7155 County Road 144 · Deanville, TX 77836

$125,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 133 Days on market

Built 1984 2.00 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy peaceful country living with the opportunity to own 2+/- unrestricted acres in the Deanville community, just minutes from Lake Somerville. This property features a 3-bedroom, 2-bath home, co-op water and no restrictions. Options for a permanent residence, weekend getaway, or future investment. Bring your vision, animals, or recreational plans. Enjoy the freedom of small-town living, centrally located and convenient to outdoor recreation nearby.

Key facts

• Lake somerville
• Outdoor recreation
• Co-op water

Tags

• UNRESTRICTED ACRES
• DEANVILLE COMMUNITY
• LAKE SOMERVILLE
• CO-OP WATER
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Caldwell ISD (rural): math 44% / reading 45% proficiency, ranked #264 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 315 active listings in the ZIP; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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: 1.35% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.2

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $11,425
• Equity at exit: $18,638

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $50,770
• Equity at exit: $10,808

Cash invested: $35,000 (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 77836

• Home prices YoY: -26.0%
• Active inventory: 315
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $497

Break-even live

Break-even rent $1,062

Max offer price $125,000

Occupancy floor 66%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $125,000 Active 133 DOM
2. 2026-06-17
   days on market $125,000 Active 132 DOM
3. 2026-06-16
   days on market $125,000 Active 131 DOM
4. 2026-06-15
   days on market $125,000 Active 130 DOM
5. 2026-06-14
   days on market $125,000 Active 128 DOM
6. 2026-06-13
   days on market $125,000 Active 127 DOM
7. 2026-06-10
   days on market $125,000 Active 125 DOM
8. 2026-06-09
   days on market $125,000 Active 124 DOM
9. 2026-06-08
   days on market $125,000 Active 123 DOM
10. 2026-06-07
    days on market $125,000 Active 122 DOM
11. 2026-06-05
    days on market $125,000 Active 119 DOM
12. 2026-06-02
    days on market $125,000 Active 117 DOM
13. 2026-06-01
    days on market $125,000 Active 116 DOM
14. 2026-05-31
    days on market $125,000 Active 115 DOM
15. 2026-05-30
    days on market $125,000 Active 114 DOM
16. 2026-04-02
    status Active 454-char remark

    Show marketing remark (587 chars)

    Enjoy peaceful country living with the opportunity to own 2+/- unrestricted acres in the Deanville community, just minutes from Lake Somerville. This property features a 3-bedroom, 2-bath home, co-op water and no restrictions. Options for a permanent residence, weekend getaway, or future investment. Bring your vision, animals, or recreational plans. Enjoy the freedom of small-town living and the convenience of nearby outdoor recreation. This property is centrally located and only 11 miles to Caldwell, 25 miles to Giddings, 34 miles to Bryan/College Station, and 73 miles to Austin.

17. 2026-04-02
    status Active 587-char remark

    Show marketing remark (587 chars)

    Enjoy peaceful country living with the opportunity to own 2+/- unrestricted acres in the Deanville community, just minutes from Lake Somerville. This property features a 3-bedroom, 2-bath home, co-op water and no restrictions. Options for a permanent residence, weekend getaway, or future investment. Bring your vision, animals, or recreational plans. Enjoy the freedom of small-town living and the convenience of nearby outdoor recreation. This property is centrally located and only 11 miles to Caldwell, 25 miles to Giddings, 34 miles to Bryan/College Station, and 73 miles to Austin.

18. 2026-04-02
    status Active

    Show marketing remark (587 chars)

    Enjoy peaceful country living with the opportunity to own 2+/- unrestricted acres in the Deanville community, just minutes from Lake Somerville. This property features a 3-bedroom, 2-bath home, co-op water and no restrictions. Options for a permanent residence, weekend getaway, or future investment. Bring your vision, animals, or recreational plans. Enjoy the freedom of small-town living and the convenience of nearby outdoor recreation. This property is centrally located and only 11 miles to Caldwell, 25 miles to Giddings, 34 miles to Bryan/College Station, and 73 miles to Austin.

19. 2026-03-27
    status Pending 587-char remark

    Show marketing remark (454 chars)

    Enjoy peaceful country living with the opportunity to own 2+/- unrestricted acres in the Deanville community, just minutes from Lake Somerville. This property features a 3-bedroom, 2-bath home, co-op water and no restrictions. Options for a permanent residence, weekend getaway, or future investment. Bring your vision, animals, or recreational plans. Enjoy the freedom of small-town living, centrally located and convenient to outdoor recreation nearby.

20. 2026-03-27
    status Pending 454-char remark

    Show marketing remark (454 chars)

    Enjoy peaceful country living with the opportunity to own 2+/- unrestricted acres in the Deanville community, just minutes from Lake Somerville. This property features a 3-bedroom, 2-bath home, co-op water and no restrictions. Options for a permanent residence, weekend getaway, or future investment. Bring your vision, animals, or recreational plans. Enjoy the freedom of small-town living, centrally located and convenient to outdoor recreation nearby.

21. 2026-03-27
    status Pending

    Show marketing remark (454 chars)

    Enjoy peaceful country living with the opportunity to own 2+/- unrestricted acres in the Deanville community, just minutes from Lake Somerville. This property features a 3-bedroom, 2-bath home, co-op water and no restrictions. Options for a permanent residence, weekend getaway, or future investment. Bring your vision, animals, or recreational plans. Enjoy the freedom of small-town living, centrally located and convenient to outdoor recreation nearby.

22. 2026-03-24
    historical Active Under Contract 587-char remark

    Show marketing remark (587 chars)

    Enjoy peaceful country living with the opportunity to own 2+/- unrestricted acres in the Deanville community, just minutes from Lake Somerville. This property features a 3-bedroom, 2-bath home, co-op water and no restrictions. Options for a permanent residence, weekend getaway, or future investment. Bring your vision, animals, or recreational plans. Enjoy the freedom of small-town living and the convenience of nearby outdoor recreation. This property is centrally located and only 11 miles to Caldwell, 25 miles to Giddings, 34 miles to Bryan/College Station, and 73 miles to Austin.

23. 2026-01-30
    listed $125,000 Active 454-char remark

    Show marketing remark (587 chars)

    Enjoy peaceful country living with the opportunity to own 2+/- unrestricted acres in the Deanville community, just minutes from Lake Somerville. This property features a 3-bedroom, 2-bath home, co-op water and no restrictions. Options for a permanent residence, weekend getaway, or future investment. Bring your vision, animals, or recreational plans. Enjoy the freedom of small-town living and the convenience of nearby outdoor recreation. This property is centrally located and only 11 miles to Caldwell, 25 miles to Giddings, 34 miles to Bryan/College Station, and 73 miles to Austin.

24. 2026-01-30
    listed $125,000 Active 587-char remark

    Show marketing remark (587 chars)

    Enjoy peaceful country living with the opportunity to own 2+/- unrestricted acres in the Deanville community, just minutes from Lake Somerville. This property features a 3-bedroom, 2-bath home, co-op water and no restrictions. Options for a permanent residence, weekend getaway, or future investment. Bring your vision, animals, or recreational plans. Enjoy the freedom of small-town living and the convenience of nearby outdoor recreation. This property is centrally located and only 11 miles to Caldwell, 25 miles to Giddings, 34 miles to Bryan/College Station, and 73 miles to Austin.

25. 2026-01-30
    listed $125,000 Active

    Show marketing remark (587 chars)

    Enjoy peaceful country living with the opportunity to own 2+/- unrestricted acres in the Deanville community, just minutes from Lake Somerville. This property features a 3-bedroom, 2-bath home, co-op water and no restrictions. Options for a permanent residence, weekend getaway, or future investment. Bring your vision, animals, or recreational plans. Enjoy the freedom of small-town living and the convenience of nearby outdoor recreation. This property is centrally located and only 11 miles to Caldwell, 25 miles to Giddings, 34 miles to Bryan/College Station, and 73 miles to Austin.

26. 2024-03-07
    soldstatus
27. 1988-09-20
    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: $1,576 · $131/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$712/yr (+$59/mo · 45.2%)

ⓘ 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: $20,296
• − Mortgage interest: −$7,002
• − Property taxes: −$1,576
• − Insurance: −$625
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$3,636
• Taxable income: $4,210
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $4,957/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: Caldwell ISD
• NCES district ID: 4812460
• Math proficiency: 44% ▲ 3.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $52,820
• Composite: 38.5/100
• National rank: #4181
• State rank: #264 of 826 in TX

Livability — Deanville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 18
• Population (ZIP): 12,469

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Black 10% Two or more races 9%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.96%
• Current HPI: 187.5385
• 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

+0.0% since first listed

12 events — show timeline

• 2026-04-02 Relisted — HARMLS
• 2026-04-02 Relisted — BCSRMLS
• 2026-04-02 Relisted — Unlock MLS
• 2026-03-27 Pending — BCSRMLS
• 2026-03-27 Pending — HARMLS
• 2026-03-27 Pending — Unlock MLS
• 2026-03-24 Contingent — BCSRMLS
• 2026-01-30 Listed $125,000 Unlock MLS
• 2026-01-30 Listed $125,000 BCSRMLS
• 2026-01-30 Listed $125,000 HARMLS
• 2024-03-07 Sold (Public Records) — Public Records
• 1988-09-20 Sold (Public Records) — Public Records

Property tax history

+13.8%/yr

Latest (2025): $1,576 · -17.0% YoY. Source: county tax records.