748 Holub Rd · Inez, TX 77968

$65,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 9 Days on market

Built 2018

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2017 Solitaire Mobile Home | Wind Zone 2 & acirc; & euro; & cent; Single-wide 16 & acirc; & euro; & trade; x 74 & acirc; & euro; & trade; & acirc; & euro; & cent; 1,184 square feet & acirc; & euro; & cent; 3 bedrooms & acirc; & euro; & cent; 2 bathrooms & acirc; & euro; & cent; Hardie Siding & acirc; & euro; & cent; Sheet Rock walls and ceilings & acirc; & euro; & cent; All appliances included & acirc; & euro; & cent; Metal Skirting & acirc; & euro; & cent; Porches included HOME ONLY & acirc; & euro; & rdquo; buyer must move the home off

Key facts

• Sheet rock walls
• Hardie siding
• Metal skirting

Tags

• HARDIE SIDING
• SHEET ROCK WALLS
• ALL APPLIANCES INCLUDED
• METAL SKIRTING
• PORCHES INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $65k).

Location & tenants

• Location reads 72/100 on livability (#262 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Industrial ISD (rural): math 59% / reading 59% proficiency, ranked #61 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 74 active listings in the ZIP; 43 units permitted in Victoria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Victoria County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $65,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
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: 4.21% ✓
• Cap rate: 38.59%
• Cash-on-cash: 115.36%
• DSCR: 6.13
• GRM: 2.0

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: —
• Equity multiple: 6.55×
• Total profit: $100,923
• Equity at exit: $9,692

10-year hold

• IRR: —
• Equity multiple: 13.72×
• Total profit: $231,448
• Equity at exit: $5,620

Cash invested: $18,200 (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 77968

• Home prices YoY: -25.6%
• Active inventory: 74
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,735 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $1,750

Break-even live

Break-even rent $520

Max offer price $65,000

Occupancy floor 31%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $65,000 Active 9 DOM
2. 2026-06-17
   days on market $65,000 Active 8 DOM
3. 2026-06-16
   days on market $65,000 Active 7 DOM
4. 2026-06-15
   days on market $65,000 Active 6 DOM
5. 2026-06-13
   days on market $65,000 Active 4 DOM
6. 2026-06-12
   days on market $65,000 Active 3 DOM
7. 2026-06-10
   remarks 555-char remark
8. 2026-06-10
   listed $65,000 Active 1 DOM

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$678/yr (+$56/mo · 132.5%)

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

Taxation est. · year 1

• Rental income: $32,814
• − Mortgage interest: −$3,641
• − Property taxes: −$512
• − Insurance: −$325
• − Repairs & maintenance: −$2,625
• − Management: −$2,625
• − Depreciation: −$1,891
• Taxable income: $21,195
• Est. tax owed @ 24.0%: −$5,087
• After-tax cash flow: $15,909/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: Industrial ISD
• NCES district ID: 4824150
• Math proficiency: 59% ▼ -6.00%
• Reading proficiency: 59% ▲ 1.00%
• Median HH income: $64,995
• Composite: 51.69/100
• National rank: #1693
• State rank: #61 of 826 in TX

Livability — Inez

• Score: 72/100
• State rank: #262
• US rank: #6180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inez, TX
• City population: 3,022
• Population (ZIP): 3,022

Population outlook (Victoria County) Hauer SSP2

• Today (2025): 106,119 people
• By 2030: 113,161 · +6.6%
• By 2040: 127,402 · +20.1%
• By 2050: 141,953 · +33.8%
• By 2075: 179,410 · +69.1%
• By 2100: 200,127 · +88.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 11% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 2%

Political lean MEDSL · Victoria

• 2024 margin: Solid R (+42.6) · D 28.4% · R 71.0%
• 2008→2024 swing: -9.0pp toward R · 2008: -33.6pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+38.0 2016: R+40.0 2012: R+37.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.66%
• Current HPI: 144.3982
• 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 event — show timeline

• 2026-06-09 Listed $65,000 FSBO.com

Property tax history

+4.8%/yr

Latest (2025): $512 · +7.0% YoY. Source: county tax records.