979 N Fm 647 Rd · Louise, TX 77455

$150,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 227 Days on market

Built 1995 4.11 ac lot

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Why this score? — see what drove the D+ 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 +13.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +4.2/10.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled on a beautifully wooded 4+ acre homesite, this property offers privacy, space, and great potential. The 1995 manufactured home features 3 bedrooms, 2 baths, and a cozy fireplace, ready for your personal touch and updates. The home needs some work. With good road frontage and a convenient location just minutes from Hwy 59, it provides an easy commute to Victoria or Houston. Sold as-is, this is a great opportunity to create your ideal country retreat.

Key facts

• Wooded homesite
• Cozy fireplace
• Convenient location

Tags

• WOODED HOMESITE
• COZY FIREPLACE
• GOOD ROAD FRONTAGE
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (12.5% below list).
• Recommended offer: $131k (12.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#823 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Louise ISD (rural): math 42% / reading 43% proficiency, ranked #317 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Louise El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 253 students, 72% FRL); Louise J H (math 42% / reading 47%, grade D, #491 of 1,662 statewide, top 31%, 122 students, 66% FRL); Louise H S (math 34% / reading 54%, grade F, #652 of 1,632 statewide, top 43%, 159 students, 64% FRL).
• Market conditions: 34 active listings in the ZIP; 191 units permitted in Wharton County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.2% local appreciation)).
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,709 (12.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.30×
• Total profit: $12,455
• Equity at exit: $68,780

10-year hold

• IRR: 8.1%
• Equity multiple: 2.25×
• Total profit: $52,684
• Equity at exit: $107,047

Cash invested: $42,000 (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 77455

• Home prices YoY: 1.7%
• Active inventory: 34
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-109

Break-even live

Break-even rent $1,450

Max offer price $130,709

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-67	+0% $-109	+5% $-152	+10% $-194
Rent	-10% $-213	-5% $-161	+0% $-109	+5% $-57	+10% $-6
Rate	-1.0pp $-34	-0.5pp $-71	base $-109	+0.5pp $-148	+1.0pp $-188

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $150,000 Pending 227 DOM
2. 2026-06-21
   days on market $150,000 Pending 226 DOM
3. 2026-06-19
   days on market $150,000 Pending 224 DOM
4. 2026-06-18
   days on market $150,000 Pending 223 DOM
5. 2026-06-17
   days on market $150,000 Pending 222 DOM
6. 2026-06-16
   days on market $150,000 Pending 221 DOM
7. 2026-06-15
   days on market $150,000 Pending 220 DOM
8. 2026-06-14
   days on market $150,000 Pending 218 DOM
9. 2026-06-12
   days on market $150,000 Pending 217 DOM
10. 2026-06-09
    days on market $150,000 Pending 214 DOM
11. 2026-06-08
    days on market $150,000 Pending 213 DOM
12. 2026-06-07
    days on market $150,000 Pending 212 DOM
13. 2026-06-05
    statusdays on market $150,000 Pending 210 DOM
14. 2026-06-02
    days on market $150,000 Active 207 DOM
15. 2026-06-01
    days on market $150,000 Active 206 DOM
16. 2026-05-31
    days on market $150,000 Active 205 DOM
17. 2026-05-30
    days on market $150,000 Active 204 DOM
18. 2026-01-13
    listed $150,000 Active 461-char remark

    Show marketing remark (461 chars)

    Nestled on a beautifully wooded 4+ acre homesite, this property offers privacy, space, and great potential. The 1995 manufactured home features 3 bedrooms, 2 baths, and a cozy fireplace, ready for your personal touch and updates. The home needs some work. With good road frontage and a convenient location just minutes from Hwy 59, it provides an easy commute to Victoria or Houston. Sold as-is, this is a great opportunity to create your ideal country retreat.

19. 2025-11-12
    listed $150,000 Active 461-char remark

    Show marketing remark (461 chars)

    Nestled on a beautifully wooded 4+ acre homesite, this property offers privacy, space, and great potential. The 1995 manufactured home features 3 bedrooms, 2 baths, and a cozy fireplace, ready for your personal touch and updates. The home needs some work. With good road frontage and a convenient location just minutes from Hwy 59, it provides an easy commute to Victoria or Houston. Sold as-is, this is a great opportunity to create your ideal country retreat.

20. 2025-11-07
    listed $150,000 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: $2,059 · $172/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$686/yr (+$57/mo · 33.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $15,747
• − Mortgage interest: −$8,402
• − Property taxes: −$2,059
• − Insurance: −$2,252
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$4,364
• Taxable loss: −$3,850
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $-387/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: Louise ISD
• NCES district ID: 4828350
• Math proficiency: 42% ▲ 10.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $49,908
• Composite: 36.56/100
• National rank: #4639
• State rank: #317 of 826 in TX

Livability — Louise

• Score: 63/100
• State rank: #823
• US rank: #14891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Louise, TX
• Population (ZIP): 1,593

Population outlook (Wharton County) Hauer SSP2

• Today (2025): 42,448 people
• By 2030: 42,726 · +0.7%
• By 2040: 43,042 · +1.4%
• By 2050: 43,368 · +2.2%
• By 2075: 44,962 · +5.9%
• By 2100: 44,510 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 22% Two or more races 13% Black 12%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Scotch-Irish 1% Hungarian 1%
• Foreign-born: 3% · Canada
• Languages at home: 82% English-only · Spanish 18%

Political lean MEDSL · Wharton

• 2024 margin: Solid R (+51.8) · D 23.8% · R 75.6%
• 2008→2024 swing: -20.7pp toward R · 2008: -31.2pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+43.1 2016: R+40.2 2012: R+39.1 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.16%
• Current HPI: 189.4171
• 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

+0.0% since first listed

3 events — show timeline

• 2026-01-13 Listed $150,000 BCBR
• 2025-11-12 Listed $150,000 CTXMLS
• 2025-11-07 Listed $150,000 HARMLS

Property tax history

+0.8%/yr

Latest (2025): $2,059 · -6.8% YoY. Source: county tax records.