106 County Road 2672 · Bigfoot, TX 78016

$140,000

4 bd · 2.5 ba · 1,768 sqft · Manufactured · 67 Days on market

Built 2020 1.00 ac lot Est $118k · 18% over

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Why this score? — see what drove the D 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 +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your slice of country living in Devine, TX. Seller is offering $5,000 toward repairs, creating a great opportunity to make this property your own. Situated on a full acre, this home offers the space, freedom, and privacy buyers are looking for while still being conveniently located near town. Inside you'll find 4 bedrooms, 2 bathrooms, two living areas, a functional layout, and plenty of natural light throughout. Step outside and enjoy mature trees, wide open space, and endless possibilities for outdoor living, animals, hobbies, or future improvements. Whether you're looking to escape the city or simply want more room to spread out, this property offers the peaceful country lifestyle you've been searching for.

Key facts

• Acreage
• Two living areas
• Wide open space

Tags

• ACREAGE
• FUNCTIONAL LAYOUT
• TWO LIVING AREAS
• MATURE TREES
• WIDE OPEN SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,414 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: schools F, amenities F, commute F.
• Pearsall ISD (town): math 12% / reading 19% proficiency, ranked #810 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 143 active listings in the ZIP; 12 units permitted in Frio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Frio County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $118,456
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 County Road 2670	0.19mi	4/2.0	1,920 (+9%)	16mo	$128,000	$67	62

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-8,167
• Equity at exit: $20,874

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $11,507
• Equity at exit: $12,105

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 78016

• Home prices YoY: -13.1%
• Active inventory: 143
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $228

Break-even live

Break-even rent $1,123

Max offer price $140,000

Occupancy floor 79%

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 26 events

1. 2026-06-18
   days on market $140,000 Active 67 DOM
2. 2026-06-17
   days on market $140,000 Active 66 DOM
3. 2026-06-16
   days on market $140,000 Active 65 DOM
4. 2026-06-15
   days on market $140,000 Active 64 DOM
5. 2026-06-15
   days on market $140,000 Active 63 DOM
6. 2026-06-13
   days on market $140,000 Active 62 DOM
7. 2026-06-12
   days on market $140,000 Active 61 DOM
8. 2026-06-10
   statusdays on market $140,000 Active 58 DOM
9. 2026-06-08
   days on market $140,000 Price Change 57 DOM
10. 2026-06-08
    days on market $140,000 Price Change 56 DOM
11. 2026-06-05
    days on market $140,000 Price Change 54 DOM
12. 2026-06-03
    days on market $140,000 Price Change 52 DOM
13. 2026-06-02
    days on market $140,000 Price Change 51 DOM
14. 2026-06-01
    days on market $140,000 Price Change 50 DOM
15. 2026-05-31
    days on market $140,000 Price Change 49 DOM
16. 2026-05-14
    price $145,000 730-char remark

    Show marketing remark (730 chars)

    Welcome to your slice of country living in Devine, TX. Seller is offering $5,000 toward repairs, creating a great opportunity to make this property your own. Situated on a full acre, this home offers the space, freedom, and privacy buyers are looking for while still being conveniently located near town. Inside you'll find 4 bedrooms, 2 bathrooms, two living areas, a functional layout, and plenty of natural light throughout. Step outside and enjoy mature trees, wide open space, and endless possibilities for outdoor living, animals, hobbies, or future improvements. Whether you're looking to escape the city or simply want more room to spread out, this property offers the peaceful country lifestyle you've been searching for.

17. 2026-05-11
    status Back on Market 730-char remark

    Show marketing remark (730 chars)

    Welcome to your slice of country living in Devine, TX. Seller is offering $5,000 toward repairs, creating a great opportunity to make this property your own. Situated on a full acre, this home offers the space, freedom, and privacy buyers are looking for while still being conveniently located near town. Inside you'll find 4 bedrooms, 2 bathrooms, two living areas, a functional layout, and plenty of natural light throughout. Step outside and enjoy mature trees, wide open space, and endless possibilities for outdoor living, animals, hobbies, or future improvements. Whether you're looking to escape the city or simply want more room to spread out, this property offers the peaceful country lifestyle you've been searching for.

18. 2026-05-04
    historical Active Option 730-char remark

    Show marketing remark (730 chars)

    Welcome to your slice of country living in Devine, TX. Seller is offering $5,000 toward repairs, creating a great opportunity to make this property your own. Situated on a full acre, this home offers the space, freedom, and privacy buyers are looking for while still being conveniently located near town. Inside you'll find 4 bedrooms, 2 bathrooms, two living areas, a functional layout, and plenty of natural light throughout. Step outside and enjoy mature trees, wide open space, and endless possibilities for outdoor living, animals, hobbies, or future improvements. Whether you're looking to escape the city or simply want more room to spread out, this property offers the peaceful country lifestyle you've been searching for.

19. 2026-04-20
    price $150,000 730-char remark

    Show marketing remark (730 chars)

    Welcome to your slice of country living in Devine, TX. Seller is offering $5,000 toward repairs, creating a great opportunity to make this property your own. Situated on a full acre, this home offers the space, freedom, and privacy buyers are looking for while still being conveniently located near town. Inside you'll find 4 bedrooms, 2 bathrooms, two living areas, a functional layout, and plenty of natural light throughout. Step outside and enjoy mature trees, wide open space, and endless possibilities for outdoor living, animals, hobbies, or future improvements. Whether you're looking to escape the city or simply want more room to spread out, this property offers the peaceful country lifestyle you've been searching for.

20. 2026-04-12
    listed $160,000 New 730-char remark

    Show marketing remark (730 chars)

    Welcome to your slice of country living in Devine, TX. Seller is offering $5,000 toward repairs, creating a great opportunity to make this property your own. Situated on a full acre, this home offers the space, freedom, and privacy buyers are looking for while still being conveniently located near town. Inside you'll find 4 bedrooms, 2 bathrooms, two living areas, a functional layout, and plenty of natural light throughout. Step outside and enjoy mature trees, wide open space, and endless possibilities for outdoor living, animals, hobbies, or future improvements. Whether you're looking to escape the city or simply want more room to spread out, this property offers the peaceful country lifestyle you've been searching for.

21. 2026-04-12
    historical

    Show marketing remark (730 chars)

    Welcome to your slice of country living in Devine, TX. Seller is offering $5,000 toward repairs, creating a great opportunity to make this property your own. Situated on a full acre, this home offers the space, freedom, and privacy buyers are looking for while still being conveniently located near town. Inside you'll find 4 bedrooms, 2 bathrooms, two living areas, a functional layout, and plenty of natural light throughout. Step outside and enjoy mature trees, wide open space, and endless possibilities for outdoor living, animals, hobbies, or future improvements. Whether you're looking to escape the city or simply want more room to spread out, this property offers the peaceful country lifestyle you've been searching for.

22. 2026-04-06
    listed $160,000 New
23. 2020-02-08
    historical
24. 2019-12-05
    status Back on Market
25. 2019-12-03
    historical Active Option
26. 2019-11-12
    listed $35,000 New

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$1,422/yr (+$119/mo · 124.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 19 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: $16,950
• − Mortgage interest: −$7,842
• − Property taxes: −$1,140
• − Insurance: −$700
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$4,073
• Taxable income: $483
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $2,625/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: Pearsall ISD
• NCES district ID: 4834470
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 19% ▼ -12.00%
• Median HH income: $36,681
• Composite: 12.89/100
• National rank: #9588
• State rank: #810 of 826 in TX

Livability — Bigfoot

• Score: 54/100
• State rank: #1414
• US rank: #24193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,302

Population outlook (Frio County) Hauer SSP2

• Today (2025): 22,420 people
• By 2030: 24,445 · +9.0%
• By 2040: 28,783 · +28.4%
• By 2050: 33,604 · +49.9%
• By 2075: 46,166 · +105.9%
• By 2100: 52,553 · +134.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 44% Two or more races 24% Black 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 2% Portuguese 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 77% English-only · Spanish 22% German/W. Germanic 1%

Political lean MEDSL · Frio

• 2024 margin: Strong R (+24.6) · D 37.5% · R 62.0%
• 2008→2024 swing: -43.3pp toward R · 2008: 18.7pp · 2024: -24.6pp
• All cycles: 2024: R+24.6 2020: R+7.6 2016: D+6.3 2012: D+20.6 2008: D+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.45%
• Current HPI: 222.0587
• 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

+314.3% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $145,000 LERA
• 2026-05-11 Relisted — LERA
• 2026-05-04 Contingent — LERA
• 2026-04-20 Price Changed $150,000 LERA
• 2026-04-12 Listing Removed — LERA
• 2026-04-12 Listed $160,000 LERA
• 2026-04-06 Listed $160,000 LERA
• 2020-02-08 Listing Removed — LERA
• 2019-12-05 Relisted — LERA
• 2019-12-03 Contingent — LERA
• 2019-11-12 Listed $35,000 LERA

Property tax history

+21.8%/yr

Latest (2025): $1,140 · -1.2% YoY. Source: county tax records.