290 Wisteria Dr · West Livingston, TX 77351

$65,900

2 bd · 2.0 ba · 952 sqft · Manufactured public records · 386 Days on market

Manufactured home Built 1981 Good condition 0.33 ac lot $69/sqft · 50% below area $4/mo HOA

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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 +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Manufactured-home adj. -5.7

Listing remarks MLS

Thoughtfully updated 2-bedroom, 2-bath home on two cleared lots in a peaceful lakeside community. The renovated interior features a quartz kitchen island, stainless steel appliances, vinyl plank flooring, and plush carpet in the bedrooms. Front and back porches offer great space for relaxing or entertaining outdoors. Enjoy nearby access to a neighborhood boat ramp and park, with shopping and dining just a short drive away in Livingston. A great opportunity to enjoy comfort, convenience, and a laid-back lake area lifestyle.

Key facts

• Nearby park
• Vinyl plank flooring
• 0.33 acre lot

Tags

• QUARTZ KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• VINYL PLANK FLOORING
• FRONT AND BACK PORCHES
• NEIGHBORHOOD BOAT RAMP
• NEARBY PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $66k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($892 rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.5% in West Livingston — 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 50/100 on livability (#1,501 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Livingston ISD (rural): math 38% / reading 39% proficiency, ranked #459 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Timber Creek El (math 56% / reading 47%, grade C-, #808 of 4,322 statewide, top 19%, 522 students, 74% FRL); Livingston J H (math 30% / reading 32%, grade F, #1,015 of 1,662 statewide, top 62%, 893 students, 62% FRL); Livingston H S (math 35% / reading 46%, grade F, #798 of 1,632 statewide, top 49%, 1,128 students, 51% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 1372 active listings in the ZIP; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($67k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Polk County population projected at +16% 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 386 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $66k implies a 724% gain — meaningful room to come down on a strong offer.

Recommended offer $57,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 386 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.94%
• DSCR: 1.80
• GRM: 6.2

CMA / ARV

• ARV (median comp): $133,000
• List price: $65,900
• Delta: -50.45%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 Windomere Dr	0.24mi	2/1.5	972 (+2%)	20mo	$150,000	$154	66
143 W Airway	0.43mi	2/1.0	768 (-19%)	5mo	$299,000	$389	47
254 Long Rd	1.49mi	2/2.0	924 (-3%)	19mo	$99,000	$107	44
7984 Fm 3126	0.42mi	3/1.0 (+1)	910 (-4%)	30mo	$139,000	$153	44
136 Starr St	1.46mi	2/1.0	960 (+1%)	27mo	$155,000	$161	40
139 Chatham Trl	1.43mi	2/2.0	1,024 (+8%)	17mo	$119,750	$117	38
8024 Fm 3126	0.44mi	3/1.5 (+1)	1,125 (+18%)	13mo	$230,000	$204	36
332 Oak Crest Dr	0.47mi	3/1.5 (+1)	1,150 (+21%)	12mo	$399,900	$348	36
118 Buffalo Run E	1.22mi	1/1.0 (-1)	840 (-12%)	3mo	$50,000	$60	34
8340 Fm 3126	0.75mi	3/2.0 (+1)	1,120 (+18%)	7mo	$156,000	$139	29

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

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $6,893
• Equity at exit: $9,826

10-year hold

• IRR: 18.6%
• Equity multiple: 2.55×
• Total profit: $28,619
• Equity at exit: $5,698

Cash invested: $18,452 (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 77351

• Home prices YoY: -14.8%
• Active inventory: 1372
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $892 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$27
• HOA: −$4
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $276

Break-even live

Break-even rent $543

Max offer price $65,900

Occupancy floor 64%

Sensitivity live

Price	-10% $313	-5% $295	+0% $276	+5% $257	+10% $239
Rent	-10% $205	-5% $241	+0% $276	+5% $311	+10% $346
Rate	-1.0pp $309	-0.5pp $293	base $276	+0.5pp $259	+1.0pp $241

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: $16,475
• Closing costs: $1,977
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $65,900 Active 386 DOM
2. 2026-08-06
   days on market $65,900 Active 384 DOM
3. 2026-08-05
   days on market $65,900 Active 383 DOM
4. 2026-08-04
   days on market $65,900 Active 382 DOM
5. 2026-08-03
   days on market $65,900 Active 381 DOM
6. 2026-07-31
   days on market $65,900 Active 378 DOM
7. 2026-07-30
   days on market $65,900 Active 377 DOM
8. 2026-07-30
   days on market $65,900 Active 376 DOM
9. 2026-07-28
   pricedays on market $65,900 Active 375 DOM
10. 2026-07-26
    days on market $68,000 Active 373 DOM
11. 2026-07-24
    days on market $68,000 Active 371 DOM
12. 2026-07-23
    days on market $68,000 Active 370 DOM
13. 2026-07-22
    days on market $68,000 Active 369 DOM
14. 2026-07-21
    days on market $68,000 Active 368 DOM
15. 2026-07-20
    days on market $68,000 Active 367 DOM
16. 2026-07-18
    days on market $68,000 Active 365 DOM
17. 2026-07-18
    days on market $68,000 Active 364 DOM
18. 2026-07-16
    days on market $68,000 Active 363 DOM
19. 2026-07-15
    days on market $68,000 Active 362 DOM
20. 2026-07-14
    days on market $68,000 Active 361 DOM
21. 2026-07-13
    days on market $68,000 Active 360 DOM
22. 2026-07-13
    days on market $68,000 Active 359 DOM
23. 2026-07-11
    days on market $68,000 Active 358 DOM
24. 2026-07-10
    days on market $68,000 Active 357 DOM
25. 2026-07-09
    days on market $68,000 Active 356 DOM
26. 2026-07-07
    days on market $68,000 Active 354 DOM
27. 2026-07-06
    days on market $68,000 Active 353 DOM
28. 2026-07-06
    days on market $68,000 Active 352 DOM
29. 2026-07-05
    days on market $68,000 Active 351 DOM
30. 2026-07-03
    days on market $68,000 Active 350 DOM
31. 2026-07-02
    days on market $68,000 Active 349 DOM
32. 2026-07-01
    days on market $68,000 Active 348 DOM
33. 2026-06-30
    days on market $68,000 Active 347 DOM
34. 2026-06-29
    days on market $68,000 Active 346 DOM
35. 2026-06-28
    days on market $68,000 Active 345 DOM
36. 2026-06-27
    days on market $68,000 Active 344 DOM
37. 2026-06-26
    days on market $68,000 Active 343 DOM
38. 2026-06-24
    days on market $68,000 Active 341 DOM
39. 2026-06-22
    days on market $68,000 Active 339 DOM
40. 2026-06-21
    days on market $68,000 Active 338 DOM
41. 2026-06-18
    days on market $68,000 Active 335 DOM
42. 2026-06-17
    days on market $68,000 Active 334 DOM
43. 2026-06-16
    days on market $68,000 Active 333 DOM
44. 2026-06-15
    days on market $68,000 Active 332 DOM
45. 2026-06-10
    days on market $68,000 Active 326 DOM
46. 2026-06-08
    days on market $68,000 Active 325 DOM
47. 2026-06-07
    days on market $68,000 Active 324 DOM
48. 2026-06-04
    days on market $68,000 Active 321 DOM
49. 2026-06-03
    days on market $68,000 Active 320 DOM
50. 2026-06-02
    days on market $68,000 Active 319 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: $618 · $52/mo
• Projected year-2 tax: $1,206 · $100/mo
• Expected delta: +$588/yr (+$49/mo · 95.0%)

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

Taxation est. · year 1

• Rental income: $10,701
• − Mortgage interest: −$3,691
• − Property taxes: −$618
• − Insurance: −$330
• − Repairs & maintenance: −$856
• − Management: −$856
• − HOA: −$48
• − Depreciation: −$1,917
• Taxable income: $2,385
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $2,739/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $4,760–$14,280 screening

A well-maintained, updated manufactured home with good condition and potential for further improvements to enhance its value.

Components & finishes AI

Roof metal · good

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and resale value ↑
• Both Replace front and back porches — Improves functionality and resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Cedar Grove El D TX #926/4,322 Nat'l #13,933/41,679 Middle Livingston J H F TX #1,015/1,662 Nat'l #8,646/14,009 High Livingston H S F TX #798/1,632 Nat'l #8,052/17,239

Schools (NCES district)

• District: Livingston ISD
• NCES district ID: 4827780
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $39,531
• Composite: 32.25/100
• National rank: #5767
• State rank: #459 of 826 in TX

D Composite livability gradescore 50/100

Livability — West Livingston

• Score: 50/100
• State rank: #1501
• US rank: #25668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Livingston, TX
• County: Polk County · 51,049 people
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 6% of renters

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Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

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Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+750.0% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $68,000 HARMLS
• 2025-08-28 Relisted — HARMLS
• 2025-08-28 Price Changed $70,000 HARMLS
• 2025-08-06 Listing Removed — HARMLS
• 2025-06-26 Listed $84,900 HARMLS
• 2023-02-10 Sold (Public Records) — Public Records
• 2017-10-30 Sold (Public Records) — Public Records
• 2006-11-23 Sold (Public Records) $8,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $618 · +17.1% YoY. Source: county tax records.