290 Weatherford St · Vidor, TX 77662

$145,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 15 Days on market

0.44 ac lot $119/sqft · 12% below area Est $165k · 12% under

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Why this score? — see what drove the C- 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 +16.9/30.0
• ARV discount +13.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2/2 Investor special with a little TLC this one could be super nice and put your own touch on it!

Key facts

• Manufactured home
• Municipal water
• Open layout

Tags

• MANUFACTURED HOME
• MUNICIPAL WATER
• MUNICIPAL SEWER
• PLANK FLOORING
• OPEN LAYOUT
• KITCHEN ISLAND

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story; Mobile home (with land); Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Chain link fencing; Publicly maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Breakfast bar; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (4.2% below list).
• Recommended offer: $139k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.6% in Vidor — 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 67/100 on livability (#576 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D-, amenities F, commute F.
• Vidor ISD (suburban): math 41% / reading 39% proficiency, ranked #422 of 826 in TX (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 241 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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: 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 $138,976 (4.2% below list)

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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.96% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $165,000
• List price: $145,000
• Delta: -12.12%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-17,371
• Equity at exit: $21,620

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-7,180
• Equity at exit: $12,537

Cash invested: $40,600 (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 77662

• Active inventory: 241
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $96

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 88%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
475 S Denver St Vidor, TX	2.0–3.0	1.0	910	$925	$1.02	44d	2	1.35mi
475 S Denver St Unit St216 Vidor, TX	2.0	1.0	880	$850	$0.97	14d	1	1.35mi
315 N Dwayne Cir Vidor, TX	3.0	1.5	1040	$1,600	$1.54	21d	1	1.47mi

Listing history 8 events

1. 2026-05-04
   listed $145,000 Active 724-char remark
2. 2025-04-18
   soldstatus Closed 97-char remark

   Show marketing remark (97 chars)

   2/2 Investor special with a little TLC this one could be super nice and put your own touch on it!

3. 2025-04-16
   soldstatus
4. 2025-01-10
   status Pending 97-char remark

   Show marketing remark (97 chars)

   2/2 Investor special with a little TLC this one could be super nice and put your own touch on it!

5. 2024-11-01
   listed $35,000 Active 97-char remark

   Show marketing remark (97 chars)

   2/2 Investor special with a little TLC this one could be super nice and put your own touch on it!

6. 2015-08-05
   soldstatus
7. 2015-08-04
   soldstatus

   Show marketing remark (149 chars)

   Spacious 2012 2/2 single wide mobile home on almost a 1/2 acre. Large yard, storage/shop, water well. Motived Seller!!! Bring all offers. Must see!!!

8. 2015-05-15
   listed $45,000

   Show marketing remark (149 chars)

   Spacious 2012 2/2 single wide mobile home on almost a 1/2 acre. Large yard, storage/shop, water well. Motived Seller!!! Bring all offers. Must see!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,677
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$4,218
• Taxable loss: −$1,232
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $1,446/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: Vidor ISD
• NCES district ID: 4844160
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $44,169
• Composite: 33.95/100
• National rank: #5331
• State rank: #422 of 826 in TX

Livability — Vidor

• Score: 67/100
• State rank: #576
• US rank: #11001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidor, TX
• County: Orange County · 87,112 people
• City population: 25,041
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 25,041
• Household income: $72,243
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 401.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 88,065 people
• By 2030: 89,591 · +1.7%
• By 2040: 91,982 · +4.4%
• By 2050: 93,023 · +5.6%
• By 2075: 94,871 · +7.7%
• By 2100: 88,155 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 15% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Orange

• 2024 margin: Solid R (+66.8) · D 16.4% · R 83.1%
• 2008→2024 swing: -19.6pp toward R · 2008: -47.1pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+63.4 2016: R+61.9 2012: R+54.3 2008: R+47.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.46%
• Current HPI: 141.0844
• Rent YoY: —
• Metro: Beaumont-Port Arthur, TX
• 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

+222.2% since first listed

9 events — show timeline

• 2026-05-19 Pending — BBOR
• 2026-05-04 Listed $145,000 BBOR
• 2025-04-18 Sold (MLS) — BBOR
• 2025-04-16 Sold (Public Records) — Public Records
• 2025-01-10 Pending — BBOR
• 2024-11-01 Listed $35,000 BBOR
• 2015-08-05 Sold (Public Records) — Public Records
• 2015-08-04 Sold (MLS) — BBOR
• 2015-05-15 Listed $45,000 BBOR

Property tax history

+1.5%/yr

Latest (2025): $81 · -3.4% YoY. Source: county tax records.