506 South Oakhurst Dr · Livingston, TX 77351

$115,000

2 bd · 2.0 ba · 896 sqft · SingleFamily · 46 Days on market

Built 2012 0.36 ac lot

---

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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a charming opportunity at 506 S Oakhurst Drive in Livingston, Texas! This well-maintained 2-bedroom, 2-bathroom manufactured home, built in 2012, offers 896 square feet of comfortable living space on a 0.36-acre corner lot, plus an additional 0.26-acre restricted-use easement that adds extra open space and privacy. The home features a screened porch, garage spaces, a workshop, and ample storage. Recent updates include home leveling, new skirting, and an updated exterior air conditioning unit. Located near Matthews Street Park, residents can enjoy amenities such as a pool, playgrounds, tennis courts, and walking paths. Situated within the Livingston Independent School District, this property offers both comfort and convenience. Priced at $125,000, it presents an excellent opportunity for homeowners or investors alike.

Key facts

• Screened porch
• Workshop
• 0.36 acre lot

Tags

• SCREENED PORCH
• WORKSHOP
• NEAR MATTHEWS STREET PARK

Property features AI

Finance

• Other: Lease not considered; Disclosures: Easement(s), Seller Disclosure

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Farm property; Built in 2012; Single-level entry (first floor rooms listed)
• Construction: Pillar/post/pier foundation
• Exterior features: Cleared lot; Road frontage on a highway; Road surface: Other

Interior

• Kitchen: Electric oven; Electric range; Free-standing range; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom on the first floor (approx. 14.10 x 11.10); Additional bedroom on the first floor (approx. 10.5 x 9.5)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s); 5 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (18.3% below list).
• Recommended offer: $94k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.9% in Livingston — 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 59/100 on livability (#1,113 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: crime F, amenities F, commute F.
• Livingston ISD (rural): math 38% / reading 39% proficiency, ranked #459 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Timber Creek El (math 56% / reading 47%, grade C-, #808 of 4,322 statewide, top 19%, 522 students, 74% FRL); Livingston J H (math 30% / reading 32%, grade F, #1,015 of 1,662 statewide, top 62%, 893 students, 62% FRL); Livingston H S (math 35% / reading 46%, grade F, #798 of 1,632 statewide, top 49%, 1,128 students, 51% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 1202 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($67k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $115k implies a 1433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,973 (18.3% 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 46 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 10.2

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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-26,147
• Equity at exit: $17,147

10-year hold

• IRR: -18.5%
• Equity multiple: -0.00×
• Total profit: $-32,289
• 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 77351

• Home prices YoY: -14.8%
• Active inventory: 1202
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $-119

Break-even live

Break-even rent $1,090

Max offer price $97,808

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-79	+0% $-119	+5% $-159	+10% $-198
Rent	-10% $-193	-5% $-156	+0% $-119	+5% $-82	+10% $-45
Rate	-1.0pp $-61	-0.5pp $-90	base $-119	+0.5pp $-149	+1.0pp $-179

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 S Drew St Unit 8 Livingston, TX	2.0	1.0	810	$600	$0.74	5d	1	0.21mi
1416 Noblitt St Livingston, TX	2.0	2.0	864	$1,089	$1.26	14d	1	0.65mi
205 Commerce St Unit 118 Livingston, TX	2.0	1.0	800	$950	$1.19	0d	1	1.22mi
205 Commerce St Unit 100 Livingston, TX	2.0	1.0	800	$950	$1.19	19d	1	1.22mi

Listing history 42 events

1. 2026-06-21
   days on market $115,000 Active 46 DOM
2. 2026-06-18
   days on market $115,000 Active 43 DOM
3. 2026-06-17
   days on market $115,000 Active 42 DOM
4. 2026-06-16
   days on market $115,000 Active 41 DOM
5. 2026-06-15
   days on market $115,000 Active 40 DOM
6. 2026-06-13
   days on market $115,000 Active 38 DOM
7. 2026-06-09
   days on market $115,000 Active 34 DOM
8. 2026-06-08
   days on market $115,000 Active 33 DOM
9. 2026-06-07
   days on market $115,000 Active 32 DOM
10. 2026-06-04
    days on market $115,000 Active 29 DOM
11. 2026-06-03
    days on market $115,000 Active 28 DOM
12. 2026-06-02
    days on market $115,000 Active 27 DOM
13. 2026-06-01
    days on market $115,000 Active 26 DOM
14. 2026-05-31
    days on market $115,000 Active 25 DOM
15. 2026-05-06
    listed $125,000 Active 837-char remark
16. 2026-05-05
    listed $125,000 Active 837-char remark

    Show marketing remark (837 chars)

    Discover a charming opportunity at 506 S Oakhurst Drive in Livingston, Texas! This well-maintained 2-bedroom, 2-bathroom manufactured home, built in 2012, offers 896 square feet of comfortable living space on a 0.36-acre corner lot, plus an additional 0.26-acre restricted-use easement that adds extra open space and privacy. The home features a screened porch, garage spaces, a workshop, and ample storage. Recent updates include home leveling, new skirting, and an updated exterior air conditioning unit. Located near Matthews Street Park, residents can enjoy amenities such as a pool, playgrounds, tennis courts, and walking paths. Situated within the Livingston Independent School District, this property offers both comfort and convenience. Priced at $125,000, it presents an excellent opportunity for homeowners or investors alike.

17. 2026-05-05
    historical

    Show marketing remark (837 chars)

    Discover a charming opportunity at 506 S Oakhurst Drive in Livingston, Texas! This well-maintained 2-bedroom, 2-bathroom manufactured home, built in 2012, offers 896 square feet of comfortable living space on a 0.36-acre corner lot, plus an additional 0.26-acre restricted-use easement that adds extra open space and privacy. The home features a screened porch, garage spaces, a workshop, and ample storage. Recent updates include home leveling, new skirting, and an updated exterior air conditioning unit. Located near Matthews Street Park, residents can enjoy amenities such as a pool, playgrounds, tennis courts, and walking paths. Situated within the Livingston Independent School District, this property offers both comfort and convenience. Priced at $125,000, it presents an excellent opportunity for homeowners or investors alike.

18. 2026-05-01
    price $125,000
19. 2026-05-01
    status Active
20. 2026-05-01
    price $95,000
21. 2026-03-19
    soldstatus
22. 2025-12-07
    status Pending
23. 2025-10-29
    historical Active Under Contract
24. 2025-10-02
    status Pending
25. 2025-09-10
    listed $90,000 Active
26. 2025-09-10
    historical
27. 2025-08-28
    price $90,000
28. 2025-08-12
    listed $100,000 Active
29. 2025-08-12
    historical
30. 2025-06-23
    listed $100,000 Active
31. 2025-06-23
    historical
32. 2025-04-21
    listed $120,000 Active
33. 2025-04-07
    historical
34. 2025-03-14
    status Active
35. 2025-03-13
    historical
36. 2024-09-15
    price $110,000
37. 2024-09-10
    status Active
38. 2024-09-09
    historical
39. 2024-06-19
    price $119,900
40. 2024-06-17
    price $119,000
41. 2024-03-20
    listed $109,000 Active
42. 1992-10-01
    soldstatus $7,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 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: $11,277
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$1,372
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$3,345
• Taxable loss: −$3,412
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $-607/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: Livingston ISD
• NCES district ID: 4827780
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $39,531
• Composite: 32.25/100
• National rank: #5767
• State rank: #459 of 826 in TX

Livability — Livingston

• Score: 59/100
• State rank: #1113
• US rank: #19723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livingston, TX
• County: Polk County · 37,143 people
• City population: 37,143
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

+1433.3% since first listed

30 events — show timeline

• 2026-05-20 Price Changed $115,000 HARMLS
• 2026-05-20 Price Changed $115,000 HARMLS
• 2026-05-06 Listed $125,000 HARMLS
• 2026-05-05 Listing Removed — HARMLS
• 2026-05-05 Listed $125,000 HARMLS
• 2026-05-01 Price Changed $125,000 HARMLS
• 2026-05-01 Relisted — HARMLS
• 2026-05-01 Price Changed $95,000 HARMLS
• 2026-03-19 Sold (Public Records) — Public Records
• 2025-12-07 Pending — HARMLS
• 2025-10-29 Contingent — HARMLS
• 2025-10-02 Pending — HARMLS
• 2025-09-10 Listing Removed — HARMLS
• 2025-09-10 Listed $90,000 HARMLS
• 2025-08-28 Price Changed $90,000 HARMLS
• 2025-08-12 Listing Removed — HARMLS
• 2025-08-12 Listed $100,000 HARMLS
• 2025-06-23 Listing Removed — HARMLS
• 2025-06-23 Listed $100,000 HARMLS
• 2025-04-21 Listed $120,000 HARMLS
• 2025-04-07 Listing Removed — HARMLS
• 2025-03-14 Relisted — HARMLS
• 2025-03-13 Listing Removed — HARMLS
• 2024-09-15 Price Changed $110,000 HARMLS
• 2024-09-10 Relisted — HARMLS
• 2024-09-09 Listing Removed — HARMLS
• 2024-06-19 Price Changed $119,900 HARMLS
• 2024-06-17 Price Changed $119,000 HARMLS
• 2024-03-20 Listed $109,000 HARMLS
• 1992-10-01 Sold (Public Records) $7,500 Public Records

Property tax history

-10.9%/yr

Latest (2025): $176 · +17.1% YoY. Source: county tax records.