C202 Lot 25 E Peggy Pave H90w · Uvalde, TX 78801

$85,000

3 bd · 2.0 ba · 1,858 sqft · SingleFamily · 508 Days on market

Poor condition 10 ac lot $46/sqft · 53% below area ↓ 34% 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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This AS-IS manufactured home offers a great opportunity for the right buyer to invest in both a home and land with significant potential. Set on 10 acres, the house features 3 bedrooms, 2 bathrooms, and a spacious living room, all ready for someone looking to renovate and make it their own. While the home does need some TLC, it provides a solid foundation and plenty of space for customization. The furniture will stay, and electricity is already available on the property. However, there is no running water or well. Located less than 3 miles from HWY 90, access is easy with mostly paved roads and a short stretch of dirt road leading to the property. The property is also just a short distance from the Nueces River (currently dry), offering a nice setting that's perfect for those who enjoy country living. With a little work, this property has the potential to be a fantastic home in a serene, spacious environment.

Key facts

• Nueces river
• Solid foundation
• 10 acres

Tags

• 10 ACRES
• NUECES RIVER
• SPACIOUS LIVING ROOM
• SOLID FOUNDATION
• ESSENTIAL UTILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 3.0% in Uvalde — 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 74/100 on livability (#187 in TX, #4,844 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, schools F.
• Uvalde CISD (town): math 19% / reading 26% proficiency, ranked #760 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 224 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Uvalde County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Uvalde County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 508 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $44k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 508 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.76% ✓
• Cap rate: 14.73%
• Cash-on-cash: 30.13%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $180,350
• List price: $85,000
• Delta: -52.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 N Park	0.46mi	3/3.0	1,782 (-4%)	16mo	$229,000	$129	54
412 E Oak St	0.48mi	3/2.0	1,656 (-11%)	7mo	$153,000	$92	53
530 Silvestre	0.64mi	3/2.0	1,714 (-8%)	8mo	$65,000	$38	51
222 Pulliam	0.44mi	4/2.0 (+1)	1,604 (-14%)	3mo	$129,900	$81	49
309 W Mill St	0.45mi	4/2.0 (+1)	2,024 (+9%)	21mo	$115,000	$57	42
605 E Leona St	0.74mi	3/2.0	1,743 (-6%)	18mo	$239,500	$137	40
747 N Getty St	0.75mi	3/2.5	2,083 (+12%)	10mo	$525,000	$252	34
228 Country Club Ln	0.62mi	4/2.0 (+1)	2,025 (+9%)	23mo	$389,000	$192	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 24.8%
• Equity multiple: 2.02×
• Total profit: $24,309
• Equity at exit: $12,674

10-year hold

• IRR: 32.5%
• Equity multiple: 3.95×
• Total profit: $70,269
• Equity at exit: $7,349

Cash invested: $23,800 (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 78801

• Active inventory: 224
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $598

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 55%

Sensitivity live

Price	-10% $656	-5% $627	+0% $598	+5% $568	+10% $539
Rent	-10% $479	-5% $538	+0% $598	+5% $657	+10% $716
Rate	-1.0pp $640	-0.5pp $619	base $598	+0.5pp $576	+1.0pp $553

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Bohme St Uvalde, TX	2.0	2.0	1348	$1,500	$1.11	44d	1	0.79mi

Listing history 23 events

1. 2026-06-21
   statusdays on market $85,000 Active Option 508 DOM
2. 2026-06-18
   days on market $85,000 Active 506 DOM
3. 2026-06-17
   days on market $85,000 Active 505 DOM
4. 2026-06-16
   days on market $85,000 Active 504 DOM
5. 2026-06-15
   days on market $85,000 Active 503 DOM
6. 2026-06-15
   days on market $85,000 Active 502 DOM
7. 2026-06-13
   days on market $85,000 Active 501 DOM
8. 2026-06-12
   days on market $85,000 Active 500 DOM
9. 2026-06-09
   days on market $85,000 Active 497 DOM
10. 2026-06-08
    days on market $85,000 Active 496 DOM
11. 2026-06-08
    days on market $85,000 Active 495 DOM
12. 2026-06-07
    days on market $85,000 Active 494 DOM
13. 2026-06-03
    days on market $85,000 Active 491 DOM
14. 2026-06-02
    days on market $85,000 Active 490 DOM
15. 2026-06-01
    days on market $85,000 Active 489 DOM
16. 2026-05-31
    days on market $85,000 Active 488 DOM
17. 2026-03-10
    price $85,000 922-char remark

    Show marketing remark (922 chars)

    This AS-IS manufactured home offers a great opportunity for the right buyer to invest in both a home and land with significant potential. Set on 10 acres, the house features 3 bedrooms, 2 bathrooms, and a spacious living room, all ready for someone looking to renovate and make it their own. While the home does need some TLC, it provides a solid foundation and plenty of space for customization. The furniture will stay, and electricity is already available on the property. However, there is no running water or well. Located less than 3 miles from HWY 90, access is easy with mostly paved roads and a short stretch of dirt road leading to the property. The property is also just a short distance from the Nueces River (currently dry), offering a nice setting that's perfect for those who enjoy country living. With a little work, this property has the potential to be a fantastic home in a serene, spacious environment.

18. 2026-02-17
    price $95,000 922-char remark

    Show marketing remark (922 chars)

    This AS-IS manufactured home offers a great opportunity for the right buyer to invest in both a home and land with significant potential. Set on 10 acres, the house features 3 bedrooms, 2 bathrooms, and a spacious living room, all ready for someone looking to renovate and make it their own. While the home does need some TLC, it provides a solid foundation and plenty of space for customization. The furniture will stay, and electricity is already available on the property. However, there is no running water or well. Located less than 3 miles from HWY 90, access is easy with mostly paved roads and a short stretch of dirt road leading to the property. The property is also just a short distance from the Nueces River (currently dry), offering a nice setting that's perfect for those who enjoy country living. With a little work, this property has the potential to be a fantastic home in a serene, spacious environment.

19. 2025-10-01
    price $110,000 922-char remark

    Show marketing remark (922 chars)

    This AS-IS manufactured home offers a great opportunity for the right buyer to invest in both a home and land with significant potential. Set on 10 acres, the house features 3 bedrooms, 2 bathrooms, and a spacious living room, all ready for someone looking to renovate and make it their own. While the home does need some TLC, it provides a solid foundation and plenty of space for customization. The furniture will stay, and electricity is already available on the property. However, there is no running water or well. Located less than 3 miles from HWY 90, access is easy with mostly paved roads and a short stretch of dirt road leading to the property. The property is also just a short distance from the Nueces River (currently dry), offering a nice setting that's perfect for those who enjoy country living. With a little work, this property has the potential to be a fantastic home in a serene, spacious environment.

20. 2025-07-02
    status Back on Market 922-char remark

    Show marketing remark (922 chars)

    This AS-IS manufactured home offers a great opportunity for the right buyer to invest in both a home and land with significant potential. Set on 10 acres, the house features 3 bedrooms, 2 bathrooms, and a spacious living room, all ready for someone looking to renovate and make it their own. While the home does need some TLC, it provides a solid foundation and plenty of space for customization. The furniture will stay, and electricity is already available on the property. However, there is no running water or well. Located less than 3 miles from HWY 90, access is easy with mostly paved roads and a short stretch of dirt road leading to the property. The property is also just a short distance from the Nueces River (currently dry), offering a nice setting that's perfect for those who enjoy country living. With a little work, this property has the potential to be a fantastic home in a serene, spacious environment.

21. 2025-06-10
    status Pending 922-char remark

    Show marketing remark (922 chars)

    This AS-IS manufactured home offers a great opportunity for the right buyer to invest in both a home and land with significant potential. Set on 10 acres, the house features 3 bedrooms, 2 bathrooms, and a spacious living room, all ready for someone looking to renovate and make it their own. While the home does need some TLC, it provides a solid foundation and plenty of space for customization. The furniture will stay, and electricity is already available on the property. However, there is no running water or well. Located less than 3 miles from HWY 90, access is easy with mostly paved roads and a short stretch of dirt road leading to the property. The property is also just a short distance from the Nueces River (currently dry), offering a nice setting that's perfect for those who enjoy country living. With a little work, this property has the potential to be a fantastic home in a serene, spacious environment.

22. 2025-04-19
    price $120,000 922-char remark

    Show marketing remark (922 chars)

    This AS-IS manufactured home offers a great opportunity for the right buyer to invest in both a home and land with significant potential. Set on 10 acres, the house features 3 bedrooms, 2 bathrooms, and a spacious living room, all ready for someone looking to renovate and make it their own. While the home does need some TLC, it provides a solid foundation and plenty of space for customization. The furniture will stay, and electricity is already available on the property. However, there is no running water or well. Located less than 3 miles from HWY 90, access is easy with mostly paved roads and a short stretch of dirt road leading to the property. The property is also just a short distance from the Nueces River (currently dry), offering a nice setting that's perfect for those who enjoy country living. With a little work, this property has the potential to be a fantastic home in a serene, spacious environment.

23. 2025-01-06
    listed $129,000 New 922-char remark

    Show marketing remark (922 chars)

    This AS-IS manufactured home offers a great opportunity for the right buyer to invest in both a home and land with significant potential. Set on 10 acres, the house features 3 bedrooms, 2 bathrooms, and a spacious living room, all ready for someone looking to renovate and make it their own. While the home does need some TLC, it provides a solid foundation and plenty of space for customization. The furniture will stay, and electricity is already available on the property. However, there is no running water or well. Located less than 3 miles from HWY 90, access is easy with mostly paved roads and a short stretch of dirt road leading to the property. The property is also just a short distance from the Nueces River (currently dry), offering a nice setting that's perfect for those who enjoy country living. With a little work, this property has the potential to be a fantastic home in a serene, spacious environment.

ⓘ 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: $18,000
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,473
• Taxable income: $6,186
• Est. tax owed @ 24.0%: −$1,485
• After-tax cash flow: $5,686/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 · 13 photos

Poor 20/100 Extensive rehab

This AS-IS manufactured home requires extensive repairs and updates to improve its condition and increase its value. The property is located on 10 acres with easy access, but the current state of disrepair significantly impacts its marketability.

Repairs flagged

• Major roof — visible damage, missing shingles
• Major exterior siding — dilapidated, exposed framing
• Major flooring — worn carpet, exposed subfloor
• Major interior walls — peeling paint, exposed drywall
• Major kitchen cabinets — dated, worn
• Major bathroom vanity — dated, worn
• Major appliances — outdated, non-functional

Value-add opportunities

• Both new roof — improves safety and appearance
• Both new siding — enhances curb appeal and durability
• Both new flooring — improves comfort and aesthetics
• Both new interior paint — refreshes the space and enhances value
• Both new kitchen cabinets and appliances — modernizes the space and increases functionality
• Both new bathroom vanity and fixtures — enhances functionality and aesthetics
• Both new water heater and plumbing — ensures functionality and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible damage, missing shingles	Major	$15,000–50,000
exterior siding · dilapidated, exposed framing	Major	$15,000–50,000
flooring · worn carpet, exposed subfloor	Major	$15,000–50,000
interior walls · peeling paint, exposed drywall	Major	$15,000–50,000
kitchen cabinets · dated, worn	Major	$15,000–50,000
bathroom vanity · dated, worn	Major	$15,000–50,000
appliances · outdated, non-functional	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both new roof — improves safety and appearance ↑
• Both new siding — enhances curb appeal and durability ↑
• Both new flooring — improves comfort and aesthetics ↑
• Both new interior paint — refreshes the space and enhances value ↑
• Both new kitchen cabinets and appliances — modernizes the space and increases functionality ↑
• Both new bathroom vanity and fixtures — enhances functionality and aesthetics ↑
• Both new water heater and plumbing — ensures functionality and safety ↑

ⓘ 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: Uvalde CISD
• NCES district ID: 4843720
• Math proficiency: 19% ▼ -9.00%
• Reading proficiency: 26% ▼ -3.00%
• Median HH income: $36,054
• Composite: 18.63/100
• National rank: #8897
• State rank: #760 of 826 in TX

Livability — Uvalde

• Score: 74/100
• State rank: #187
• US rank: #4844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Uvalde, TX
• Population (ZIP): 21,487

Population outlook (Uvalde County) Hauer SSP2

• Today (2025): 28,865 people
• By 2030: 29,675 · +2.8%
• By 2040: 31,256 · +8.3%
• By 2050: 32,790 · +13.6%
• By 2075: 37,013 · +28.2%
• By 2100: 37,306 · +29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% White 20% Two or more races 18% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 69% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 48% English-only · Spanish 51% Other Asian/Pacific 1%

Political lean MEDSL · Uvalde

• 2024 margin: Solid R (+33.4) · D 32.9% · R 66.3%
• 2008→2024 swing: -28.1pp toward R · 2008: -5.3pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+20.3 2016: R+10.8 2012: R+8.3 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.65%
• Current HPI: 152.7777
• 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

-34.1% since first listed

7 events — show timeline

• 2026-03-10 Price Changed $85,000 LERA
• 2026-02-17 Price Changed $95,000 LERA
• 2025-10-01 Price Changed $110,000 LERA
• 2025-07-02 Relisted — LERA
• 2025-06-10 Pending — LERA
• 2025-04-19 Price Changed $120,000 LERA
• 2025-01-06 Listed $129,000 LERA