211 Woodstock · West Livingston, TX 77351

$108,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 91 Days on market

Built 2021 Good condition 3,798 sqft lot Est $129k · 16% under $25/mo HOA · 2% of rent ↓ 28% since listing

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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
• ARV discount +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2021 single-wide mobile home featuring 3 bedrooms and 2 bathrooms, situated on its own lot. This home offers a modern open-concept layout with a spacious living area and a cozy electric fireplace that adds warmth and style. The kitchen is a standout with a farmhouse sink, center island, and plenty of cabinet space—perfect for cooking and entertaining. Built-in features throughout the home add extra convenience and character. The large primary suite feels like a private retreat, complete with a spa-like bathroom designed for relaxation. If you’re looking for a modern, move-in-ready home with stylish finishes and plenty of space, this one is a must-see!

Key facts

• Farmhouse sink
• Built-in features
• Center island

Tags

• OPEN-CONCEPT LAYOUT
• COZY ELECTRIC FIREPLACE
• FARMHOUSE SINK
• CENTER ISLAND
• PLENTY OF CABINET SPACE
• BUILT-IN FEATURES

Property features AI

Finance

• Other: Additional parcel(s) included
• HOA & community: Lake Livingston Village association; Community amenities include boat dock, boat ramp, picnic area, playground, and park; Annual association fee of $300

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2021; Block foundation; Composition roof; Single-story (all main rooms on first floor)
• Construction: Construction materials: Unknown
• Exterior features: Covered patio; Patio; Porch; Deck; Partial fencing; Cleared lot; Side yard; Subdivision setting

Interior

• Kitchen: Electric oven; Electric range; Disposal; Microwave
• Bedrooms: Three bedrooms (all on the first floor) — approximately 10x10, 14x11, and 14x11
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity in bath; Soaking tub; Tub with shower; Ceiling fans; Kitchen/dining combo; Open living/dining area; Decorative fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $108k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $98k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.5% in West 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 50/100 on livability (#1,501 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing 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: 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 57% FRL track the district average.
• Market conditions: 1186 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $17k (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, 98% 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 $98,280 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.92%
• DSCR: 1.80
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $129,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
696 Meridian	0.17mi	3/2.0	1,280 (0%)	11mo	$129,000	$101	83
560 Meridian	0.26mi	3/2.0	1,216 (-5%)	8mo	$89,000	$73	74
130 Lexington	0.71mi	3/2.0	1,456 (+14%)	6mo	$159,000	$109	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $11,296
• Equity at exit: $16,103

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $47,025
• Equity at exit: $9,338

Cash invested: $30,240 (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: 1186
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,620/yr
• Insurance: −$45
• HOA: −$25
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $452

Break-even live

Break-even rent $976

Max offer price $108,000

Occupancy floor 66%

Sensitivity live

Price	-10% $526	-5% $489	+0% $452	+5% $414	+10% $377
Rent	-10% $329	-5% $390	+0% $452	+5% $513	+10% $574
Rate	-1.0pp $506	-0.5pp $479	base $452	+0.5pp $424	+1.0pp $395

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
446 Lexington Livingston, TX	4.0	2.0	900	$1,200	$1.33	5d	1	0.42mi
360 Terlingua Livingston, TX	3.0	2.0	1680	$1,575	$0.94	25d	1	0.42mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: electric

Listing history 12 events

1. 2026-06-18
   days on market $108,000 Active 91 DOM
2. 2026-06-17
   days on market $108,000 Active 90 DOM
3. 2026-06-16
   days on market $108,000 Active 89 DOM
4. 2026-06-15
   days on market $108,000 Active 88 DOM
5. 2026-06-10
   days on market $108,000 Active 82 DOM
6. 2026-06-08
   days on market $108,000 Active 81 DOM
7. 2026-06-07
   days on market $108,000 Active 80 DOM
8. 2026-06-04
   days on market $108,000 Active 77 DOM
9. 2026-06-03
   days on market $108,000 Active 76 DOM
10. 2026-06-02
    days on market $108,000 Active 75 DOM
11. 2026-06-01
    days on market $108,000 Active 74 DOM
12. 2026-05-31
    days on market $108,000 Active 73 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $18,576
• − Mortgage interest: −$6,050
• − Property taxes: −$1,620
• − Insurance: −$540
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − HOA: −$300
• − Depreciation: −$3,142
• Taxable income: $3,952
• Est. tax owed @ 24.0%: −$948
• After-tax cash flow: $4,470/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

Good 80/100 Cosmetic rehab

This 2021 single-wide mobile home is in excellent condition with a modern open-concept layout and stylish finishes. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Paint the exterior shed — A fresh coat of paint can enhance curb appeal and add value.
• Both Replace the ceiling fan blades — New blades can improve airflow and add a modern touch.
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and add a modern touch.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior shed — A fresh coat of paint can enhance curb appeal and add value. ↑
• Both Replace the ceiling fan blades — New blades can improve airflow and add a modern touch. ↑
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and add a modern touch. ↑

ⓘ 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: 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 — West Livingston

• Score: 50/100
• State rank: #1501
• US rank: #25668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Livingston, TX
• County: Polk County · 37,143 people
• 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

-28.0% since first listed

16 events — show timeline

• 2026-05-12 Price Changed $108,000 HARMLS
• 2026-04-16 Price Changed $115,000 HARMLS
• 2026-03-19 Listed $125,000 HARMLS
• 2026-03-02 Listing Removed — HARMLS
• 2026-02-11 Rental Removed $1,550 HARMLS
• 2026-01-01 Listed for Rent $1,550 HARMLS
• 2025-12-21 Rental Removed $1,550 HARMLS
• 2025-12-18 Listed for Rent $1,550 HARMLS
• 2025-12-17 Listing Removed — HARMLS
• 2025-12-17 Listed $130,000 HARMLS
• 2025-11-24 Rental Removed $1,550 HARMLS
• 2025-11-12 Listed for Rent $1,550 HARMLS
• 2025-11-11 Listing Removed — HARMLS
• 2025-11-11 Listed $130,000 HARMLS
• 2025-09-24 Price Changed $140,000 HARMLS
• 2025-08-30 Listed $150,000 HARMLS