78 Avenue D · Van Vleck, TX 77482

$65,000

1 bd · 1.0 ba · 772 sqft · Manufactured public records · 55 Days on market

Built 1974 5,000 sqft lot ↓ 24% since listing

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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 +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cute mobile home sitting on one lot available in Van Vleck, TX. Conveniently located in a good neighborhood close to schools, stores, and restaurants. Large 2 vehicle carport and metal roof that extends to cover the mobile home entirely. The mobile home is currently one bedroom, one bath, and a large living room, but can be converted or added onto to make an extra room. Perfect starter home for the right buyer! Call to schedule a showing or for more info.

Key facts

• Close to schools
• Close to restaurants
• Metal roof

Tags

• LARGE VEHICLE CARPORT
• METAL ROOF
• CLOSE TO SCHOOLS
• CLOSE TO STORES
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached carport; 2-car carport
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1974
• Construction: Metal roof; Construction materials: Unknown
• Exterior features: Porch; Private yard; Subdivision lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One bedroom on the first floor (approx. 8x8)
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Porch; Private yard; Seller disclosure
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,294 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D, amenities F, commute F.
• Van Vleck ISD (town): math 36% / reading 37% proficiency, ranked #492 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Van Vleck H S (math 57% / reading 42%, grade D, #509 of 1,632 statewide, top 34%, 355 students, 50% FRL) — zoned schools at 50% FRL track the district average.
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Van Vleck ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 27 active listings in the ZIP; 153 units permitted in Matagorda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $2k appreciation (3.9% local appreciation)).
• At projected returns (3.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.21%
• DSCR: 1.81
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.33×
• Total profit: $24,158
• Equity at exit: $32,375

10-year hold

• IRR: 22.7%
• Equity multiple: 4.50×
• Total profit: $63,787
• Equity at exit: $52,494

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 77482

• Home prices YoY: 2.2%
• Active inventory: 27
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$19 /mo · $226/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $210

Break-even live

Break-even rent $574

Max offer price $65,000

Occupancy floor 70%

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 18 events

1. 2026-06-19
   days on market $65,000 Active 55 DOM
2. 2026-06-18
   days on market $65,000 Active 54 DOM
3. 2026-06-17
   days on market $65,000 Active 53 DOM
4. 2026-06-16
   days on market $65,000 Active 52 DOM
5. 2026-06-15
   days on market $65,000 Active 51 DOM
6. 2026-06-14
   days on market $65,000 Active 49 DOM
7. 2026-06-12
   days on market $65,000 Active 48 DOM
8. 2026-06-09
   days on market $65,000 Active 45 DOM
9. 2026-06-08
   days on market $65,000 Active 44 DOM
10. 2026-06-07
    days on market $65,000 Active 43 DOM
11. 2026-06-07
    days on market $65,000 Active 42 DOM
12. 2026-06-03
    days on market $65,000 Active 39 DOM
13. 2026-06-02
    days on market $65,000 Active 38 DOM
14. 2026-06-01
    days on market $65,000 Active 37 DOM
15. 2026-05-31
    days on market $65,000 Active 36 DOM
16. 2026-05-30
    days on market $65,000 Active 35 DOM
17. 2026-05-12
    price $65,000 459-char remark
18. 2026-04-25
    listed $85,000 Active 459-char remark

ⓘ 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: $226 · $19/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$963/yr (+$80/mo · 425.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,070
• − Mortgage interest: −$3,641
• − Property taxes: −$226
• − Insurance: −$1,122
• − Repairs & maintenance: −$806
• − Management: −$806
• − Depreciation: −$1,891
• Taxable income: $1,578
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $2,137/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: Van Vleck ISD
• NCES district ID: 4843950
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $43,348
• Composite: 30.96/100
• National rank: #6106
• State rank: #492 of 826 in TX

Livability — Van Vleck

• Score: 56/100
• State rank: #1294
• US rank: #22487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Vleck, TX
• Population (ZIP): 2,047

Population outlook (Matagorda County) Hauer SSP2

• Today (2025): 37,148 people
• By 2030: 37,082 · -0.2%
• By 2040: 36,987 · -0.4%
• By 2050: 36,934 · -0.6%
• By 2075: 37,178 · +0.1%
• By 2100: 35,184 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Hispanic / Latino 34% Black 17% Two or more races 16%
• Hispanic origin (detail): Mexican 25% Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 3% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Matagorda

• 2024 margin: Solid R (+50.5) · D 24.3% · R 74.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -27.4pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+44.5 2016: R+40.7 2012: R+33.5 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.85%
• Current HPI: 181.6798
• 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

-23.5% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $65,000 HARMLS
• 2026-04-25 Listed $85,000 HARMLS

Property tax history

+1.7%/yr

Latest (2025): $226 · +8.0% YoY. Source: county tax records.