3107 Violet St · Needville, TX 77461

$145,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 143 Days on market

Built 1995 0.49 ac lot ↓ 16% since listing

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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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MULTIPLE OFFER SITUATION…. HIGHEST AND BEST BY EOD ON 4/15/2026!! Welcome to 3107 Violet St., a well-maintained 3-bedroom, 2-bath manufactured home located in the heart of Needville. This charming property offers a comfortable layout with a very spacious primary bedroom, an open living area, and a functional kitchen—perfect for everyday living. The home sits in a convenient and highly accessible location, just minutes from schools, dining, shopping, and all that Needville has to offer. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this property provides great flexibility. Additional Opportunity: This home is situated right next door to 3003 Violet St., also listed by the same owner, making it an excellent option for multi-generational living, rental portfolio expansion, or purchasing both for added space and privacy. Well-kept, move-in ready, and ideally located—schedule your showing today!

Key facts

• Functional kitchen
• Manufactured home
• 0.49 acre lot

Tags

• MANUFACTURED HOME
• FUNCTIONAL KITCHEN
• HIGHLY ACCESSIBLE LOCATION
• MULTI-GENERATIONAL LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.5% in Needville — 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 75/100 on livability (#137 in TX, #3,992 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Needville ISD (rural): math 55% / reading 55% proficiency, ranked #95 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 337 active listings in the ZIP; 12,093 units permitted in Fort Bend County in 2024 (815 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 $4k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $38k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.05% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 7.9

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-7,295
• Equity at exit: $21,620

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $14,488
• Equity at exit: $12,537

Cash invested: $40,600 (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 77461

• Home prices YoY: -22.9%
• Active inventory: 337
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$132 /mo · $1,579/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $254

Break-even live

Break-even rent $1,206

Max offer price $145,000

Occupancy floor 78%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-15
   days on market $145,000 Active 143 DOM
2. 2026-06-13
   days on market $145,000 Active 141 DOM
3. 2026-06-13
   days on market $145,000 Active 140 DOM
4. 2026-06-09
   days on market $145,000 Active 137 DOM
5. 2026-06-08
   days on market $145,000 Active 136 DOM
6. 2026-06-07
   days on market $145,000 Active 135 DOM
7. 2026-06-04
   days on market $145,000 Active 132 DOM
8. 2026-06-03
   days on market $145,000 Active 131 DOM
9. 2026-06-02
   days on market $145,000 Active 130 DOM
10. 2026-06-01
    days on market $145,000 Active 129 DOM
11. 2026-05-31
    days on market $145,000 Active 128 DOM
12. 2026-05-04
    status Active 980-char remark

    Show marketing remark (980 chars)

    MULTIPLE OFFER SITUATION…. HIGHEST AND BEST BY EOD ON 4/15/2026!! Welcome to 3107 Violet St., a well-maintained 3-bedroom, 2-bath manufactured home located in the heart of Needville. This charming property offers a comfortable layout with a very spacious primary bedroom, an open living area, and a functional kitchen—perfect for everyday living. The home sits in a convenient and highly accessible location, just minutes from schools, dining, shopping, and all that Needville has to offer. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this property provides great flexibility. Additional Opportunity: This home is situated right next door to 3003 Violet St., also listed by the same owner, making it an excellent option for multi-generational living, rental portfolio expansion, or purchasing both for added space and privacy. Well-kept, move-in ready, and ideally located—schedule your showing today!

13. 2026-03-27
    status Pending 980-char remark

    Show marketing remark (980 chars)

    MULTIPLE OFFER SITUATION…. HIGHEST AND BEST BY EOD ON 4/15/2026!! Welcome to 3107 Violet St., a well-maintained 3-bedroom, 2-bath manufactured home located in the heart of Needville. This charming property offers a comfortable layout with a very spacious primary bedroom, an open living area, and a functional kitchen—perfect for everyday living. The home sits in a convenient and highly accessible location, just minutes from schools, dining, shopping, and all that Needville has to offer. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this property provides great flexibility. Additional Opportunity: This home is situated right next door to 3003 Violet St., also listed by the same owner, making it an excellent option for multi-generational living, rental portfolio expansion, or purchasing both for added space and privacy. Well-kept, move-in ready, and ideally located—schedule your showing today!

14. 2026-03-18
    status Pending 980-char remark

    Show marketing remark (980 chars)

    MULTIPLE OFFER SITUATION…. HIGHEST AND BEST BY EOD ON 4/15/2026!! Welcome to 3107 Violet St., a well-maintained 3-bedroom, 2-bath manufactured home located in the heart of Needville. This charming property offers a comfortable layout with a very spacious primary bedroom, an open living area, and a functional kitchen—perfect for everyday living. The home sits in a convenient and highly accessible location, just minutes from schools, dining, shopping, and all that Needville has to offer. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this property provides great flexibility. Additional Opportunity: This home is situated right next door to 3003 Violet St., also listed by the same owner, making it an excellent option for multi-generational living, rental portfolio expansion, or purchasing both for added space and privacy. Well-kept, move-in ready, and ideally located—schedule your showing today!

15. 2026-02-08
    price $155,000 980-char remark

    Show marketing remark (980 chars)

    MULTIPLE OFFER SITUATION…. HIGHEST AND BEST BY EOD ON 4/15/2026!! Welcome to 3107 Violet St., a well-maintained 3-bedroom, 2-bath manufactured home located in the heart of Needville. This charming property offers a comfortable layout with a very spacious primary bedroom, an open living area, and a functional kitchen—perfect for everyday living. The home sits in a convenient and highly accessible location, just minutes from schools, dining, shopping, and all that Needville has to offer. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this property provides great flexibility. Additional Opportunity: This home is situated right next door to 3003 Violet St., also listed by the same owner, making it an excellent option for multi-generational living, rental portfolio expansion, or purchasing both for added space and privacy. Well-kept, move-in ready, and ideally located—schedule your showing today!

16. 2026-01-16
    price $165,000 980-char remark

    Show marketing remark (980 chars)

    MULTIPLE OFFER SITUATION…. HIGHEST AND BEST BY EOD ON 4/15/2026!! Welcome to 3107 Violet St., a well-maintained 3-bedroom, 2-bath manufactured home located in the heart of Needville. This charming property offers a comfortable layout with a very spacious primary bedroom, an open living area, and a functional kitchen—perfect for everyday living. The home sits in a convenient and highly accessible location, just minutes from schools, dining, shopping, and all that Needville has to offer. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this property provides great flexibility. Additional Opportunity: This home is situated right next door to 3003 Violet St., also listed by the same owner, making it an excellent option for multi-generational living, rental portfolio expansion, or purchasing both for added space and privacy. Well-kept, move-in ready, and ideally located—schedule your showing today!

17. 2026-01-16
    price $170,000 980-char remark

    Show marketing remark (980 chars)

    MULTIPLE OFFER SITUATION…. HIGHEST AND BEST BY EOD ON 4/15/2026!! Welcome to 3107 Violet St., a well-maintained 3-bedroom, 2-bath manufactured home located in the heart of Needville. This charming property offers a comfortable layout with a very spacious primary bedroom, an open living area, and a functional kitchen—perfect for everyday living. The home sits in a convenient and highly accessible location, just minutes from schools, dining, shopping, and all that Needville has to offer. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this property provides great flexibility. Additional Opportunity: This home is situated right next door to 3003 Violet St., also listed by the same owner, making it an excellent option for multi-generational living, rental portfolio expansion, or purchasing both for added space and privacy. Well-kept, move-in ready, and ideally located—schedule your showing today!

18. 2025-12-21
    price $175,000 980-char remark

    Show marketing remark (980 chars)

    MULTIPLE OFFER SITUATION…. HIGHEST AND BEST BY EOD ON 4/15/2026!! Welcome to 3107 Violet St., a well-maintained 3-bedroom, 2-bath manufactured home located in the heart of Needville. This charming property offers a comfortable layout with a very spacious primary bedroom, an open living area, and a functional kitchen—perfect for everyday living. The home sits in a convenient and highly accessible location, just minutes from schools, dining, shopping, and all that Needville has to offer. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this property provides great flexibility. Additional Opportunity: This home is situated right next door to 3003 Violet St., also listed by the same owner, making it an excellent option for multi-generational living, rental portfolio expansion, or purchasing both for added space and privacy. Well-kept, move-in ready, and ideally located—schedule your showing today!

19. 2025-12-15
    listed $183,500 Active 980-char remark

    Show marketing remark (980 chars)

    MULTIPLE OFFER SITUATION…. HIGHEST AND BEST BY EOD ON 4/15/2026!! Welcome to 3107 Violet St., a well-maintained 3-bedroom, 2-bath manufactured home located in the heart of Needville. This charming property offers a comfortable layout with a very spacious primary bedroom, an open living area, and a functional kitchen—perfect for everyday living. The home sits in a convenient and highly accessible location, just minutes from schools, dining, shopping, and all that Needville has to offer. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this property provides great flexibility. Additional Opportunity: This home is situated right next door to 3003 Violet St., also listed by the same owner, making it an excellent option for multi-generational living, rental portfolio expansion, or purchasing both for added space and privacy. Well-kept, move-in ready, and ideally located—schedule your showing today!

ⓘ 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: $1,579 · $132/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$1,074/yr (+$90/mo · 68.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,333
• − Mortgage interest: −$8,122
• − Property taxes: −$1,579
• − Insurance: −$725
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$4,218
• Taxable income: $755
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,873/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: Needville ISD
• NCES district ID: 4832310
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $62,900
• Composite: 48.17/100
• National rank: #2176
• State rank: #95 of 826 in TX

Livability — Needville

• Score: 75/100
• State rank: #137
• US rank: #3992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Needville, TX
• Population (ZIP): 12,397

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (50%)
• Race & ethnicity: White 50% Hispanic / Latino 45% Two or more races 18% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 69% English-only · Spanish 28% German/W. Germanic 2%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.17%
• Current HPI: 324.3807
• 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

-15.5% since first listed

8 events — show timeline

• 2026-05-04 Relisted — HARMLS
• 2026-03-27 Pending — HARMLS
• 2026-03-18 Pending — HARMLS
• 2026-02-08 Price Changed $155,000 HARMLS
• 2026-01-16 Price Changed $165,000 HARMLS
• 2026-01-16 Price Changed $170,000 HARMLS
• 2025-12-21 Price Changed $175,000 HARMLS
• 2025-12-15 Listed $183,500 HARMLS

Property tax history

+4.1%/yr

Latest (2025): $1,579 · -1.9% YoY. Source: county tax records.