160 Tupelo S · Blessing, TX 77465

$89,900

2 bd · 1.0 ba · 756 sqft · Manufactured public records · 91 Days on market

Built 1984 0.69 ac lot $10/mo HOA · 1% of rent ↓ 23% since listing

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Why this score? — see what drove the C 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +3.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home at 160 Tupelo in Palacios. Features an open floor plan with plenty of natural light, plus a storage building and workshop for hobbies or extra space. Located in Tres Palacios Oaks, this property is ideal as a starter home, weekend retreat, or investment opportunity.

Key facts

• Open floor plan
• Storage building
• Natural light

Tags

• OPEN FLOOR PLAN
• NATURAL LIGHT
• STORAGE BUILDING
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,386 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing C-, health & safety C-, schools F.
• Palacios ISD (town): math 42% / reading 38% proficiency, ranked #427 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 432 active listings in the ZIP; 153 units permitted in Matagorda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.07% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.8

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,372
• Equity at exit: $13,404

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $15,717
• Equity at exit: $7,773

Cash invested: $25,172 (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 77465

• Home prices YoY: -27.4%
• Active inventory: 432
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$37
• HOA: −$10
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $208

Break-even live

Break-even rent $696

Max offer price $89,900

Occupancy floor 73%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 21 events

1. 2026-06-19
   days on market $89,900 Active 91 DOM
2. 2026-06-18
   days on market $89,900 Active 90 DOM
3. 2026-06-17
   days on market $89,900 Active 89 DOM
4. 2026-06-16
   days on market $89,900 Active 88 DOM
5. 2026-06-15
   days on market $89,900 Active 87 DOM
6. 2026-06-14
   days on market $89,900 Active 85 DOM
7. 2026-06-12
   days on market $89,900 Active 84 DOM
8. 2026-06-09
   days on market $89,900 Active 81 DOM
9. 2026-06-08
   days on market $89,900 Active 80 DOM
10. 2026-06-07
    days on market $89,900 Active 79 DOM
11. 2026-06-07
    days on market $89,900 Active 78 DOM
12. 2026-06-03
    days on market $89,900 Active 75 DOM
13. 2026-06-02
    days on market $89,900 Active 74 DOM
14. 2026-06-01
    days on market $89,900 Active 73 DOM
15. 2026-05-31
    days on market $89,900 Active 72 DOM
16. 2026-05-30
    days on market $89,900 Active 71 DOM
17. 2026-03-19
    historical

    Show marketing remark (298 chars)

    Charming 2-bedroom, 1-bath home at 160 Tupelo in Palacios. Features an open floor plan with plenty of natural light, plus a storage building and workshop for hobbies or extra space. Located in Tres Palacios Oaks, this property is ideal as a starter home, weekend retreat, or investment opportunity.

18. 2026-03-19
    listed $99,900 Active 298-char remark

    Show marketing remark (298 chars)

    Charming 2-bedroom, 1-bath home at 160 Tupelo in Palacios. Features an open floor plan with plenty of natural light, plus a storage building and workshop for hobbies or extra space. Located in Tres Palacios Oaks, this property is ideal as a starter home, weekend retreat, or investment opportunity.

19. 2026-02-26
    listed $129,900 Active
20. 2026-02-21
    historical
21. 2025-08-23
    listed $129,900 Active

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$1,270/yr (+$106/mo · 338.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $11,511
• − Mortgage interest: −$5,036
• − Property taxes: −$375
• − Insurance: −$450
• − Repairs & maintenance: −$921
• − Management: −$921
• − HOA: −$120
• − Depreciation: −$2,615
• Taxable income: $1,074
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,234/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: Palacios ISD
• NCES district ID: 4834020
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $42,413
• Composite: 33.79/100
• National rank: #5365
• State rank: #427 of 826 in TX

Livability — Blessing

• Score: 54/100
• State rank: #1386
• US rank: #23779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,267

Population outlook (Matagorda County) Hauer SSP2

• Today (2025): 37,148 people
• By 2030: 37,082 · -0.2%
• By 2040: 36,987 · -0.4%
• By 2050: 36,934 · -0.6%
• By 2075: 37,178 · +0.1%
• By 2100: 35,184 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 18% Asian 5%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Lithuanian 3% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 34% Vietnamese 2%

Political lean MEDSL · Matagorda

• 2024 margin: Solid R (+50.5) · D 24.3% · R 74.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -27.4pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+44.5 2016: R+40.7 2012: R+33.5 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.88%
• Current HPI: 150.4444
• 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

-23.1% since first listed

5 events — show timeline

• 2026-03-19 Listed $99,900 HARMLS
• 2026-03-19 Listing Removed — HARMLS
• 2026-02-26 Listed $129,900 HARMLS
• 2026-02-21 Listing Removed — HARMLS
• 2025-08-23 Listed $129,900 HARMLS

Property tax history

-1.2%/yr

Latest (2025): $375 · +9.0% YoY. Source: county tax records.