700 Lopez St · George West, TX 78022

$79,950

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 18 Days on market

Built 1984 0.76 ac lot

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 2-bedroom, 2-bath single wide featuring a welcoming front porch-perfect for relaxing or entertaining. Great opportunity for first-time buyers, downsizing, or investment!

Key facts

• 0.76 acre lot
• Garage
• Built 1984

Property features AI

Finance

• Other: Possession at closing/funding; For sale

Exterior

• Parking: Detached parking
• Utilities: Propane for gas; Electric service by Reliant; City water (City of GW); City sewer (City of GW); City garbage service
• Home design: Pre-owned metal structure; Metal roof; Built approximately 42 years ago; Built by Bayside
• Construction: Metal structure; Metal roof
• Exterior features: Chain link fence; Corner lot; Lot between 1/2 and 1 acre; Recent rehab

Interior

• Kitchen: Stove/Range; Kitchen approx. 12 x 9
• Bedrooms: Master bedroom with ceiling fan (8 x 9); Second bedroom (8 x 9)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump heating (electric); Multiple heating units (3+); Multiple window air conditioners (3+)
• Interior features: Ceiling fans; Washer and dryer connections; Stove/Range; Smoke alarm; Attic fan; Electric water heater; Carbon monoxide detector; City garbage service; Some window coverings remain; Utility room inside; One living area
• Laundry & utility: Washer connection; Dryer connection; Utility room inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#177 in TX, #4,670 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• George West ISD (rural): math 55% / reading 59% proficiency, ranked #95 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: George West Pri (math 67% / reading 77%, grade A-, #110 of 4,322 statewide, top 3%, 396 students, 68% FRL); George West H S (math 52% / reading 62%, grade C, #333 of 1,632 statewide, top 22%, 280 students, 58% FRL).
• Market conditions: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12 units permitted in Live Oak County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Live Oak County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,750 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-6,610
• Equity at exit: $11,921

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $2,555
• Equity at exit: $6,913

Cash invested: $22,386 (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 78022

• Active inventory: 44
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$33
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $99

Break-even live

Break-even rent $775

Max offer price $79,950

Occupancy floor 84%

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: $19,988
• Closing costs: $2,398
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Garcia St George West, TX	2.0	1.0	875	$900	$1.03	43d	1	0.14mi

Listing history 13 events

1. 2026-06-19
   days on market $79,950 Active 18 DOM
2. 2026-06-18
   days on market $79,950 Active 17 DOM
3. 2026-06-17
   days on market $79,950 Active 16 DOM
4. 2026-06-16
   days on market $79,950 Active 15 DOM
5. 2026-06-15
   days on market $79,950 Active 14 DOM
6. 2026-06-14
   days on market $79,950 Active 12 DOM
7. 2026-06-12
   statusdays on market $79,950 Active 11 DOM
8. 2026-06-09
   days on market $79,950 New 8 DOM
9. 2026-06-08
   days on market $79,950 New 7 DOM
10. 2026-06-07
    days on market $79,950 New 6 DOM
11. 2026-06-05
    days on market $79,950 New 4 DOM
12. 2026-06-02
    remarks 185-char remark
13. 2026-06-02
    listed $79,950 New 1 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: $412 · $34/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$1,051/yr (+$88/mo · 254.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $10,800
• − Mortgage interest: −$4,478
• − Property taxes: −$412
• − Insurance: −$1,902
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,326
• Taxable loss: −$47
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $1,197/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: George West ISD
• NCES district ID: 4820550
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $45,721
• Composite: 48.17/100
• National rank: #2175
• State rank: #95 of 826 in TX

Livability — George West

• Score: 74/100
• State rank: #177
• US rank: #4670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: George West, TX
• Population (ZIP): 4,694

Population outlook (Live Oak County) Hauer SSP2

• Today (2025): 13,886 people
• By 2030: 14,793 · +6.5%
• By 2040: 16,633 · +19.8%
• By 2050: 18,511 · +33.3%
• By 2075: 23,859 · +71.8%
• By 2100: 26,396 · +90.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (50%)
• Race & ethnicity: Hispanic / Latino 50% White 45% Two or more races 16% Black 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 74% English-only · Spanish 26%

Political lean MEDSL · Live Oak

• 2024 margin: Solid R (+69.6) · D 14.9% · R 84.6%
• 2008→2024 swing: -20.6pp toward R · 2008: -49.0pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+66.9 2016: R+63.5 2012: R+54.5 2008: R+49.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.40%
• Current HPI: 123.3797
• 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

1 event — show timeline

• 2026-06-01 Listed $79,950 LERA

Property tax history

+4.2%/yr

Latest (2025): $412 · +11.4% YoY. Source: county tax records.