901 French St · Encinal, TX 78019

$90,000

4 bd · 1.0 ba · 2,068 sqft · Manufactured · 35 Days on market

Built 1997 Poor condition 1.00 ac lot

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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
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Key facts

• 1 acre lot
• Built 1997
• Listed 34 days

Property features AI

Exterior

• Utilities: Public water; Propane service
• Home design: Residential mobile home; Single-story; Slab foundation
• Construction: Mobile home construction
• Exterior features: Level lot

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating listed
• Interior features: Gas water heater; Tile floors

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#788 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Cotulla ISD (town): math 29% / reading 33% proficiency, ranked #625 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 8 units permitted in La Salle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• La Salle County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 1.57% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.48%
• DSCR: 2.04
• GRM: 5.3

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: 29.6%
• Equity multiple: 2.68×
• Total profit: $42,266
• Equity at exit: $40,468

10-year hold

• IRR: 30.1%
• Equity multiple: 5.23×
• Total profit: $106,496
• Equity at exit: $62,366

Cash invested: $25,200 (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 78019

• Active inventory: 16
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $493

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 60%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $90,000 Active 35 DOM
2. 2026-06-17
   days on market $90,000 Active 34 DOM
3. 2026-06-16
   days on market $90,000 Active 33 DOM
4. 2026-06-16
   listed $90,000 Active 32 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,937
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,618
• Taxable income: $4,768
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $4,772/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 · 10 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance to address critical structural issues and improve its overall condition. Immediate repairs are necessary to ensure safety and increase its resale or rental value.

Repairs flagged

• Major roof — Exposed framing, missing shingles
• Major exterior siding — Weathered and peeling
• Major porch structure — Structural issues
• Major vegetation removal — Overgrown vegetation

Value-add opportunities

• Both repair and replace roof — Critical to safety and appearance
• Both repair and paint exterior siding — Improves curb appeal and value
• Both repair and reinforce porch structure — Ensures structural integrity and safety
• Both landscaping and curb appeal improvements — Enhances property's visual appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed framing, missing shingles	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
porch structure · Structural issues	Major	$15,000–50,000
vegetation removal · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both repair and replace roof — Critical to safety and appearance ↑
• Both repair and paint exterior siding — Improves curb appeal and value ↑
• Both repair and reinforce porch structure — Ensures structural integrity and safety ↑
• Both landscaping and curb appeal improvements — Enhances property's visual appeal ↑

ⓘ 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: Cotulla ISD
• NCES district ID: 4815400
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $35,728
• Composite: 25.66/100
• National rank: #7398
• State rank: #625 of 826 in TX

Livability — Encinal

• Score: 64/100
• State rank: #788
• US rank: #14415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,575

Population outlook (La Salle County) Hauer SSP2

• Today (2025): 9,215 people
• By 2030: 10,075 · +9.3%
• By 2040: 11,748 · +27.5%
• By 2050: 13,629 · +47.9%
• By 2075: 18,139 · +96.8%
• By 2100: 20,858 · +126.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 38% White 29% Black 3%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Romanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 40% English-only · Spanish 60%

Political lean MEDSL · La Salle

• 2024 margin: Strong R (+20.5) · D 39.5% · R 60.0%
• 2008→2024 swing: -39.5pp toward R · 2008: 19.0pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+11.8 2016: D+12.4 2012: D+18.0 2008: D+19.0

Not yet ingested

• 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

1 event — show timeline

• 2026-04-23 Listed $90,000 LAOR