507 Beech · Jourdanton, TX 78026

$115,000

3 bd · 2.0 ba · 1,440 sqft · Townhouse public records · 26 Days on market

Built 2009 0.34 ac 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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.7/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3br/2ba manufactured home has been well maintained and sits on 2 lots in the city of Jourdanton! Open floor concept with split master bedroom. Convenient location with easy access to highways and the surrounding areas! Jourdanton ISD Schools! Come see it today!

Key facts

• 2 city lots
• Small town living
• Move in ready

Tags

• MOVE IN READY
• 2 CITY LOTS
• SMALL TOWN LIVING

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• Financial info: Down payment resources available
• HOA & community: Subdivision: JOURDANTON

Exterior

• Utilities: City water and sewer
• Home design: Pre-owned property; Vinyl exterior
• Construction: Approximately 17 years old; Composition roof; Other foundation (see remarks)
• Exterior features: South front exposure; Lot between 1/4 and 1/2 acre

Interior

• Kitchen: Stove/Range; Dishwasher
• Bedrooms: Master bedroom with walk-in closet and split layout (10 x 10); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Flooring: Carpeting; Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower (10 x 10)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Security system (owned); Some window coverings remain; One living area
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.5% in Jourdanton — 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 68/100 on livability (#474 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jourdanton ISD (town): math 46% / reading 44% proficiency, ranked #258 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jourdanton El (math 46% / reading 38%, grade F, #1,335 of 4,322 statewide, top 33%, 468 students, 60% FRL); Jourdanton J H (math 41% / reading 45%, grade D-, #540 of 1,662 statewide, top 33%, 377 students, 56% FRL); Jourdanton H S (math 62% / reading 57%, grade C+, #275 of 1,632 statewide, top 19%, 442 students, 50% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 170 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.07% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 7.8

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-10,447
• Equity at exit: $17,147

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,578
• Equity at exit: $9,943

Cash invested: $32,200 (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 78026

• Home prices YoY: -10.1%
• Active inventory: 170
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$191 /mo · $2,297/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $128

Break-even live

Break-even rent $1,066

Max offer price $115,000

Occupancy floor 85%

Sensitivity live

Price	-10% $193	-5% $160	+0% $128	+5% $95	+10% $63
Rent	-10% $31	-5% $79	+0% $128	+5% $176	+10% $225
Rate	-1.0pp $186	-0.5pp $157	base $128	+0.5pp $98	+1.0pp $68

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Commerce St Jourdanton, TX	2.0	1.0	900	$1,000	$1.11	26d	1	0.25mi
113 Ocotillo Jourdanton, TX	3.0	2.0	1571	$1,596	$1.02	6d	1	1.08mi
113 Ocotillo Jourdanton, TX	3.0	2.0	1571	$1,530	$0.97	4d	1	1.08mi

Listing history 11 events

1. 2026-04-30
   status Pending
2. 2026-04-15
   historical Active Option
3. 2026-04-04
   listed $115,000 New
4. 2019-05-23
   soldstatus
5. 2019-05-21
   soldstatus Sold 266-char remark

   Show marketing remark (266 chars)

   This 3br/2ba manufactured home has been well maintained and sits on 2 lots in the city of Jourdanton! Open floor concept with split master bedroom. Convenient location with easy access to highways and the surrounding areas! Jourdanton ISD Schools! Come see it today!

6. 2019-05-03
   status Pending 266-char remark

   Show marketing remark (266 chars)

   This 3br/2ba manufactured home has been well maintained and sits on 2 lots in the city of Jourdanton! Open floor concept with split master bedroom. Convenient location with easy access to highways and the surrounding areas! Jourdanton ISD Schools! Come see it today!

7. 2019-04-02
   historical Active Option 266-char remark

   Show marketing remark (266 chars)

   This 3br/2ba manufactured home has been well maintained and sits on 2 lots in the city of Jourdanton! Open floor concept with split master bedroom. Convenient location with easy access to highways and the surrounding areas! Jourdanton ISD Schools! Come see it today!

8. 2019-01-01
   listed $115,900 New 266-char remark

   Show marketing remark (266 chars)

   This 3br/2ba manufactured home has been well maintained and sits on 2 lots in the city of Jourdanton! Open floor concept with split master bedroom. Convenient location with easy access to highways and the surrounding areas! Jourdanton ISD Schools! Come see it today!

9. 2009-10-23
   soldstatus 184-char remark

   Show marketing remark (184 chars)

   LARGE LOT IN JOURDANTON. HAS PARTIAL PRIVACY FENCE. OWNERS HAD SEWER, WATER AND ELECTRIC. THESE LOTS ARE PRICED TO SELL IF PUTTING IN MOBILE HOME MUST VISIT WITH CITY FOR DETAILS.

10. 2009-07-04
    historical 184-char remark

    Show marketing remark (184 chars)

    LARGE LOT IN JOURDANTON. HAS PARTIAL PRIVACY FENCE. OWNERS HAD SEWER, WATER AND ELECTRIC. THESE LOTS ARE PRICED TO SELL IF PUTTING IN MOBILE HOME MUST VISIT WITH CITY FOR DETAILS.

11. 2009-06-16
    listed $8,000 184-char remark

    Show marketing remark (184 chars)

    LARGE LOT IN JOURDANTON. HAS PARTIAL PRIVACY FENCE. OWNERS HAD SEWER, WATER AND ELECTRIC. THESE LOTS ARE PRICED TO SELL IF PUTTING IN MOBILE HOME MUST VISIT WITH CITY FOR DETAILS.

ⓘ 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: $2,297 · $191/mo
• Projected year-2 tax: $2,297 · $191/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 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: $14,737
• − Mortgage interest: −$6,442
• − Property taxes: −$2,297
• − Insurance: −$575
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$3,345
• Taxable loss: −$280
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,601/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: Jourdanton ISD
• NCES district ID: 4824960
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $51,581
• Composite: 38.81/100
• National rank: #4116
• State rank: #258 of 826 in TX

Livability — Jourdanton

• Score: 68/100
• State rank: #474
• US rank: #9531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jourdanton, TX
• Population (ZIP): 6,438

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 42% Two or more races 20% Asian 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 71% English-only · Spanish 27% Tagalog/Filipino 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.13%
• Current HPI: 205.0473
• 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

+1337.5% since first listed

11 events — show timeline

• 2026-04-30 Pending — LERA
• 2026-04-15 Contingent — LERA
• 2026-04-04 Listed $115,000 LERA
• 2019-05-23 Sold (Public Records) — Public Records
• 2019-05-21 Sold (MLS) — LERA
• 2019-05-03 Pending — LERA
• 2019-04-02 Contingent — LERA
• 2019-01-01 Listed $115,900 LERA
• 2009-10-23 Sold (MLS) — LERA
• 2009-07-04 Listing Removed — LERA
• 2009-06-16 Listed $8,000 LERA

Property tax history

+6.9%/yr

Latest (2025): $2,297 · +3.0% YoY. Source: county tax records.