outlook (La Salle County) Hauer SSP2

• Today (2025): 9,215 people
• By 2030: 10,075 · +9.3%
• By 2040: 11,748 · +27.5%
• By 2050: 13,629 · +47.9%
• By 2075: 18,139 · +96.8%
• By 2100: 20,858 · +126.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 36% White 11% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Slovak 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 42% English-only · Spanish 57%

Political lean MEDSL · La Salle

• 2024 margin: Strong R (+20.5) · D 39.5% · R 60.0%
• 2008→2024 swing: -39.5pp toward R · 2008: 19.0pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+11.8 2016: D+12.4 2012: D+18.0 2008: D+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.48%
• Current HPI: 75.8686
• 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

• 2026-04-22 Listed $89,000 LERA