408 Hickory St · Jourdanton, TX 78026-3924

$99,000

3 bd · 2.0 ba · 896 sqft · Townhouse public records · 80 Days on market

Built 1994 0.34 ac lot $110/sqft · 28% below area Est $138k · 28% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This single wide mobile home, nestled in the vibrant community of Jourdanton, presents an extraordinary opportunity for those with a vision. This property is not only an ideal home for you but also a fantastic investment opportunity. Situated on a spacious lot, there's plenty of outdoor space to cultivate your garden, set up a cozy fire pit, or even add on to the existing structure. Enjoy the warm Texas sun and create your outdoor oasis right in your backyard! Picture yourself revitalizing this mobile home, transforming it into a cozy haven that reflects your style and personality. The potential for rental income is also a compelling opportunity. Property is leased out at this time and could lead to a steady income for buyer if you wanted to keep leasing to tenants.

Key facts

• Cozy fire pit
• Spacious lot
• Outdoor space

Tags

• SPACIOUS LOT
• OUTDOOR SPACE
• COZY FIRE PIT
• OUTDOOR OASIS
• POTENTIAL FOR RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.5% in Jourdanton — 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 68/100 on livability (#474 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jourdanton ISD (town): math 46% / reading 44% proficiency, ranked #258 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 80 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago 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; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.01% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (median comp): $137,635
• List price: $99,000
• Delta: -28.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.7%
• Equity multiple: 1.73×
• Total profit: $20,176
• Equity at exit: $44,515

10-year hold

• IRR: 14.7%
• Equity multiple: 3.17×
• Total profit: $60,280
• Equity at exit: $68,602

Cash invested: $27,720 (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 78026-3924

• Active inventory: 1
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $130

Break-even live

Break-even rent $836

Max offer price $99,000

Occupancy floor 82%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Commerce St Jourdanton, TX	2.0	1.0	900	$1,000	$1.11	24d	1	0.53mi

Listing history 21 events

1. 2026-06-18
   days on market $99,000 Active 80 DOM
2. 2026-06-17
   days on market $99,000 Active 79 DOM
3. 2026-06-16
   days on market $99,000 Active 78 DOM
4. 2026-06-15
   days on market $99,000 Active 77 DOM
5. 2026-06-13
   days on market $99,000 Active 75 DOM
6. 2026-06-12
   days on market $99,000 Active 74 DOM
7. 2026-06-10
   days on market $99,000 Active 71 DOM
8. 2026-06-08
   days on market $99,000 Active 70 DOM
9. 2026-06-08
   days on market $99,000 Active 69 DOM
10. 2026-06-07
    days on market $99,000 Active 68 DOM
11. 2026-06-03
    days on market $99,000 Active 65 DOM
12. 2026-06-02
    days on market $99,000 Active 64 DOM
13. 2026-06-01
    days on market $99,000 Active 63 DOM
14. 2026-05-31
    days on market $99,000 Active 62 DOM
15. 2026-03-30
    listed $99,000 New 776-char remark

    Show marketing remark (776 chars)

    This single wide mobile home, nestled in the vibrant community of Jourdanton, presents an extraordinary opportunity for those with a vision. This property is not only an ideal home for you but also a fantastic investment opportunity. Situated on a spacious lot, there's plenty of outdoor space to cultivate your garden, set up a cozy fire pit, or even add on to the existing structure. Enjoy the warm Texas sun and create your outdoor oasis right in your backyard! Picture yourself revitalizing this mobile home, transforming it into a cozy haven that reflects your style and personality. The potential for rental income is also a compelling opportunity. Property is leased out at this time and could lead to a steady income for buyer if you wanted to keep leasing to tenants.

16. 2013-11-07
    soldstatus
17. 2013-10-28
    soldstatus 76-char remark

    Show marketing remark (76 chars)

    Good investment property as it has tenant now. Otherwise, good starter home.

18. 2013-05-16
    historical 76-char remark

    Show marketing remark (76 chars)

    Good investment property as it has tenant now. Otherwise, good starter home.

19. 2012-10-10
    listed $35,000 76-char remark

    Show marketing remark (76 chars)

    Good investment property as it has tenant now. Otherwise, good starter home.

20. 2003-11-05
    soldstatus
21. 2003-06-12
    listed $16,000

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$611/yr (+$51/mo · 50.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $12,000
• − Mortgage interest: −$5,546
• − Property taxes: −$1,201
• − Insurance: −$495
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,880
• Taxable loss: −$41
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $1,564/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: Jourdanton ISD
• NCES district ID: 4824960
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $51,581
• Composite: 38.81/100
• National rank: #4116
• State rank: #258 of 826 in TX

Livability — Jourdanton

• Score: 68/100
• State rank: #474
• US rank: #9531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jourdanton, TX

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+518.8% since first listed

7 events — show timeline

• 2026-03-30 Listed $99,000 LERA
• 2013-11-07 Sold (Public Records) — Public Records
• 2013-10-28 Sold (MLS) — LERA
• 2013-05-16 Listing Removed — LERA
• 2012-10-10 Listed $35,000 LERA
• 2003-11-05 Sold (MLS) — LERA
• 2003-06-12 Listed $16,000 LERA

Property tax history

+13.7%/yr

Latest (2025): $1,201 · -0.3% YoY. Source: county tax records.