60 Adame · Port Lavaca, TX 77979

$68,000

3 bd · 1.5 ba · 1,050 sqft · Manufactured public records · 43 Days on market

Built 1980 4,356 sqft lot $65/sqft · 53% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and get a piece of the coast! This cozy home is an entertainers dream! Outdoor bathroom for guests!!

Key facts

• Outdoor bathroom
• 4,356 sq ft lot
• Built 1980

Tags

• OUTDOOR BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 2.2% in Port Lavaca — 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 76/100 on livability (#113 in TX, #3,659 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• 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.
• Market conditions: 282 active listings in the ZIP; 95 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calhoun County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.72% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.72%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

• ARV (median comp): $144,927
• List price: $68,000
• Delta: -53.08%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.8%
• Equity multiple: 2.16×
• Total profit: $22,023
• Equity at exit: $10,139

10-year hold

• IRR: 35.3%
• Equity multiple: 4.24×
• Total profit: $61,666
• Equity at exit: $5,879

Cash invested: $19,040 (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 77979

• Home prices YoY: -34.6%
• Active inventory: 282
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $519

Break-even live

Break-even rent $516

Max offer price $68,000

Occupancy floor 51%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-09
   status Pending 106-char remark

   Show marketing remark (138 chars)

   Come and get a piece of the coast! This cozy home is an entertainers dream! Outdoor bathroom for guests!! Verify measurements and schools!

2. 2026-05-09
   status Pending 138-char remark

   Show marketing remark (138 chars)

   Come and get a piece of the coast! This cozy home is an entertainers dream! Outdoor bathroom for guests!! Verify measurements and schools!

3. 2026-04-21
   status Active 106-char remark

   Show marketing remark (138 chars)

   Come and get a piece of the coast! This cozy home is an entertainers dream! Outdoor bathroom for guests!! Verify measurements and schools!

4. 2026-04-21
   status Back on Market 138-char remark

   Show marketing remark (138 chars)

   Come and get a piece of the coast! This cozy home is an entertainers dream! Outdoor bathroom for guests!! Verify measurements and schools!

5. 2026-04-10
   historical Active Under Contract 106-char remark

   Show marketing remark (138 chars)

   Come and get a piece of the coast! This cozy home is an entertainers dream! Outdoor bathroom for guests!! Verify measurements and schools!

6. 2026-04-10
   historical Active Option 138-char remark

   Show marketing remark (138 chars)

   Come and get a piece of the coast! This cozy home is an entertainers dream! Outdoor bathroom for guests!! Verify measurements and schools!

7. 2026-04-10
   price $68,000 138-char remark

   Show marketing remark (138 chars)

   Come and get a piece of the coast! This cozy home is an entertainers dream! Outdoor bathroom for guests!! Verify measurements and schools!

8. 2026-04-09
   price $68,000 106-char remark

   Show marketing remark (106 chars)

   Come and get a piece of the coast! This cozy home is an entertainers dream! Outdoor bathroom for guests!!

9. 2026-03-27
   listed $78,000 New 138-char remark

   Show marketing remark (138 chars)

   Come and get a piece of the coast! This cozy home is an entertainers dream! Outdoor bathroom for guests!! Verify measurements and schools!

10. 2026-03-25
    listed $78,000 Active 106-char remark

    Show marketing remark (106 chars)

    Come and get a piece of the coast! This cozy home is an entertainers dream! Outdoor bathroom for guests!!

11. 2018-06-26
    soldstatus
12. 2018-05-31
    listed $49,900
13. 2017-05-25
    soldstatus
14. 2006-02-28
    listed $58,000

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: +$975/yr (+$81/mo · 362.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,073
• − Mortgage interest: −$3,809
• − Property taxes: −$269
• − Insurance: −$340
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$1,978
• Taxable income: $5,425
• Est. tax owed @ 24.0%: −$1,302
• After-tax cash flow: $4,927/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: Calhoun County ISD
• NCES district ID: 4812480
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $48,588
• Composite: 37.27/100
• National rank: #4453
• State rank: #293 of 826 in TX

Livability — Port Lavaca

• Score: 76/100
• State rank: #113
• US rank: #3659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,179
• Population (ZIP): 16,179

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 23,512 people
• By 2030: 24,183 · +2.9%
• By 2040: 25,370 · +7.9%
• By 2050: 26,388 · +12.2%
• By 2075: 28,014 · +19.1%
• By 2100: 26,314 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 53% White 36% Two or more races 20% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada, China, Philippines
• Languages at home: 67% English-only · Spanish 27% Chinese 4% Other Asian/Pacific 2%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+52.2) · D 23.7% · R 75.8%
• 2008→2024 swing: -32.2pp toward R · 2008: -20.0pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+44.5 2016: R+36.2 2012: R+24.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.84%
• Current HPI: 163.8892
• 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

+17.2% since first listed

14 events — show timeline

• 2026-05-09 Pending — CTXMLS
• 2026-05-09 Pending — LERA
• 2026-04-21 Relisted — CTXMLS
• 2026-04-21 Relisted — LERA
• 2026-04-10 Contingent — CTXMLS
• 2026-04-10 Contingent — LERA
• 2026-04-10 Price Changed $68,000 LERA
• 2026-04-09 Price Changed $68,000 CTXMLS
• 2026-03-27 Listed $78,000 LERA
• 2026-03-25 Listed $78,000 CTXMLS
• 2018-06-26 Sold (Public Records) — Public Records
• 2018-05-31 Listed $49,900 CTXMLS
• 2017-05-25 Sold (Public Records) — Public Records
• 2006-02-28 Listed $58,000 CTXMLS

Property tax history

+9.5%/yr

Latest (2025): $269 · +1.3% YoY. Source: county tax records.