5094 Amber St · Bishop, TX 78343

$140,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 58 Days on market

Built 2021 0.46 ac lot $115/sqft · 28% below area Est $182k · 23% under ↓ 22% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Appreciation +7.9/10.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2021, 3-bedroom, 2-bath manufactured home situated on nearly half an acre in the quaint town of Bishop, TX. Enjoy the perfect blend of small-town living and spacious outdoor potential, with plenty of room for gardening, entertaining, or simply relaxing under wide Texas skies. Inside, the home offers a comfortable layout with inviting living spaces, a functional kitchen, and cozy bedrooms. Whether you're looking for a peaceful retreat or a place to grow, this property delivers both charm and opportunity.

Key facts

• 0.46 acre lot
• Built 2021
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $34 ($406/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (13.8% below list).
• Recommended offer: $121k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#189 in TX, #4,857 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Bishop CISD (town): math 31% / reading 42% proficiency, ranked #486 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 1,397 units permitted in Nueces County in 2024 (47 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($968 loan paydown + $8k appreciation (5.8% local appreciation)).
• Nueces County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($136k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,727 (13.8% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (median comp): $182,114
• List price: $140,000
• Delta: -23.13%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

5.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 2.05×
• Total profit: $41,060
• Equity at exit: $86,411

10-year hold

• IRR: 15.9%
• Equity multiple: 4.05×
• Total profit: $119,479
• Equity at exit: $155,340

Cash invested: $39,200 (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 78343

• Home prices YoY: 5.5%
• Active inventory: 39
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $34

Break-even live

Break-even rent $1,164

Max offer price $140,000

Occupancy floor 92%

Sensitivity live

Price	-10% $113	-5% $73	+0% $34	+5% $-6	+10% $-45
Rent	-10% $-62	-5% $-14	+0% $34	+5% $81	+10% $129
Rate	-1.0pp $104	-0.5pp $69	base $34	+0.5pp $-2	+1.0pp $-39

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $140,000 Active 58 DOM
2. 2026-06-17
   days on market $140,000 Active 57 DOM
3. 2026-06-16
   days on market $140,000 Active 56 DOM
4. 2026-06-15
   days on market $140,000 Active 55 DOM
5. 2026-06-14
   days on market $140,000 Active 53 DOM
6. 2026-06-13
   days on market $140,000 Active 52 DOM
7. 2026-06-10
   days on market $140,000 Active 50 DOM
8. 2026-06-09
   days on market $140,000 Active 49 DOM
9. 2026-06-08
   days on market $140,000 Active 48 DOM
10. 2026-06-07
    days on market $140,000 Active 47 DOM
11. 2026-06-03
    days on market $140,000 Active 43 DOM
12. 2026-06-02
    days on market $140,000 Active 42 DOM
13. 2026-06-01
    days on market $140,000 Active 41 DOM
14. 2026-05-31
    days on market $140,000 Active 40 DOM
15. 2026-05-30
    days on market $140,000 Active 39 DOM
16. 2026-04-22
    price $140,000 517-char remark

    Show marketing remark (517 chars)

    Charming 2021, 3-bedroom, 2-bath manufactured home situated on nearly half an acre in the quaint town of Bishop, TX. Enjoy the perfect blend of small-town living and spacious outdoor potential, with plenty of room for gardening, entertaining, or simply relaxing under wide Texas skies. Inside, the home offers a comfortable layout with inviting living spaces, a functional kitchen, and cozy bedrooms. Whether you're looking for a peaceful retreat or a place to grow, this property delivers both charm and opportunity.

17. 2026-04-21
    listed $179,000 New 517-char remark

    Show marketing remark (517 chars)

    Charming 2021, 3-bedroom, 2-bath manufactured home situated on nearly half an acre in the quaint town of Bishop, TX. Enjoy the perfect blend of small-town living and spacious outdoor potential, with plenty of room for gardening, entertaining, or simply relaxing under wide Texas skies. Inside, the home offers a comfortable layout with inviting living spaces, a functional kitchen, and cozy bedrooms. Whether you're looking for a peaceful retreat or a place to grow, this property delivers both charm and opportunity.

18. 2020-03-12
    soldstatus
19. 2020-03-05
    soldstatus
20. 2020-03-05
    soldstatus
21. 2018-09-19
    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: $1,529 · $127/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$1,033/yr (+$86/mo · 67.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $14,487
• − Mortgage interest: −$7,842
• − Property taxes: −$1,529
• − Insurance: −$700
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$4,073
• Taxable loss: −$1,975
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $880/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: Bishop CISD
• NCES district ID: 4810260
• Math proficiency: 31% ▼ -33.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $46,296
• Composite: 31.2/100
• National rank: #6044
• State rank: #486 of 826 in TX

Livability — Bishop

• Score: 74/100
• State rank: #189
• US rank: #4857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,565

Population outlook (Nueces County) Hauer SSP2

• Today (2025): 418,037 people
• By 2030: 447,123 · +7.0%
• By 2040: 505,911 · +21.0%
• By 2050: 567,522 · +35.8%
• By 2075: 729,686 · +74.6%
• By 2100: 847,087 · +102.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 28% White 22% Black 7%
• Hispanic origin (detail): Mexican 66%
• Common ancestry: Iranian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 60% English-only · Spanish 40%

Political lean MEDSL · Nueces

• 2024 margin: R (+11.5) · D 43.8% · R 55.3%
• 2008→2024 swing: -7.1pp toward R · 2008: -4.4pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+2.9 2016: R+1.5 2012: R+3.2 2008: R+4.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.82%
• Current HPI: 111.5556
• 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

-21.8% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $140,000 LERA
• 2026-04-21 Listed $179,000 LERA
• 2020-03-12 Sold (Public Records) — Public Records
• 2020-03-05 Sold (Public Records) — Public Records
• 2020-03-05 Sold (Public Records) — Public Records
• 2018-09-19 Sold (Public Records) — Public Records

Property tax history

+28.7%/yr

Latest (2025): $1,529 · -3.6% YoY. Source: county tax records.