252 County Road 302 · Floresville, TX 78114-3595

$319,000

4 bd · 3.0 ba · 2,432 sqft · Manufactured · 167 Days on market

Built 2014 5.00 ac lot $131/sqft · at area comps Est $324k · at est.

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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 +9.9/30.0
• ARV discount +8.2/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

*****SELLER OFFERING 5,000 in SELLER CONCESSIONS*****Discover your own little piece of heaven - where peaceful country living meets easy access to the city! Set on 5 beautiful acres, this property offers the space, privacy, and freedom you've been dreaming of, while still keeping you conveniently close to town. This well-maintained double-wide home features 4 spacious bedrooms and 3 full bathrooms, including a Jack-and-Jill bath thoughtfully designed for convenience. With two separate living areas, there's room for everyone - one highlighted by a gorgeous rock fireplace that creates the perfect cozy gathering spot. The kitchen is truly the heart of the home, offering upgraded granite countertops and abundant storage. Whether you love cooking, hosting family dinners, or meal prepping for the week, this kitchen delivers both function and style. Outside, the possibilities are endless. Spread out, bring your animals, build a shop, garden, or simply relax and enjoy quiet evenings under big Texas skies. With 5 acres, there's room to grow, play, and create the country lifestyle you've always wanted - without giving up quick access to shopping, dining, and major conveniences. And for added flexibility, the property includes a dedicated RV spot complete with electric, water, and sewer hookup - perfect for guests or extended family. If you've been searching for space, serenity, and a home that truly feels like a retreat... this one has it all. Come see why life is better in the country - and make this slice of paradise your own.

Key facts

• Dedicated rv spot
• Jack-and-jill bath
• 5 beautiful acres

Tags

• 5 BEAUTIFUL ACRES
• JACK-AND-JILL BATH
• GORGEOUS ROCK FIREPLACE
• UPGRADED GRANITE COUNTERTOPS
• DEDICATED RV SPOT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $319k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (33.7% below list).
• Recommended offer: $212k (33.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.0% in Floresville — 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 65/100 on livability (#681 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, health & safety D+, amenities F.
• Floresville ISD (town): math 32% / reading 36% proficiency, ranked #504 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 135 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Wilson County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $51k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,653 (33.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.66% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 12.6

CMA / ARV

• ARV (median comp): $323,940
• List price: $319,000
• Delta: -1.52%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.0%
• Equity multiple: 1.29×
• Total profit: $25,591
• Equity at exit: $143,436

10-year hold

• IRR: 8.0%
• Equity multiple: 2.22×
• Total profit: $108,661
• Equity at exit: $221,052

Cash invested: $89,320 (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 78114-3595

• Active inventory: 1
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-199

Break-even live

Break-even rent $2,368

Max offer price $283,873

Occupancy floor —

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Autumn Trl Floresville, TX	4.0	2.5	2162	$2,223	$1.03	4d	1	1.21mi
132 Avena Grv Floresville, TX	4.0	2.0	1667	$2,000	$1.20	24d	1	1.24mi
120 Whitewing Way Floresville, TX	4.0	2.5	2314	$2,095	$0.91	44d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $319,000 Active 167 DOM
2. 2026-06-17
   days on market $319,000 Active 166 DOM
3. 2026-06-16
   days on market $319,000 Active 165 DOM
4. 2026-06-15
   days on market $319,000 Active 164 DOM
5. 2026-06-13
   statusdays on market $319,000 Active 162 DOM
6. 2026-06-09
   days on market $319,000 Price Change 158 DOM
7. 2026-06-08
   days on market $319,000 Price Change 157 DOM
8. 2026-06-07
   days on market $319,000 Price Change 156 DOM
9. 2026-06-04
   days on market $319,000 Price Change 153 DOM
10. 2026-06-03
    days on market $319,000 Price Change 152 DOM
11. 2026-06-02
    pricestatusdays on market $319,000 Price Change 151 DOM
12. 2026-06-01
    days on market $333,000 Active 150 DOM
13. 2026-05-31
    statusdays on market $333,000 Active 149 DOM
14. 2026-04-21
    price $345,000 1548-char remark

    Show marketing remark (1548 chars)

    *****SELLER OFFERING 5,000 in SELLER CONCESSIONS*****Discover your own little piece of heaven - where peaceful country living meets easy access to the city! Set on 5 beautiful acres, this property offers the space, privacy, and freedom you've been dreaming of, while still keeping you conveniently close to town. This well-maintained double-wide home features 4 spacious bedrooms and 3 full bathrooms, including a Jack-and-Jill bath thoughtfully designed for convenience. With two separate living areas, there's room for everyone - one highlighted by a gorgeous rock fireplace that creates the perfect cozy gathering spot. The kitchen is truly the heart of the home, offering upgraded granite countertops and abundant storage. Whether you love cooking, hosting family dinners, or meal prepping for the week, this kitchen delivers both function and style. Outside, the possibilities are endless. Spread out, bring your animals, build a shop, garden, or simply relax and enjoy quiet evenings under big Texas skies. With 5 acres, there's room to grow, play, and create the country lifestyle you've always wanted - without giving up quick access to shopping, dining, and major conveniences. And for added flexibility, the property includes a dedicated RV spot complete with electric, water, and sewer hookup - perfect for guests or extended family. If you've been searching for space, serenity, and a home that truly feels like a retreat... this one has it all. Come see why life is better in the country - and make this slice of paradise your own.

15. 2026-03-23
    price $355,000 1548-char remark

    Show marketing remark (1548 chars)

    *****SELLER OFFERING 5,000 in SELLER CONCESSIONS*****Discover your own little piece of heaven - where peaceful country living meets easy access to the city! Set on 5 beautiful acres, this property offers the space, privacy, and freedom you've been dreaming of, while still keeping you conveniently close to town. This well-maintained double-wide home features 4 spacious bedrooms and 3 full bathrooms, including a Jack-and-Jill bath thoughtfully designed for convenience. With two separate living areas, there's room for everyone - one highlighted by a gorgeous rock fireplace that creates the perfect cozy gathering spot. The kitchen is truly the heart of the home, offering upgraded granite countertops and abundant storage. Whether you love cooking, hosting family dinners, or meal prepping for the week, this kitchen delivers both function and style. Outside, the possibilities are endless. Spread out, bring your animals, build a shop, garden, or simply relax and enjoy quiet evenings under big Texas skies. With 5 acres, there's room to grow, play, and create the country lifestyle you've always wanted - without giving up quick access to shopping, dining, and major conveniences. And for added flexibility, the property includes a dedicated RV spot complete with electric, water, and sewer hookup - perfect for guests or extended family. If you've been searching for space, serenity, and a home that truly feels like a retreat... this one has it all. Come see why life is better in the country - and make this slice of paradise your own.

16. 2026-03-12
    price $365,000 1548-char remark

    Show marketing remark (1548 chars)

    *****SELLER OFFERING 5,000 in SELLER CONCESSIONS*****Discover your own little piece of heaven - where peaceful country living meets easy access to the city! Set on 5 beautiful acres, this property offers the space, privacy, and freedom you've been dreaming of, while still keeping you conveniently close to town. This well-maintained double-wide home features 4 spacious bedrooms and 3 full bathrooms, including a Jack-and-Jill bath thoughtfully designed for convenience. With two separate living areas, there's room for everyone - one highlighted by a gorgeous rock fireplace that creates the perfect cozy gathering spot. The kitchen is truly the heart of the home, offering upgraded granite countertops and abundant storage. Whether you love cooking, hosting family dinners, or meal prepping for the week, this kitchen delivers both function and style. Outside, the possibilities are endless. Spread out, bring your animals, build a shop, garden, or simply relax and enjoy quiet evenings under big Texas skies. With 5 acres, there's room to grow, play, and create the country lifestyle you've always wanted - without giving up quick access to shopping, dining, and major conveniences. And for added flexibility, the property includes a dedicated RV spot complete with electric, water, and sewer hookup - perfect for guests or extended family. If you've been searching for space, serenity, and a home that truly feels like a retreat... this one has it all. Come see why life is better in the country - and make this slice of paradise your own.

17. 2026-01-02
    listed $370,000 New 1548-char remark

    Show marketing remark (1548 chars)

    *****SELLER OFFERING 5,000 in SELLER CONCESSIONS*****Discover your own little piece of heaven - where peaceful country living meets easy access to the city! Set on 5 beautiful acres, this property offers the space, privacy, and freedom you've been dreaming of, while still keeping you conveniently close to town. This well-maintained double-wide home features 4 spacious bedrooms and 3 full bathrooms, including a Jack-and-Jill bath thoughtfully designed for convenience. With two separate living areas, there's room for everyone - one highlighted by a gorgeous rock fireplace that creates the perfect cozy gathering spot. The kitchen is truly the heart of the home, offering upgraded granite countertops and abundant storage. Whether you love cooking, hosting family dinners, or meal prepping for the week, this kitchen delivers both function and style. Outside, the possibilities are endless. Spread out, bring your animals, build a shop, garden, or simply relax and enjoy quiet evenings under big Texas skies. With 5 acres, there's room to grow, play, and create the country lifestyle you've always wanted - without giving up quick access to shopping, dining, and major conveniences. And for added flexibility, the property includes a dedicated RV spot complete with electric, water, and sewer hookup - perfect for guests or extended family. If you've been searching for space, serenity, and a home that truly feels like a retreat... this one has it all. Come see why life is better in the country - and make this slice of paradise your own.

18. 2020-08-23
    historical
19. 2020-07-21
    price $284,500
20. 2020-07-03
    price $284,900
21. 2020-06-19
    listed $285,000 New
22. 2014-03-13
    soldstatus Sold
23. 2013-07-25
    listed $55,000 New
24. 2001-11-20
    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: $781 · $65/mo
• Projected year-2 tax: $5,838 · $486/mo
• Expected delta: +$5,056/yr (+$421/mo · 647.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $25,398
• − Mortgage interest: −$17,869
• − Property taxes: −$781
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$9,280
• Taxable loss: −$8,191
• Est. tax savings @ 24.0%: +$1,966
• After-tax cash flow: $-420/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.

Schools (NCES district)

• District: Floresville ISD
• NCES district ID: 4819350
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $59,736
• Composite: 30.44/100
• National rank: #6234
• State rank: #504 of 826 in TX

Livability — Floresville

• Score: 65/100
• State rank: #681
• US rank: #12747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

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

+527.3% since first listed

11 events — show timeline

• 2026-04-21 Price Changed $345,000 LERA
• 2026-03-23 Price Changed $355,000 LERA
• 2026-03-12 Price Changed $365,000 LERA
• 2026-01-02 Listed $370,000 LERA
• 2020-08-23 Listing Removed — LERA
• 2020-07-21 Price Changed $284,500 LERA
• 2020-07-03 Price Changed $284,900 LERA
• 2020-06-19 Listed $285,000 LERA
• 2014-03-13 Sold (MLS) — LERA
• 2013-07-25 Listed $55,000 LERA
• 2001-11-20 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $781 · -3.4% YoY. Source: county tax records.