107 Dallas St · Goliad, TX 77963

$121,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 176 Days on market

Built 2011 0.28 ac lot ↓ 14% 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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 107 Dallas Street in Goliad! This well-maintained 2011 singlewide manufactured home offers 3 bedrooms and 2 full bathrooms on a 0.281-acre lot within Goliad ISD. The home features a large covered front deck, perfect for relaxing or entertaining. Inside, you’ll find a functional layout with carpet and vinyl flooring throughout, a spacious living area, and an open kitchen equipped with electric appliances, a breakfast bar, a pantry, and a dedicated dining area. The primary suite includes a walk-in closet and a private bathroom with dual vanities, a garden tub, and a separate walk-in shower. The secondary bathroom offers a convenient tub/shower combination. Additional features include central electric heating and air, a composition shingle roof, city water, and a private on-site septic system. Located just minutes from schools, shopping, and downtown Goliad amenities, this property offers comfortable living with room to enjoy the outdoors.

Key facts

• 0.28 acre lot
• Built 2011
• Listed 175 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $121k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $121k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.1% in Goliad — 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 70/100 on livability (#348 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Goliad ISD (rural): math 40% / reading 41% proficiency, ranked #370 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 10 units permitted in Goliad County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $837 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Goliad County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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. 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?
5. 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.
6. 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.
7. 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: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 8.0

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,853
• Equity at exit: $18,041

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $16,842
• Equity at exit: $10,462

Cash invested: $33,880 (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 77963

• Home prices YoY: -14.1%
• Active inventory: 65
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $248

Break-even live

Break-even rent $952

Max offer price $121,000

Occupancy floor 75%

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   days on market $121,000 Active 176 DOM
2. 2026-06-08
   days on market $121,000 Active 175 DOM
3. 2026-06-07
   days on market $121,000 Active 174 DOM
4. 2026-06-05
   days on market $121,000 Active 172 DOM
5. 2026-06-03
   days on market $121,000 Active 170 DOM
6. 2026-06-02
   days on market $121,000 Active 169 DOM
7. 2026-06-01
   days on market $121,000 Active 168 DOM
8. 2026-05-31
   days on market $121,000 Active 167 DOM
9. 2026-05-30
   days on market $121,000 Active 166 DOM
10. 2026-02-25
    price $121,000 967-char remark

    Show marketing remark (967 chars)

    Welcome to 107 Dallas Street in Goliad! This well-maintained 2011 singlewide manufactured home offers 3 bedrooms and 2 full bathrooms on a 0.281-acre lot within Goliad ISD. The home features a large covered front deck, perfect for relaxing or entertaining. Inside, you’ll find a functional layout with carpet and vinyl flooring throughout, a spacious living area, and an open kitchen equipped with electric appliances, a breakfast bar, a pantry, and a dedicated dining area. The primary suite includes a walk-in closet and a private bathroom with dual vanities, a garden tub, and a separate walk-in shower. The secondary bathroom offers a convenient tub/shower combination. Additional features include central electric heating and air, a composition shingle roof, city water, and a private on-site septic system. Located just minutes from schools, shopping, and downtown Goliad amenities, this property offers comfortable living with room to enjoy the outdoors.

11. 2026-02-03
    price $134,900 967-char remark

    Show marketing remark (967 chars)

    Welcome to 107 Dallas Street in Goliad! This well-maintained 2011 singlewide manufactured home offers 3 bedrooms and 2 full bathrooms on a 0.281-acre lot within Goliad ISD. The home features a large covered front deck, perfect for relaxing or entertaining. Inside, you’ll find a functional layout with carpet and vinyl flooring throughout, a spacious living area, and an open kitchen equipped with electric appliances, a breakfast bar, a pantry, and a dedicated dining area. The primary suite includes a walk-in closet and a private bathroom with dual vanities, a garden tub, and a separate walk-in shower. The secondary bathroom offers a convenient tub/shower combination. Additional features include central electric heating and air, a composition shingle roof, city water, and a private on-site septic system. Located just minutes from schools, shopping, and downtown Goliad amenities, this property offers comfortable living with room to enjoy the outdoors.

12. 2025-12-15
    listed $139,900 Active 967-char remark

    Show marketing remark (967 chars)

    Welcome to 107 Dallas Street in Goliad! This well-maintained 2011 singlewide manufactured home offers 3 bedrooms and 2 full bathrooms on a 0.281-acre lot within Goliad ISD. The home features a large covered front deck, perfect for relaxing or entertaining. Inside, you’ll find a functional layout with carpet and vinyl flooring throughout, a spacious living area, and an open kitchen equipped with electric appliances, a breakfast bar, a pantry, and a dedicated dining area. The primary suite includes a walk-in closet and a private bathroom with dual vanities, a garden tub, and a separate walk-in shower. The secondary bathroom offers a convenient tub/shower combination. Additional features include central electric heating and air, a composition shingle roof, city water, and a private on-site septic system. Located just minutes from schools, shopping, and downtown Goliad amenities, this property offers comfortable living with room to enjoy the outdoors.

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $2,214 · $185/mo
• Expected delta: +$1,406/yr (+$117/mo · 173.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 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: $15,193
• − Mortgage interest: −$6,778
• − Property taxes: −$809
• − Insurance: −$605
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,520
• Taxable income: $1,051
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $2,722/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: Goliad ISD
• NCES district ID: 4821030
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 41% ▲ 1.00%
• Median HH income: $52,198
• Composite: 35.12/100
• National rank: #5015
• State rank: #370 of 826 in TX

Livability — Goliad

• Score: 70/100
• State rank: #348
• US rank: #7645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,109

Population outlook (Goliad County) Hauer SSP2

• Today (2025): 8,337 people
• By 2030: 8,754 · +5.0%
• By 2040: 9,581 · +14.9%
• By 2050: 10,448 · +25.3%
• By 2075: 12,946 · +55.3%
• By 2100: 14,392 · +72.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Hispanic / Latino 35% Two or more races 17% Black 7%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Serbian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Goliad

• 2024 margin: Solid R (+60.2) · D 19.5% · R 79.8%
• 2008→2024 swing: -33.7pp toward R · 2008: -26.5pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+55.4 2016: R+44.3 2012: R+33.8 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.59%
• Current HPI: 185.8947
• 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

-13.5% since first listed

3 events — show timeline

• 2026-02-25 Price Changed $121,000 CTXMLS
• 2026-02-03 Price Changed $134,900 CTXMLS
• 2025-12-15 Listed $139,900 CTXMLS

Property tax history

+8.0%/yr

Latest (2025): $809 · -5.7% YoY. Source: county tax records.