50 N Vivian Stevens St

Magnolia Beach, TX 77979

$139,900D-

1 bd · 2.0 ba · 1,750 sqft · Built 1966 · SingleFamily · Active · 306 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $993/mo
• Mortgage (P&I): −$734
• Tax + insurance: −$321
• HOA: −$0
• Vac / Maint / Mgmt: −$209
• Net cashflow: $-270/mo
• Annual: $-3,238/yr
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• 1% rule: 0.71%
• Cash to close: $39,172

Investor read

• This is a 1-bed/2.0-bath single-family listed at $140k.
• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (34.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (29.0% below list).
• It's been on market 306 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $92k (34.1% below list) — sets the bar for cash-flow.
• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Calhoun County ISD (town): math 44% / reading 43% proficiency, ranked #293 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jackson/Roosevelt El (math 51% / reading 49%, grade D+, #849 of 4,322 statewide, top 20%, 852 students, 68% FRL); Travis Middle (math 26% / reading 34%, grade F, #1,056 of 1,662 statewide, top 65%, 702 students, 74% FRL); Calhoun H S (math 53% / reading 38%, grade D-, #634 of 1,632 statewide, top 39%, 987 students, 51% FRL).
• Watch-outs: flood insurance adds $66/mo.
• Market conditions: 284 active listings in the ZIP; 95 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• Calhoun County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• It's been on market 306 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
• Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.