101 Villa Ridge #6 · Poteet, TX 78065

$117,900

2 bd · 2.0 ba · 840 sqft · Manufactured · 492 Days on market

Built 2020 Good condition 0.51 ac lot ↓ 21% since listing

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. *Charming Country Home for Sale** This delightful two-bedroom, two-bathroom home, located between Poteet and Somerset TX, offers a serene escape from the city. Features include an open concept living area with a breakfast bar for dining. Enjoy outdoor living on a spacious porch in a friendly neighborhood, perfect for families or those seeking tranquility. Conveniently close to local amenities, this property is an ideal blend of rustic charm and modern comfort. Don't miss your chance to make this peaceful retreat your own!

Key facts

• Spacious porch
• Breakfast bar
• 0.51 acre lot

Tags

• OPEN-CONCEPT LIVING AREA
• BREAKFAST BAR
• SPACIOUS PORCH
• CLOSE TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $118k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $112k (4.7% below list).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 1.9% in Poteet — 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 65/100 on livability (#716 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Poteet ISD (town): math 26% / reading 32% proficiency, ranked #656 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 134 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $815 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 492 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (21%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 492 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. 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: 0.95% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.7

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-11,147
• Equity at exit: $17,579

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $498
• Equity at exit: $10,194

Cash invested: $33,012 (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 78065

• Home prices YoY: -11.1%
• Active inventory: 134
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$618
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $125

Break-even live

Break-even rent $965

Max offer price $117,900

Occupancy floor 84%

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $117,900 Active 492 DOM
2. 2026-06-17
   days on market $117,900 Active 491 DOM
3. 2026-06-16
   days on market $117,900 Active 490 DOM
4. 2026-06-15
   days on market $117,900 Active 489 DOM
5. 2026-06-15
   days on market $117,900 Active 488 DOM
6. 2026-06-13
   days on market $117,900 Active 487 DOM
7. 2026-06-12
   remarks 630-char remark
8. 2026-06-12
   days on market $117,900 Active 486 DOM
9. 2026-06-09
   days on market $117,900 Active 483 DOM
10. 2026-06-08
    days on market $117,900 Active 482 DOM
11. 2026-06-08
    days on market $117,900 Active 481 DOM
12. 2026-06-07
    days on market $117,900 Active 480 DOM
13. 2026-06-03
    days on market $117,900 Active 477 DOM
14. 2026-06-02
    days on market $117,900 Active 476 DOM
15. 2026-06-01
    days on market $117,900 Active 475 DOM
16. 2026-05-31
    days on market $117,900 Active 474 DOM
17. 2026-02-17
    price $117,900 606-char remark

    Show marketing remark (606 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. *Charming Country Home for Sale** This delightful two-bedroom, two-bathroom home, located between Poteet and Somerset TX, offers a serene escape from the city. Features include an open concept living area with a breakfast bar for dining. Enjoy outdoor living on a spacious porch in a friendly neighborhood, perfect for families or those seeking tranquility. Conveniently close to local amenities, this property is an ideal blend of rustic charm and modern comfort. Don't miss your chance to make this peaceful retreat your own!

18. 2026-01-13
    price $120,900 606-char remark

    Show marketing remark (606 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. *Charming Country Home for Sale** This delightful two-bedroom, two-bathroom home, located between Poteet and Somerset TX, offers a serene escape from the city. Features include an open concept living area with a breakfast bar for dining. Enjoy outdoor living on a spacious porch in a friendly neighborhood, perfect for families or those seeking tranquility. Conveniently close to local amenities, this property is an ideal blend of rustic charm and modern comfort. Don't miss your chance to make this peaceful retreat your own!

19. 2026-01-07
    price $124,500 606-char remark

    Show marketing remark (606 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. *Charming Country Home for Sale** This delightful two-bedroom, two-bathroom home, located between Poteet and Somerset TX, offers a serene escape from the city. Features include an open concept living area with a breakfast bar for dining. Enjoy outdoor living on a spacious porch in a friendly neighborhood, perfect for families or those seeking tranquility. Conveniently close to local amenities, this property is an ideal blend of rustic charm and modern comfort. Don't miss your chance to make this peaceful retreat your own!

20. 2025-10-01
    status Back on Market 606-char remark

    Show marketing remark (606 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. *Charming Country Home for Sale** This delightful two-bedroom, two-bathroom home, located between Poteet and Somerset TX, offers a serene escape from the city. Features include an open concept living area with a breakfast bar for dining. Enjoy outdoor living on a spacious porch in a friendly neighborhood, perfect for families or those seeking tranquility. Conveniently close to local amenities, this property is an ideal blend of rustic charm and modern comfort. Don't miss your chance to make this peaceful retreat your own!

21. 2025-09-24
    historical Active Option 606-char remark

    Show marketing remark (606 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. *Charming Country Home for Sale** This delightful two-bedroom, two-bathroom home, located between Poteet and Somerset TX, offers a serene escape from the city. Features include an open concept living area with a breakfast bar for dining. Enjoy outdoor living on a spacious porch in a friendly neighborhood, perfect for families or those seeking tranquility. Conveniently close to local amenities, this property is an ideal blend of rustic charm and modern comfort. Don't miss your chance to make this peaceful retreat your own!

22. 2025-07-02
    price $125,000 606-char remark

    Show marketing remark (606 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. *Charming Country Home for Sale** This delightful two-bedroom, two-bathroom home, located between Poteet and Somerset TX, offers a serene escape from the city. Features include an open concept living area with a breakfast bar for dining. Enjoy outdoor living on a spacious porch in a friendly neighborhood, perfect for families or those seeking tranquility. Conveniently close to local amenities, this property is an ideal blend of rustic charm and modern comfort. Don't miss your chance to make this peaceful retreat your own!

23. 2025-06-05
    price $130,000 606-char remark

    Show marketing remark (606 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. *Charming Country Home for Sale** This delightful two-bedroom, two-bathroom home, located between Poteet and Somerset TX, offers a serene escape from the city. Features include an open concept living area with a breakfast bar for dining. Enjoy outdoor living on a spacious porch in a friendly neighborhood, perfect for families or those seeking tranquility. Conveniently close to local amenities, this property is an ideal blend of rustic charm and modern comfort. Don't miss your chance to make this peaceful retreat your own!

24. 2025-03-17
    price $140,000 606-char remark

    Show marketing remark (606 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. *Charming Country Home for Sale** This delightful two-bedroom, two-bathroom home, located between Poteet and Somerset TX, offers a serene escape from the city. Features include an open concept living area with a breakfast bar for dining. Enjoy outdoor living on a spacious porch in a friendly neighborhood, perfect for families or those seeking tranquility. Conveniently close to local amenities, this property is an ideal blend of rustic charm and modern comfort. Don't miss your chance to make this peaceful retreat your own!

25. 2025-02-11
    listed $149,900 New 606-char remark

    Show marketing remark (606 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. *Charming Country Home for Sale** This delightful two-bedroom, two-bathroom home, located between Poteet and Somerset TX, offers a serene escape from the city. Features include an open concept living area with a breakfast bar for dining. Enjoy outdoor living on a spacious porch in a friendly neighborhood, perfect for families or those seeking tranquility. Conveniently close to local amenities, this property is an ideal blend of rustic charm and modern comfort. Don't miss your chance to make this peaceful retreat your own!

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$1,014/yr (+$84/mo · 88.6%)

ⓘ 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 ≥109°F today · 20 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: $13,487
• − Mortgage interest: −$6,604
• − Property taxes: −$1,144
• − Insurance: −$590
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,430
• Taxable loss: −$438
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $1,607/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This charming two-bedroom, two-bathroom manufactured home is in good condition with a good foundation and structure. It offers a serene escape with an open concept living area and a spacious porch. The home is in need of some landscaping and curb appeal improvements to maximize its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Painting interior walls — Fresh paint can make the home feel more inviting and can increase its value.
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting interior walls — Fresh paint can make the home feel more inviting and can increase its value. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Poteet ISD
• NCES district ID: 4835520
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $40,570
• Composite: 24.45/100
• National rank: #7671
• State rank: #656 of 826 in TX

Livability — Poteet

• Score: 65/100
• State rank: #716
• US rank: #13366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,835

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 31% White 17% Black 2%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Serbian 1% Lithuanian 1% Russian 1%
• Foreign-born: 8% · Canada
• Languages at home: 55% English-only · Spanish 43% Arabic 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.44%
• Current HPI: 195.9214
• 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

-21.3% since first listed

9 events — show timeline

• 2026-02-17 Price Changed $117,900 LERA
• 2026-01-13 Price Changed $120,900 LERA
• 2026-01-07 Price Changed $124,500 LERA
• 2025-10-01 Relisted — LERA
• 2025-09-24 Contingent — LERA
• 2025-07-02 Price Changed $125,000 LERA
• 2025-06-05 Price Changed $130,000 LERA
• 2025-03-17 Price Changed $140,000 LERA
• 2025-02-11 Listed $149,900 LERA

Property tax history

+0.6%/yr

Latest (2025): $1,144 · -44.0% YoY. Source: county tax records.