316 Simmons · Agua Dulce, TX 78330

$89,900

4 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 164 Days on market

Built 2018 Average condition 10,454 sqft lot ↓ 13% since listing

---

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 +4.5/10.0
• Livability +2.9/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Situated on a 0.24-acre lot in Agua Dulce, this property provides comfortable split bedroom layout with a 4 bedrooms and 2 baths. Connected to city water and sewer with electric utilities. Located approximately 30 minutes from Texas A&M University-Kingsville and within commuting distance to Corpus Christi. The area offers quiet rural living surrounded by ranch land and farmland, with convenient access to major highways and regional amenities. Ideal for owner-occupants or investors seeking affordable housing in South Texas. Bank-Owned MHome on Spacious Lot | First-Time Homebuyers Welcome | VA, Conventional & Seller Finance Options Available

Key facts

• 0.24 acre lot
• Built 2018
• Listed 164 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $90k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,202 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Agua Dulce ISD (rural): math 55% / reading 44% proficiency, ranked #336 of 1,141 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.65% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.79%
• DSCR: 2.15
• GRM: 5.0

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: 26.3%
• Equity multiple: 2.49×
• Total profit: $37,607
• Equity at exit: $40,423

10-year hold

• IRR: 27.0%
• Equity multiple: 4.84×
• Total profit: $96,654
• Equity at exit: $62,297

Cash invested: $25,172 (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 78330

• Active inventory: 5
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$37
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $419

Break-even live

Break-even rent $955

Max offer price $89,900

Occupancy floor 67%

Sensitivity live

Price	-10% $470	-5% $444	+0% $419	+5% $393	+10% $368
Rent	-10% $301	-5% $360	+0% $419	+5% $477	+10% $536
Rate	-1.0pp $464	-0.5pp $442	base $419	+0.5pp $396	+1.0pp $372

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $89,900 Active 164 DOM
2. 2026-06-18
   days on market $89,900 Active 162 DOM
3. 2026-06-17
   days on market $89,900 Active 161 DOM
4. 2026-06-16
   days on market $89,900 Active 160 DOM
5. 2026-06-15
   days on market $89,900 Active 159 DOM
6. 2026-06-13
   days on market $89,900 Active 157 DOM
7. 2026-06-12
   days on market $89,900 Active 156 DOM
8. 2026-06-09
   days on market $89,900 Active 153 DOM
9. 2026-06-08
   days on market $89,900 Active 152 DOM
10. 2026-06-08
    statusdays on market $89,900 Active 151 DOM
11. 2026-06-07
    days on market $89,900 Price Change 150 DOM
12. 2026-06-03
    days on market $89,900 Price Change 147 DOM
13. 2026-06-02
    days on market $89,900 Price Change 146 DOM
14. 2026-06-01
    days on market $89,900 Price Change 145 DOM
15. 2026-05-31
    days on market $89,900 Price Change 144 DOM
16. 2026-04-29
    price $99,900 658-char remark

    Show marketing remark (658 chars)

    Situated on a 0.24-acre lot in Agua Dulce, this property provides comfortable split bedroom layout with a 4 bedrooms and 2 baths. Connected to city water and sewer with electric utilities. Located approximately 30 minutes from Texas A&M University-Kingsville and within commuting distance to Corpus Christi. The area offers quiet rural living surrounded by ranch land and farmland, with convenient access to major highways and regional amenities. Ideal for owner-occupants or investors seeking affordable housing in South Texas. Bank-Owned MHome on Spacious Lot | First-Time Homebuyers Welcome | VA, Conventional & Seller Finance Options Available

17. 2026-03-24
    price $104,900 658-char remark

    Show marketing remark (658 chars)

    Situated on a 0.24-acre lot in Agua Dulce, this property provides comfortable split bedroom layout with a 4 bedrooms and 2 baths. Connected to city water and sewer with electric utilities. Located approximately 30 minutes from Texas A&M University-Kingsville and within commuting distance to Corpus Christi. The area offers quiet rural living surrounded by ranch land and farmland, with convenient access to major highways and regional amenities. Ideal for owner-occupants or investors seeking affordable housing in South Texas. Bank-Owned MHome on Spacious Lot | First-Time Homebuyers Welcome | VA, Conventional & Seller Finance Options Available

18. 2026-03-04
    price $109,900 658-char remark

    Show marketing remark (658 chars)

    Situated on a 0.24-acre lot in Agua Dulce, this property provides comfortable split bedroom layout with a 4 bedrooms and 2 baths. Connected to city water and sewer with electric utilities. Located approximately 30 minutes from Texas A&M University-Kingsville and within commuting distance to Corpus Christi. The area offers quiet rural living surrounded by ranch land and farmland, with convenient access to major highways and regional amenities. Ideal for owner-occupants or investors seeking affordable housing in South Texas. Bank-Owned MHome on Spacious Lot | First-Time Homebuyers Welcome | VA, Conventional & Seller Finance Options Available

19. 2026-01-07
    listed $114,900 New 658-char remark

    Show marketing remark (658 chars)

    Situated on a 0.24-acre lot in Agua Dulce, this property provides comfortable split bedroom layout with a 4 bedrooms and 2 baths. Connected to city water and sewer with electric utilities. Located approximately 30 minutes from Texas A&M University-Kingsville and within commuting distance to Corpus Christi. The area offers quiet rural living surrounded by ranch land and farmland, with convenient access to major highways and regional amenities. Ideal for owner-occupants or investors seeking affordable housing in South Texas. Bank-Owned MHome on Spacious Lot | First-Time Homebuyers Welcome | VA, Conventional & Seller Finance Options Available

ⓘ 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: $1,478 · $123/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$168/yr (+$14/mo · 11.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $17,820
• − Mortgage interest: −$5,036
• − Property taxes: −$1,478
• − Insurance: −$1,917
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$2,615
• Taxable income: $3,923
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $4,084/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

Average 55/100 Cosmetic rehab

This manufactured home is in average condition with cosmetic updates needed to improve its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear
• Minor interior paint — dated and could be refreshed

Value-add opportunities

• Both paint interior walls — refreshes the interior and improves curb appeal
• Both replace kitchen cabinets — modernizes the kitchen and improves functionality
• Both update bathroom fixtures — enhances the bathroom and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
interior paint · dated and could be refreshed	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — refreshes the interior and improves curb appeal ↑
• Both replace kitchen cabinets — modernizes the kitchen and improves functionality ↑
• Both update bathroom fixtures — enhances the bathroom and improves functionality ↑

ⓘ 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: Agua Dulce ISD
• NCES district ID: 4807530
• Math proficiency: 55% ▲ 20.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $57,974
• Composite: 45.19/100
• National rank: #5785
• State rank: #336 of 1141 in TX

Livability — Agua Dulce

• Score: 58/100
• State rank: #1202
• US rank: #21027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Agua Dulce, TX
• Population (ZIP): 429

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 41% White 20% Asian 12%
• Hispanic origin (detail): Mexican 68%
• Common ancestry: Lithuanian 1%
• Foreign-born: 5% · Philippines, Canada
• Languages at home: 59% English-only · Spanish 37% Other Asian/Pacific 4%

Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

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

-13.1% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $99,900 LERA
• 2026-03-24 Price Changed $104,900 LERA
• 2026-03-04 Price Changed $109,900 LERA
• 2026-01-07 Listed $114,900 LERA

Property tax history

-2.4%/yr

Latest (2022): $1,478 · -2.4% YoY. Source: county tax records.