398 Avenue D · Point, TX 75472

$125,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 335 Days on market

Built 2000 0.58 ac lot ↓ 1% 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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for affordable country living in a small-town setting? This home offers incredible value with plenty of space for the price! While some updates may be desired, the property is full of potential—bring your ideas and make it your own. Enjoy the freedom of no HOA along with the convenience of city utilities. Recent improvements include a newer roof for added peace of mind. Outside, you’ll find plenty of room for gardening, outdoor activities, or simply relaxing under the beautiful shade trees and enjoying the breeze. Don’t miss this opportunity to create your ideal home—schedule your showing today!

Key facts

• City utilities
• Country living
• Newer roof

Tags

• COUNTRY LIVING
• NO HOA
• CITY UTILITIES
• NEWER ROOF
• BEAUTIFUL SHADE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,092 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Rains ISD (rural): math 22% / reading 30% proficiency, ranked #697 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 137 active listings in the ZIP; 21 units permitted in Rains County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 335 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.33% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.9%
• Equity multiple: 1.47×
• Total profit: $16,514
• Equity at exit: $18,638

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $61,573
• Equity at exit: $10,808

Cash invested: $35,000 (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 75472

• Home prices YoY: -6.4%
• Active inventory: 137
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $578

Break-even live

Break-even rent $928

Max offer price $125,000

Occupancy floor 60%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $125,000 Active 335 DOM
2. 2026-06-18
   days on market $125,000 Active 334 DOM
3. 2026-06-17
   days on market $125,000 Active 333 DOM
4. 2026-06-17
   price $125,000 Active 332 DOM
5. 2026-06-16
   days on market $128,500 Active 332 DOM
6. 2026-06-16
   remarks 699-char remark
7. 2026-06-15
   days on market $128,500 Active 331 DOM
8. 2026-06-14
   days on market $128,500 Active 329 DOM
9. 2026-06-12
   days on market $128,500 Active 328 DOM
10. 2026-06-09
    days on market $128,500 Active 325 DOM
11. 2026-06-08
    days on market $128,500 Active 324 DOM
12. 2026-06-07
    days on market $128,500 Active 323 DOM
13. 2026-06-07
    days on market $128,500 Active 322 DOM
14. 2026-06-03
    days on market $128,500 Active 319 DOM
15. 2026-06-02
    statusdays on market $128,500 Active 318 DOM
16. 2026-05-01
    status Active 643-char remark

    Show marketing remark (643 chars)

    Looking for affordable country living in a small-town setting? This home offers incredible value with plenty of space for the price! While some updates may be desired, the property is full of potential—bring your ideas and make it your own. Enjoy the freedom of no HOA along with the convenience of city utilities. Recent improvements include a newer roof for added peace of mind. Outside, you’ll find plenty of room for gardening, outdoor activities, or simply relaxing under the beautiful shade trees and enjoying the breeze. Don’t miss this opportunity to create your ideal home—schedule your showing today!

17. 2026-04-30
    historical 643-char remark

    Show marketing remark (643 chars)

    Looking for affordable country living in a small-town setting? This home offers incredible value with plenty of space for the price! While some updates may be desired, the property is full of potential—bring your ideas and make it your own. Enjoy the freedom of no HOA along with the convenience of city utilities. Recent improvements include a newer roof for added peace of mind. Outside, you’ll find plenty of room for gardening, outdoor activities, or simply relaxing under the beautiful shade trees and enjoying the breeze. Don’t miss this opportunity to create your ideal home—schedule your showing today!

18. 2025-12-01
    status Active 643-char remark

    Show marketing remark (643 chars)

    Looking for affordable country living in a small-town setting? This home offers incredible value with plenty of space for the price! While some updates may be desired, the property is full of potential—bring your ideas and make it your own. Enjoy the freedom of no HOA along with the convenience of city utilities. Recent improvements include a newer roof for added peace of mind. Outside, you’ll find plenty of room for gardening, outdoor activities, or simply relaxing under the beautiful shade trees and enjoying the breeze. Don’t miss this opportunity to create your ideal home—schedule your showing today!

19. 2025-11-30
    historical 643-char remark

    Show marketing remark (643 chars)

    Looking for affordable country living in a small-town setting? This home offers incredible value with plenty of space for the price! While some updates may be desired, the property is full of potential—bring your ideas and make it your own. Enjoy the freedom of no HOA along with the convenience of city utilities. Recent improvements include a newer roof for added peace of mind. Outside, you’ll find plenty of room for gardening, outdoor activities, or simply relaxing under the beautiful shade trees and enjoying the breeze. Don’t miss this opportunity to create your ideal home—schedule your showing today!

20. 2025-07-07
    listed $128,500 Active 643-char remark

    Show marketing remark (643 chars)

    Looking for affordable country living in a small-town setting? This home offers incredible value with plenty of space for the price! While some updates may be desired, the property is full of potential—bring your ideas and make it your own. Enjoy the freedom of no HOA along with the convenience of city utilities. Recent improvements include a newer roof for added peace of mind. Outside, you’ll find plenty of room for gardening, outdoor activities, or simply relaxing under the beautiful shade trees and enjoying the breeze. Don’t miss this opportunity to create your ideal home—schedule your showing today!

21. 2025-06-30
    historical
22. 2025-04-03
    price $128,500
23. 2025-04-03
    status Active
24. 2025-03-31
    historical
25. 2025-03-27
    price $129,000
26. 2024-06-20
    price $129,500
27. 2024-04-23
    listed $130,000 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: $302 · $25/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,985/yr (+$165/mo · 656.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,914
• − Mortgage interest: −$7,002
• − Property taxes: −$302
• − Insurance: −$625
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$3,636
• Taxable income: $5,162
• Est. tax owed @ 24.0%: −$1,239
• After-tax cash flow: $5,699/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: Rains ISD
• NCES district ID: 4836360
• Math proficiency: 22% ▼ -20.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $45,836
• Composite: 22.46/100
• National rank: #8106
• State rank: #697 of 826 in TX

Livability — Point

• Score: 60/100
• State rank: #1092
• US rank: #19350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Point, TX
• Population (ZIP): 4,290

Population outlook (Rains County) Hauer SSP2

• Today (2025): 11,516 people
• By 2030: 11,610 · +0.8%
• By 2040: 11,622 · +0.9%
• By 2050: 11,329 · -1.6%
• By 2075: 10,390 · -9.8%
• By 2100: 8,809 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Rains

• 2024 margin: Solid R (+72.9) · D 13.3% · R 86.2%
• 2008→2024 swing: -23.4pp toward R · 2008: -49.5pp · 2024: -72.9pp
• All cycles: 2024: R+72.9 2020: R+71.2 2016: R+71.3 2012: R+61.8 2008: R+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.57%
• Current HPI: 153.54
• 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

-1.2% since first listed

12 events — show timeline

• 2026-05-01 Relisted — NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2025-12-01 Relisted — NTREIS
• 2025-11-30 Listing Removed — NTREIS
• 2025-07-07 Listed $128,500 NTREIS
• 2025-06-30 Listing Removed — NTREIS
• 2025-04-03 Price Changed $128,500 NTREIS
• 2025-04-03 Relisted — NTREIS
• 2025-03-31 Listing Removed — NTREIS
• 2025-03-27 Price Changed $129,000 NTREIS
• 2024-06-20 Price Changed $129,500 NTREIS
• 2024-04-23 Listed $130,000 NTREIS

Property tax history

-8.3%/yr

Latest (2025): $302 · +6.0% YoY. Source: county tax records.