3300 State Highway 95 S · Moulton, TX 77984

$137,500

3 bd · 2.0 ba · 1,168 sqft · SingleFamily public records · 40 Days on market

Built 1978 0.84 ac lot ↓ 21% 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +5.3/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom, 1 Bath, 1168 square foot home just minutes from Shiner and Moulton. As you enter into the home you step into a large living room which is open to the dining area. Just off the dining area is a the kitchen that features plenty of storage and work areas for meal prep. Beyond the kitchen is the utility room which has access to a covered carport. On the opposite end of the home are three good sized bed rooms with reach in closet storage as well as a single vanity bathroom with a tub/shower combo. Welcoming you outside is a deck off the front which almost spans the entire length of the home. This is a perfect place to spend the evening as you sit outside and watch the world go by. The home sits on . 845 acres with country side views all around. The fully fenced back yard is the perfect place for pets, a garden or just spending time with friends and family. The home has a metal roof for durability and longevity. Additionally, the back yard has an approximately 18x15 storage building for tools or hobbies. Moulton ISD.

Key facts

• Deck off the front
• Plenty of storage
• Utility room

Tags

• LARGE LIVING ROOM
• DINING AREA
• PLENTY OF STORAGE
• UTILITY ROOM
• COVERED CARPORT
• DECK OFF THE FRONT

Property features AI

Exterior

• Parking: Attached carport; Carport for 1 vehicle
• Utilities: Water from well
• Home design: Residential property; Faces east
• Construction: Built in 1978; Wood siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Lot approximately 0.845 acres; Lot features: Other

Interior

• Bedrooms: Primary bedroom on the first floor (15 x 15); Bedroom on the second floor (12 x 15); Bedroom on the first floor (12 x 15); Three rooms total
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $133k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#78 in TX, #2,750 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Moulton ISD (rural): math 55% / reading 45% proficiency, ranked #342 of 1,141 in TX (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Moulton H S (math 57% / reading 57%, grade C, #333 of 1,632 statewide, top 22%, 138 students, 41% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 55 active listings in the ZIP; 9 units permitted in Lavaca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($951 loan paydown + $754 appreciation (0.6% local appreciation)).
• Lavaca County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.19% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.58×
• Total profit: $22,391
• Equity at exit: $43,738

10-year hold

• IRR: 15.9%
• Equity multiple: 2.85×
• Total profit: $71,130
• Equity at exit: $55,722

Cash invested: $38,500 (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 77984

• Home prices YoY: 0.2%
• Active inventory: 55
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$721
• Tax from tax record: −$161 /mo · $1,934/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $358

Break-even live

Break-even rent $1,189

Max offer price $137,500

Occupancy floor 73%

Sensitivity live

Price	-10% $436	-5% $397	+0% $358	+5% $319	+10% $280
Rent	-10% $228	-5% $293	+0% $358	+5% $423	+10% $488
Rate	-1.0pp $427	-0.5pp $393	base $358	+0.5pp $323	+1.0pp $286

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $137,500 Active 40 DOM
2. 2026-06-18
   days on market $137,500 Active 38 DOM
3. 2026-06-17
   days on market $137,500 Active 37 DOM
4. 2026-06-16
   days on market $137,500 Active 36 DOM
5. 2026-06-15
   days on market $137,500 Active 35 DOM
6. 2026-06-15
   days on market $137,500 Active 34 DOM
7. 2026-06-13
   days on market $137,500 Active 33 DOM
8. 2026-06-12
   days on market $137,500 Active 32 DOM
9. 2026-06-10
   days on market $137,500 Active 29 DOM
10. 2026-06-08
    days on market $137,500 Active 28 DOM
11. 2026-06-08
    days on market $137,500 Active 27 DOM
12. 2026-06-05
    days on market $137,500 Active 25 DOM
13. 2026-06-03
    days on market $137,500 Active 23 DOM
14. 2026-06-02
    days on market $137,500 Active 22 DOM
15. 2026-06-01
    days on market $137,500 Active 21 DOM
16. 2026-05-31
    days on market $137,500 Active 20 DOM
17. 2026-05-11
    listed $137,500 Active 1000-char remark

    Show marketing remark (1037 chars)

    3 Bedroom, 1 Bath, 1168 square foot home just minutes from Shiner and Moulton. As you enter into the home you step into a large living room which is open to the dining area. Just off the dining area is a the kitchen that features plenty of storage and work areas for meal prep. Beyond the kitchen is the utility room which has access to a covered carport. On the opposite end of the home are three good sized bed rooms with reach in closet storage as well as a single vanity bathroom with a tub/shower combo. Welcoming you outside is a deck off the front which almost spans the entire length of the home. This is a perfect place to spend the evening as you sit outside and watch the world go by. The home sits on . 845 acres with country side views all around. The fully fenced back yard is the perfect place for pets, a garden or just spending time with friends and family. The home has a metal roof for durability and longevity. Additionally, the back yard has an approximately 18x15 storage building for tools or hobbies. Moulton ISD.

18. 2026-05-11
    listed $137,500 Active 1037-char remark

    Show marketing remark (1037 chars)

    3 Bedroom, 1 Bath, 1168 square foot home just minutes from Shiner and Moulton. As you enter into the home you step into a large living room which is open to the dining area. Just off the dining area is a the kitchen that features plenty of storage and work areas for meal prep. Beyond the kitchen is the utility room which has access to a covered carport. On the opposite end of the home are three good sized bed rooms with reach in closet storage as well as a single vanity bathroom with a tub/shower combo. Welcoming you outside is a deck off the front which almost spans the entire length of the home. This is a perfect place to spend the evening as you sit outside and watch the world go by. The home sits on . 845 acres with country side views all around. The fully fenced back yard is the perfect place for pets, a garden or just spending time with friends and family. The home has a metal roof for durability and longevity. Additionally, the back yard has an approximately 18x15 storage building for tools or hobbies. Moulton ISD.

19. 2026-04-30
    historical
20. 2026-01-27
    price $137,500
21. 2025-09-16
    price $150,000
22. 2025-05-15
    price $165,000
23. 2024-10-22
    listed $175,000 Active
24. 2015-01-28
    soldstatus
25. 2006-09-26
    soldstatus

ⓘ 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: $1,934 · $161/mo
• Projected year-2 tax: $2,516 · $210/mo
• Expected delta: +$583/yr (+$49/mo · 30.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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: $19,711
• − Mortgage interest: −$7,702
• − Property taxes: −$1,934
• − Insurance: −$688
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$4,000
• Taxable income: $2,234
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,762/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: Moulton ISD
• NCES district ID: 4831560
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $52,611
• Composite: 45.07/100
• National rank: #5838
• State rank: #342 of 1141 in TX

Livability — Moulton

• Score: 78/100
• State rank: #78
• US rank: #2750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,630

Population outlook (Lavaca County) Hauer SSP2

• Today (2025): 21,154 people
• By 2030: 21,961 · +3.8%
• By 2040: 23,800 · +12.5%
• By 2050: 25,908 · +22.5%
• By 2075: 32,118 · +51.8%
• By 2100: 35,273 · +66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 2% Lithuanian 1% Hungarian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Lavaca

• 2024 margin: Solid R (+76.1) · D 11.8% · R 87.9%
• 2008→2024 swing: -22.3pp toward R · 2008: -53.8pp · 2024: -76.1pp
• All cycles: 2024: R+76.1 2020: R+73.3 2016: R+71.5 2012: R+64.8 2008: R+53.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.55%
• Current HPI: 232.1836
• 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

-21.4% since first listed

9 events — show timeline

• 2026-05-11 Listed $137,500 CTXMLS
• 2026-05-11 Listed $137,500 HARMLS
• 2026-04-30 Listing Removed — CTXMLS
• 2026-01-27 Price Changed $137,500 CTXMLS
• 2025-09-16 Price Changed $150,000 CTXMLS
• 2025-05-15 Price Changed $165,000 CTXMLS
• 2024-10-22 Listed $175,000 CTXMLS
• 2015-01-28 Sold (Public Records) — Public Records
• 2006-09-26 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,934 · +5.9% YoY. Source: county tax records.