4941 Cactus Dr · Opdyke West, TX 79336

$164,990

4 bd · 2.0 ba · 2,432 sqft · Manufactured public records · 109 Days on market

Built 2018 Good condition 1.04 ac lot ↓ 20% since listing

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Why this score? — see what drove the D 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 +13.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4/3 home on one acre! This beautiful home offers style, space, and functionality with an open floor plan and modern finishes throughout. 4 spacious bedrooms, 2.5 bathrooms. The open concept kitchen with pantry and stone accent bar is perfect for entertaining guests and accommodating a busy family in the two living areas plus the formal dining room. The isolated primary suite features dual vanities, separate tub and shower, and huge walk in closets. The half-bath is conveniently located near a bedroom and the second living space, and a convenient desk area is in the hallway between two isolated bedrooms. Large laundry room/mud room features a sink. All of this on one acre perfect for large scale gardening, relaxing, and fun!

Key facts

• Open floor plan
• Open concept kitchen
• Formal dining room

Tags

• OPEN FLOOR PLAN
• OPEN CONCEPT KITCHEN
• STONE ACCENT BAR
• TWO LIVING AREAS
• FORMAL DINING ROOM
• ISOLATED PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $12 ($143/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 $154k (6.7% below list).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,333 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Levelland ISD (town): math 33% / reading 32% proficiency, ranked #566 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Levelland Middle (math 32% / reading 31%, grade F, #997 of 1,662 statewide, top 61%, 622 students, 79% FRL); Levelland H S (math 67% / reading 55%, grade C+, #258 of 1,632 statewide, top 16%, 745 students, 67% FRL).
• Zoned-school proficiency averages 46% at this address vs 32% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Levelland ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 120 active listings in the ZIP; 7 units permitted in Hockley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Hockley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,140 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 8.9

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-25,912
• Equity at exit: $24,601

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-21,331
• Equity at exit: $14,265

Cash invested: $46,197 (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 79336

• Active inventory: 120
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$270 /mo · $3,238/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $12

Break-even live

Break-even rent $1,524

Max offer price $164,990

Occupancy floor 94%

Sensitivity live

Price	-10% $105	-5% $59	+0% $12	+5% $-35	+10% $-81
Rent	-10% $-110	-5% $-49	+0% $12	+5% $73	+10% $134
Rate	-1.0pp $95	-0.5pp $54	base $12	+0.5pp $-31	+1.0pp $-74

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: $41,248
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-07
   statusdays on market $164,990 Pending 109 DOM
2. 2026-06-03
   days on market $164,990 Active 108 DOM
3. 2026-06-02
   days on market $164,990 Active 107 DOM
4. 2026-06-01
   days on market $164,990 Active 106 DOM
5. 2026-05-31
   days on market $164,990 Active 105 DOM
6. 2026-04-27
   price $175,000 733-char remark

   Show marketing remark (733 chars)

   4/3 home on one acre! This beautiful home offers style, space, and functionality with an open floor plan and modern finishes throughout. 4 spacious bedrooms, 2.5 bathrooms. The open concept kitchen with pantry and stone accent bar is perfect for entertaining guests and accommodating a busy family in the two living areas plus the formal dining room. The isolated primary suite features dual vanities, separate tub and shower, and huge walk in closets. The half-bath is conveniently located near a bedroom and the second living space, and a convenient desk area is in the hallway between two isolated bedrooms. Large laundry room/mud room features a sink. All of this on one acre perfect for large scale gardening, relaxing, and fun!

7. 2026-04-03
   price $187,500 733-char remark

   Show marketing remark (733 chars)

   4/3 home on one acre! This beautiful home offers style, space, and functionality with an open floor plan and modern finishes throughout. 4 spacious bedrooms, 2.5 bathrooms. The open concept kitchen with pantry and stone accent bar is perfect for entertaining guests and accommodating a busy family in the two living areas plus the formal dining room. The isolated primary suite features dual vanities, separate tub and shower, and huge walk in closets. The half-bath is conveniently located near a bedroom and the second living space, and a convenient desk area is in the hallway between two isolated bedrooms. Large laundry room/mud room features a sink. All of this on one acre perfect for large scale gardening, relaxing, and fun!

8. 2026-02-10
   historical
9. 2026-02-08
   listed $199,900 Active 733-char remark

   Show marketing remark (733 chars)

   4/3 home on one acre! This beautiful home offers style, space, and functionality with an open floor plan and modern finishes throughout. 4 spacious bedrooms, 2.5 bathrooms. The open concept kitchen with pantry and stone accent bar is perfect for entertaining guests and accommodating a busy family in the two living areas plus the formal dining room. The isolated primary suite features dual vanities, separate tub and shower, and huge walk in closets. The half-bath is conveniently located near a bedroom and the second living space, and a convenient desk area is in the hallway between two isolated bedrooms. Large laundry room/mud room features a sink. All of this on one acre perfect for large scale gardening, relaxing, and fun!

10. 2025-10-02
    price $204,900
11. 2025-10-02
    price $204,900
12. 2025-07-22
    price $209,900
13. 2025-07-22
    price $209,900
14. 2025-04-30
    listed $219,900 Active
15. 2022-04-21
    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: $3,238 · $270/mo
• Projected year-2 tax: $3,238 · $270/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,468
• − Mortgage interest: −$9,242
• − Property taxes: −$3,238
• − Insurance: −$825
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$4,800
• Taxable loss: −$2,592
• Est. tax savings @ 24.0%: +$622
• After-tax cash flow: $765/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with modern finishes and a good layout. It has potential for further value increase with minor updates.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a home more appealing and increase its value
• Both Replace light fixtures — Modern light fixtures can enhance the home's curb appeal and functionality
• Both Install smart home devices — Smart home devices can increase the home's value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a home more appealing and increase its value ↑
• Both Replace light fixtures — Modern light fixtures can enhance the home's curb appeal and functionality ↑
• Both Install smart home devices — Smart home devices can increase the home's value and appeal to tech-savvy buyers ↑

ⓘ 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: Levelland ISD
• NCES district ID: 4827240
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $47,924
• Composite: 28.09/100
• National rank: #6833
• State rank: #566 of 826 in TX

Livability — Opdyke West

• Score: 56/100
• State rank: #1333
• US rank: #22960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,265

Population outlook (Hockley County) Hauer SSP2

• Today (2025): 25,295 people
• By 2030: 26,230 · +3.7%
• By 2040: 28,268 · +11.8%
• By 2050: 30,536 · +20.7%
• By 2075: 36,867 · +45.7%
• By 2100: 40,662 · +60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 42% Two or more races 24% Black 3%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 72% English-only · Spanish 27%

Political lean MEDSL · Hockley

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -52.3pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+62.4 2016: R+62.3 2012: R+57.0 2008: R+52.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -169.34%
• Current HPI: 154.0713
• 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

-20.4% since first listed

10 events — show timeline

• 2026-04-27 Price Changed $175,000 LARMLS
• 2026-04-03 Price Changed $187,500 LARMLS
• 2026-02-10 Listing Removed — NTREIS
• 2026-02-08 Listed $199,900 LARMLS
• 2025-10-02 Price Changed $204,900 NTREIS
• 2025-10-02 Price Changed $204,900 LARMLS
• 2025-07-22 Price Changed $209,900 NTREIS
• 2025-07-22 Price Changed $209,900 LARMLS
• 2025-04-30 Listed $219,900 NTREIS
• 2022-04-21 Sold (Public Records) — Public Records

Property tax history

+168.3%/yr

Latest (2025): $3,238 · +2.1% YoY. Source: county tax records.