169 Village Dr · Somerset, TX 78069

$164,900

5 bd · 1.0 ba · 2,000 sqft · SingleFamily · 75 Days on market

Built 2010 Fair condition 1.00 ac lot Est $300k · 45% under ↓ 3% 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 +21.4/30.0
• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Spacious Modular Home on 1 Acre – The home features 5 spacious bedrooms and 2 half baths, each with individual shower rooms, sinks, and toilets, along with an oversized utility room that can easily serve as a home office, workshop, or potential 6th bedroom. Discover this unique and versatile modular building converted into a comfortable residential home, offering space, durability, and flexibility. Situated on approximately 1 acre (more or less) with No known restrictions, this property provides endless possibilities. Built with strength and efficiency in mind, the structure includes interior finish Modular electrical wiring system for lights, switches, and outlets Steel wall connect

Key facts

• Thick walls
• Flexible layout
• 1 acre lot

Tags

• OVERSIZED UTILITY ROOM
• STRUCTURAL STEEL COLUMNS
• STEEL WALL CONNECTIONS
• THICK WALLS
• FLEXIBLE LAYOUT

Property features AI

Finance

• Other: Property may be on multiple parcels and seller indicated willingness to subdivide; Horse permitted
• Financial info: Treat as clear loan type; No second mortgage; Listing offers 1031 exchange, cash, or conventional terms
• HOA & community: No homeowners association

Exterior

• Parking: No garage; Additional parking; Boat parking; Driveway; Gravel parking; Open/oversized parking
• Security: Video surveillance present; Consent for audio and video recording
• Utilities: Aerobic septic; Co-op water; Utilities easement present; Not in a municipal utility district
• Home design: Single family residence; One level; Residential property
• Construction: Built in 2010; Composition roof; Board & batten siding and other siding materials; Concrete and wood construction; Foundation details not specified
• Exterior features: Covered front porch; Patio/porch is covered

Interior

• Kitchen: Gas range; Microwave
• Bedrooms: Primary bedroom on level 1; Total of 5 bedrooms
• Flooring: Other
• Bathrooms: 2 half bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Eat-in kitchen; High-speed internet available; Window coverings
• Laundry & utility: Electric dryer hookup; Washer hookup; Full-size washer/dryer area; Utility room

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.9% in Somerset — 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 66/100 on livability (#639 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Somerset ISD (rural): math 41% / reading 39% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Somerset El (math 60% / reading 48%, grade C, #664 of 4,322 statewide, top 16%, 727 students, 86% FRL) — zoned schools average 86% FRL vs 72% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 40% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Somerset ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 45 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.6% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Recommended offer $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.06% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $300,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
347 Mahan Rd	0.45mi	4/2.0 (-1)	1,962 (-2%)	13mo	$294,900	$150	56

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

Projected returns pro-forma

6.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.49×
• Total profit: $68,945
• Equity at exit: $109,816

10-year hold

• IRR: 20.6%
• Equity multiple: 5.10×
• Total profit: $189,373
• Equity at exit: $204,687

Cash invested: $46,172 (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 78069

• Home prices YoY: 2.6%
• Active inventory: 45
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,751 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $244

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 81%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   days on market $164,900 Active 75 DOM
2. 2026-06-08
   days on market $164,900 Active 74 DOM
3. 2026-06-08
   days on market $164,900 Active 73 DOM
4. 2026-06-07
   days on market $164,900 Active 72 DOM
5. 2026-06-03
   days on market $164,900 Active 69 DOM
6. 2026-06-02
   days on market $164,900 Active 68 DOM
7. 2026-06-01
   days on market $164,900 Active 67 DOM
8. 2026-05-31
   days on market $164,900 Active 66 DOM
9. 2026-05-11
   price $164,900
10. 2026-03-26
    listed $169,900 Active

ⓘ 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: $21,012
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$4,797
• Taxable income: $318
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $2,848/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

Fair 45/100 Moderate rehab

The home requires significant repairs and maintenance, including a major repair to the roof and exterior siding, as well as painting the interior walls. These updates will significantly increase its value for both resale and rental.

Repairs flagged

• Major roof — The independent satellite image shows visible wear and tear on the roof, indicating a major repair is needed.
• Major exterior siding — The independent satellite image shows the exterior siding is peeling, indicating a major repair is needed.

Value-add opportunities

• Both painting interior walls — Painting the interior walls can improve the home's appearance and increase its value for both resale and rental.
• Both replacing or repairing roof — Recovering and repairing the roof will improve the home's structural integrity and increase its value for both resale and rental.
• Both replacing or repairing exterior siding — Replacing or repairing the exterior siding will improve the home's curb appeal and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent satellite image shows visible wear and tear on the roof, indicating a major repair is needed.	Major	$15,000–50,000
exterior siding · The independent satellite image shows the exterior siding is peeling, indicating a major repair is needed.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both painting interior walls — Painting the interior walls can improve the home's appearance and increase its value for both resale and rental. ↑
• Both replacing or repairing roof — Recovering and repairing the roof will improve the home's structural integrity and increase its value for both resale and rental. ↑
• Both replacing or repairing exterior siding — Replacing or repairing the exterior siding will improve the home's curb appeal and increase its value for both resale and rental. ↑

ⓘ 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: Somerset ISD
• NCES district ID: 4840740
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $44,712
• Composite: 34.01/100
• National rank: #5315
• State rank: #417 of 826 in TX

Livability — Somerset

• Score: 66/100
• State rank: #639
• US rank: #12187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,904

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 17% White 15% Native American 2%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 40% English-only · Spanish 59% Tagalog/Filipino 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.59%
• Current HPI: 260.4467
• 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

-2.9% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $164,900 NTREIS
• 2026-03-26 Listed $169,900 NTREIS