240 Ranger Dr · Lakeshore Gardens-Hidden Acres, TX 78383

$35,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 42 Days on market

Built 1999 1.00 ac lot ↓ 55% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• 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

Great single wide on 1 acre tree covered lot in the Arrowhead Subdivision of Lake Corpus Christi. Lots of storage in the oversized storage building for all the toys. Bring the RV 'cause there is a hookup in place. Quiet evenings on the covered back porch will make this a real pleasure. Easy access to Corpus Christi beaches, the San Antonio River walk and Lake Corpus Christi. Just the place for the getaway weekend too.

Key facts

• Water well
• 1 acre lot
• Built 1999

Tags

• WATER WELL

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Well water; Private sewer; Water available; Sewer available
• Home design: Single-story home; Shingle roof; Frame construction; Pillar/post/pier foundation
• Construction: Built with frame construction; Shingle roof; Pillar/post/pier foundation
• Exterior features: Interior lot

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Split bedroom layout; Vinyl flooring
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.4% vs local median 3.8% in Lakeshore Gardens-Hidden Acres — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• George West ISD (rural): math 55% / reading 59% proficiency, ranked #95 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 12 units permitted in Live Oak County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Live Oak County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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, 99% 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 $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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: 3.80% ✓
• Cap rate: 34.42%
• Cash-on-cash: 100.44%
• DSCR: 5.47
• GRM: 2.2

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: —
• Equity multiple: 5.75×
• Total profit: $46,584
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 12.01×
• Total profit: $107,887
• Equity at exit: $3,026

Cash invested: $9,800 (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 78383

• Home prices YoY: -12.8%
• Active inventory: 118
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $820

Break-even live

Break-even rent $292

Max offer price $35,000

Occupancy floor 33%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $35,000 Active 42 DOM
2. 2026-06-18
   days on market $35,000 Active 41 DOM
3. 2026-06-17
   days on market $35,000 Active 40 DOM
4. 2026-06-16
   days on market $35,000 Active 39 DOM
5. 2026-06-15
   days on market $35,000 Active 38 DOM
6. 2026-06-14
   days on market $35,000 Active 36 DOM
7. 2026-06-12
   days on market $35,000 Active 35 DOM
8. 2026-06-09
   days on market $35,000 Active 32 DOM
9. 2026-06-08
   days on market $35,000 Active 31 DOM
10. 2026-06-07
    days on market $35,000 Active 30 DOM
11. 2026-06-05
    days on market $35,000 Active 28 DOM
12. 2026-06-02
    days on market $35,000 Active 25 DOM
13. 2026-06-01
    days on market $35,000 Active 24 DOM
14. 2026-05-31
    days on market $35,000 Active 23 DOM
15. 2026-05-30
    days on market $35,000 Active 22 DOM
16. 2026-05-07
    listed $35,000 Active 429-char remark
17. 2025-05-19
    historical
18. 2025-05-05
    price $34,900
19. 2025-04-21
    price $39,900
20. 2025-04-14
    price $44,900
21. 2025-04-08
    price $49,900
22. 2025-03-31
    listed $59,900 Active
23. 2015-08-05
    historical

    Show marketing remark (421 chars)

    Great single wide on 1 acre tree covered lot in the Arrowhead Subdivision of Lake Corpus Christi. Lots of storage in the oversized storage building for all the toys. Bring the RV 'cause there is a hookup in place. Quiet evenings on the covered back porch will make this a real pleasure. Easy access to Corpus Christi beaches, the San Antonio River walk and Lake Corpus Christi. Just the place for the getaway weekend too.

24. 2015-08-05
    soldstatus Closed

    Show marketing remark (421 chars)

    Great single wide on 1 acre tree covered lot in the Arrowhead Subdivision of Lake Corpus Christi. Lots of storage in the oversized storage building for all the toys. Bring the RV 'cause there is a hookup in place. Quiet evenings on the covered back porch will make this a real pleasure. Easy access to Corpus Christi beaches, the San Antonio River walk and Lake Corpus Christi. Just the place for the getaway weekend too.

25. 2015-03-01
    listed $62,500

    Show marketing remark (421 chars)

    Great single wide on 1 acre tree covered lot in the Arrowhead Subdivision of Lake Corpus Christi. Lots of storage in the oversized storage building for all the toys. Bring the RV 'cause there is a hookup in place. Quiet evenings on the covered back porch will make this a real pleasure. Easy access to Corpus Christi beaches, the San Antonio River walk and Lake Corpus Christi. Just the place for the getaway weekend too.

26. 2013-06-28
    listed $65,000
27. 2012-09-20
    listed $78,500
28. 2006-10-26
    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: $389 · $32/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$252/yr (+$21/mo · 64.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $15,961
• − Mortgage interest: −$1,961
• − Property taxes: −$389
• − Insurance: −$175
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$1,018
• Taxable income: $9,865
• Est. tax owed @ 24.0%: −$2,368
• After-tax cash flow: $7,475/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: George West ISD
• NCES district ID: 4820550
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $45,721
• Composite: 48.17/100
• National rank: #2175
• State rank: #95 of 826 in TX

Livability — Lakeshore Gardens-Hidden Acres

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

Census & demographics

• Population (ZIP): 4,306

Population outlook (Live Oak County) Hauer SSP2

• Today (2025): 13,886 people
• By 2030: 14,793 · +6.5%
• By 2040: 16,633 · +19.8%
• By 2050: 18,511 · +33.3%
• By 2075: 23,859 · +71.8%
• By 2100: 26,396 · +90.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 40% Two or more races 17% Black 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 19% Other Asian/Pacific 1%

Political lean MEDSL · Live Oak

• 2024 margin: Solid R (+69.6) · D 14.9% · R 84.6%
• 2008→2024 swing: -20.6pp toward R · 2008: -49.0pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+66.9 2016: R+63.5 2012: R+54.5 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.06%
• Current HPI: 178.3727
• 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

-55.4% since first listed

13 events — show timeline

• 2026-05-07 Listed $35,000 CBMLS
• 2025-05-19 Listing Removed — HARMLS
• 2025-05-05 Price Changed $34,900 HARMLS
• 2025-04-21 Price Changed $39,900 HARMLS
• 2025-04-14 Price Changed $44,900 HARMLS
• 2025-04-08 Price Changed $49,900 HARMLS
• 2025-03-31 Listed $59,900 HARMLS
• 2015-08-05 Delisted — CBMLS
• 2015-08-05 Sold (MLS) — CBMLS
• 2015-03-01 Listed $62,500 CBMLS
• 2013-06-28 Listed $65,000 CBMLS
• 2012-09-20 Listed $78,500 CBMLS
• 2006-10-26 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $389 · +12.1% YoY. Source: county tax records.