1511 Hough · St. Hedwig, TX 78101

$79,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 143 Days on market

Built 2003 7,753 sqft lot $65/sqft · 52% below area ↓ 27% 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3BR/2BA home featuring 1,200+ sq ft with an open floor plan and approximately 400 sq ft covered carport. This property offers great potential needing repairs and updates. Make your cash offer today! Seller financing option available.

Key facts

• 7,753 sq ft lot
• Built 2003
• Listed 142 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 4.1% in St. Hedwig — 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 173 active listings in the ZIP; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $51k (39%) 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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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. 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: 2.13% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.56%
• DSCR: 3.03
• GRM: 3.9

CMA / ARV

• ARV (median comp): $164,303
• List price: $79,000
• Delta: -51.92%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.7%
• Equity multiple: 2.84×
• Total profit: $40,679
• Equity at exit: $11,779

10-year hold

• IRR: 48.8%
• Equity multiple: 5.71×
• Total profit: $104,267
• Equity at exit: $6,830

Cash invested: $22,120 (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 78101

• Home prices YoY: -18.4%
• Active inventory: 173
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $840

Break-even live

Break-even rent $623

Max offer price $79,000

Occupancy floor 45%

Sensitivity live

Price	-10% $885	-5% $862	+0% $840	+5% $817	+10% $795
Rent	-10% $707	-5% $773	+0% $840	+5% $906	+10% $973
Rate	-1.0pp $880	-0.5pp $860	base $840	+0.5pp $819	+1.0pp $799

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $79,000 Active 143 DOM
2. 2026-06-18
   days on market $79,000 Active 140 DOM
3. 2026-06-17
   days on market $79,000 Active 139 DOM
4. 2026-06-16
   days on market $79,000 Active 138 DOM
5. 2026-06-15
   statusdays on market $79,000 Active 137 DOM
6. 2026-06-13
   days on market $79,000 Price Change 135 DOM
7. 2026-06-09
   days on market $79,000 Price Change 131 DOM
8. 2026-06-08
   days on market $79,000 Price Change 130 DOM
9. 2026-06-07
   days on market $79,000 Price Change 129 DOM
10. 2026-06-04
    pricestatusdays on market $79,000 Price Change 126 DOM
11. 2026-06-03
    days on market $80,000 Active 125 DOM
12. 2026-06-02
    days on market $80,000 Active 124 DOM
13. 2026-06-01
    days on market $80,000 Active 123 DOM
14. 2026-05-31
    days on market $80,000 Active 122 DOM
15. 2026-05-12
    price $80,000 238-char remark

    Show marketing remark (238 chars)

    This 3BR/2BA home featuring 1,200+ sq ft with an open floor plan and approximately 400 sq ft covered carport. This property offers great potential needing repairs and updates. Make your cash offer today! Seller financing option available.

16. 2026-05-02
    price $83,500 238-char remark

    Show marketing remark (238 chars)

    This 3BR/2BA home featuring 1,200+ sq ft with an open floor plan and approximately 400 sq ft covered carport. This property offers great potential needing repairs and updates. Make your cash offer today! Seller financing option available.

17. 2026-04-10
    price $84,000 238-char remark

    Show marketing remark (238 chars)

    This 3BR/2BA home featuring 1,200+ sq ft with an open floor plan and approximately 400 sq ft covered carport. This property offers great potential needing repairs and updates. Make your cash offer today! Seller financing option available.

18. 2026-03-27
    price $85,000 238-char remark

    Show marketing remark (238 chars)

    This 3BR/2BA home featuring 1,200+ sq ft with an open floor plan and approximately 400 sq ft covered carport. This property offers great potential needing repairs and updates. Make your cash offer today! Seller financing option available.

19. 2026-03-04
    price $90,000 238-char remark

    Show marketing remark (238 chars)

    This 3BR/2BA home featuring 1,200+ sq ft with an open floor plan and approximately 400 sq ft covered carport. This property offers great potential needing repairs and updates. Make your cash offer today! Seller financing option available.

20. 2026-02-15
    price $115,000 238-char remark

    Show marketing remark (238 chars)

    This 3BR/2BA home featuring 1,200+ sq ft with an open floor plan and approximately 400 sq ft covered carport. This property offers great potential needing repairs and updates. Make your cash offer today! Seller financing option available.

21. 2026-01-29
    listed $130,000 New 238-char remark

    Show marketing remark (238 chars)

    This 3BR/2BA home featuring 1,200+ sq ft with an open floor plan and approximately 400 sq ft covered carport. This property offers great potential needing repairs and updates. Make your cash offer today! Seller financing option available.

22. 2024-05-30
    soldstatus Sold 502-char remark

    Show marketing remark (502 chars)

    Investment opportunity for any investor or home buyer willing to do repairs and fixes in the home! Survey not available, if buyer wants one they will need to purchase. The property next to it on 1513 Hough is the same seller, if interested in buying together please let listing agent know. Get a two for one deal! Plus, there is a 3rd mobile home in the back being used as storage, include with the deal if purchased together. Together sales price is 150,000, make an offer the seller can't resist!

23. 2024-05-09
    status Pending 502-char remark

    Show marketing remark (502 chars)

    Investment opportunity for any investor or home buyer willing to do repairs and fixes in the home! Survey not available, if buyer wants one they will need to purchase. The property next to it on 1513 Hough is the same seller, if interested in buying together please let listing agent know. Get a two for one deal! Plus, there is a 3rd mobile home in the back being used as storage, include with the deal if purchased together. Together sales price is 150,000, make an offer the seller can't resist!

24. 2024-04-15
    price $108,500 502-char remark

    Show marketing remark (502 chars)

    Investment opportunity for any investor or home buyer willing to do repairs and fixes in the home! Survey not available, if buyer wants one they will need to purchase. The property next to it on 1513 Hough is the same seller, if interested in buying together please let listing agent know. Get a two for one deal! Plus, there is a 3rd mobile home in the back being used as storage, include with the deal if purchased together. Together sales price is 150,000, make an offer the seller can't resist!

25. 2024-04-07
    status Back on Market 502-char remark

    Show marketing remark (502 chars)

    Investment opportunity for any investor or home buyer willing to do repairs and fixes in the home! Survey not available, if buyer wants one they will need to purchase. The property next to it on 1513 Hough is the same seller, if interested in buying together please let listing agent know. Get a two for one deal! Plus, there is a 3rd mobile home in the back being used as storage, include with the deal if purchased together. Together sales price is 150,000, make an offer the seller can't resist!

26. 2024-04-02
    historical Active Option 502-char remark

    Show marketing remark (502 chars)

    Investment opportunity for any investor or home buyer willing to do repairs and fixes in the home! Survey not available, if buyer wants one they will need to purchase. The property next to it on 1513 Hough is the same seller, if interested in buying together please let listing agent know. Get a two for one deal! Plus, there is a 3rd mobile home in the back being used as storage, include with the deal if purchased together. Together sales price is 150,000, make an offer the seller can't resist!

27. 2024-03-26
    price $109,000 502-char remark

    Show marketing remark (502 chars)

    Investment opportunity for any investor or home buyer willing to do repairs and fixes in the home! Survey not available, if buyer wants one they will need to purchase. The property next to it on 1513 Hough is the same seller, if interested in buying together please let listing agent know. Get a two for one deal! Plus, there is a 3rd mobile home in the back being used as storage, include with the deal if purchased together. Together sales price is 150,000, make an offer the seller can't resist!

28. 2024-02-05
    listed $110,000 New 502-char remark

    Show marketing remark (502 chars)

    Investment opportunity for any investor or home buyer willing to do repairs and fixes in the home! Survey not available, if buyer wants one they will need to purchase. The property next to it on 1513 Hough is the same seller, if interested in buying together please let listing agent know. Get a two for one deal! Plus, there is a 3rd mobile home in the back being used as storage, include with the deal if purchased together. Together sales price is 150,000, make an offer the seller can't resist!

29. 2021-11-01
    status Pending
30. 2021-11-01
    soldstatus Sold
31. 2021-09-15
    historical Active Option
32. 2021-08-10
    price $75,000
33. 2021-05-29
    price $85,000
34. 2021-05-11
    price $95,000
35. 2021-04-27
    price $100,000
36. 2021-04-15
    listed $110,000 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: $539 · $45/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$906/yr (+$76/mo · 168.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 21 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: $20,232
• − Mortgage interest: −$4,425
• − Property taxes: −$539
• − Insurance: −$395
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$2,298
• Taxable income: $9,337
• Est. tax owed @ 24.0%: −$2,241
• After-tax cash flow: $7,837/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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 of 826 in TX

Livability — St. Hedwig

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

Census & demographics

• City population: 3,958
• Population (ZIP): 8,272

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 37% Two or more races 26%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Romanian 8% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 25% Vietnamese 1%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.51%
• Current HPI: 290.302
• 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

-27.3% since first listed

22 events — show timeline

• 2026-05-12 Price Changed $80,000 LERA
• 2026-05-02 Price Changed $83,500 LERA
• 2026-04-10 Price Changed $84,000 LERA
• 2026-03-27 Price Changed $85,000 LERA
• 2026-03-04 Price Changed $90,000 LERA
• 2026-02-15 Price Changed $115,000 LERA
• 2026-01-29 Listed $130,000 LERA
• 2024-05-30 Sold (MLS) — LERA
• 2024-05-09 Pending — LERA
• 2024-04-15 Price Changed $108,500 LERA
• 2024-04-07 Relisted — LERA
• 2024-04-02 Contingent — LERA
• 2024-03-26 Price Changed $109,000 LERA
• 2024-02-05 Listed $110,000 LERA
• 2021-11-01 Pending — LERA
• 2021-11-01 Sold (MLS) — LERA
• 2021-09-15 Contingent — LERA
• 2021-08-10 Price Changed $75,000 LERA
• 2021-05-29 Price Changed $85,000 LERA
• 2021-05-11 Price Changed $95,000 LERA
• 2021-04-27 Price Changed $100,000 LERA
• 2021-04-15 Listed $110,000 LERA

Property tax history

-0.3%/yr

Latest (2022): $539 · +52.3% YoY. Source: county tax records.