10605 County Road 2337 · St. Paul, TX 78387

$99,000

4 bd · 2.0 ba · 1,671 sqft · SingleFamily · 85 Days on market

Built 2019 0.48 ac lot $59/sqft · 47% below area Est $188k · 47% under ↓ 5% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 4 bedroom 2 bathroom mobile home in Sinton, Texas on half an acre at the end of road. Built in 2019, you can own this home for a fraction of the cost brand new with land! Come view today before it's sold!

Key facts

• 0.48 acre lot
• Built 2019
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.0% in St. Paul — 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.
• Sinton ISD (town): math 27% / reading 35% proficiency, ranked #601 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 160 active listings in the ZIP; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.74% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.21%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $188,199
• List price: $99,000
• Delta: -47.40%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14565 County Road 722	0.31mi	3/2.0 (-1)	1,610 (-4%)	10mo	$130,000	$81	66

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: 23.6%
• Equity multiple: 1.97×
• Total profit: $26,956
• Equity at exit: $14,761

10-year hold

• IRR: 31.5%
• Equity multiple: 3.85×
• Total profit: $78,912
• Equity at exit: $8,560

Cash invested: $27,720 (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 78387

• Active inventory: 160
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $675

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 56%

Sensitivity live

Price	-10% $743	-5% $709	+0% $675	+5% $640	+10% $606
Rent	-10% $539	-5% $607	+0% $675	+5% $743	+10% $811
Rate	-1.0pp $725	-0.5pp $700	base $675	+0.5pp $649	+1.0pp $623

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $99,000 Active 85 DOM
2. 2026-06-18
   days on market $99,000 Active 83 DOM
3. 2026-06-17
   days on market $99,000 Active 82 DOM
4. 2026-06-16
   days on market $99,000 Active 81 DOM
5. 2026-06-15
   days on market $99,000 Active 80 DOM
6. 2026-06-15
   days on market $99,000 Active 79 DOM
7. 2026-06-13
   days on market $99,000 Active 78 DOM
8. 2026-06-12
   days on market $99,000 Active 77 DOM
9. 2026-06-09
   days on market $99,000 Active 74 DOM
10. 2026-06-08
    days on market $99,000 Active 73 DOM
11. 2026-06-08
    days on market $99,000 Active 72 DOM
12. 2026-06-05
    days on market $99,000 Active 70 DOM
13. 2026-06-03
    days on market $99,000 Active 68 DOM
14. 2026-06-02
    days on market $99,000 Active 67 DOM
15. 2026-06-02
    remarks 272-char remark
16. 2026-06-01
    days on market $99,000 Active 66 DOM
17. 2026-05-31
    days on market $99,000 Active 65 DOM
18. 2026-05-05
    price $104,000 219-char remark

    Show marketing remark (219 chars)

    Check out this 4 bedroom 2 bathroom mobile home in Sinton, Texas on half an acre at the end of road. Built in 2019, you can own this home for a fraction of the cost brand new with land! Come view today before it's sold!

19. 2026-04-01
    soldstatus $126,450
20. 2026-03-27
    listed $109,900 Active 219-char remark

    Show marketing remark (219 chars)

    Check out this 4 bedroom 2 bathroom mobile home in Sinton, Texas on half an acre at the end of road. Built in 2019, you can own this home for a fraction of the cost brand new with land! Come view today before it's sold!

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 19 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: $20,641
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$2,880
• Taxable income: $6,933
• Est. tax owed @ 24.0%: −$1,664
• After-tax cash flow: $6,433/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: Sinton ISD
• NCES district ID: 4840350
• Math proficiency: 27% ▼ -19.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $44,618
• Composite: 26.49/100
• National rank: #7208
• State rank: #601 of 826 in TX

Livability — St. Paul

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

Census & demographics

• Census place: St. Paul, TX
• Population (ZIP): 9,604

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 33% White 25% Black 2%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 62% English-only · Spanish 38%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.32%
• Current HPI: 149.9517
• 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

-5.4% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $104,000 CBMLS
• 2026-04-01 Sold (Public Records) $126,450 Public Records
• 2026-03-27 Listed $109,900 CBMLS

Property tax history

+11.7%/yr

Latest (2025): $186 · -13.8% YoY. Source: county tax records.