618 Animas · Benavides, TX 78341

$60,000

3 bd · 3.0 ba · 1,368 sqft · Manufactured public records · 254 Days on market

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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 +3.4/5.0
• Appreciation +3.2/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

My manufactured 3 bedroom 2 bath home sits on one acre of land. The property is a corner lot with room for gardening and growing your own fresh herbs and vegetables. Unless, raising livestock is your passion, there is a fenced area perfect to house chicken, cow, pigs or whatever your favorite animals. There are faucets throughout t the property for irrigation. The school and school grounds are across the street perfect your keeping the kiddos close. Situated to the right is a one car garage with a storage room equipped with power and outlets. Come make your home in this private, spacious, South Texas treasure.

Key facts

• One car garage
• Fenced area
• Corner lot

Tags

• CORNER LOT
• FENCED AREA
• ROOM FOR GARDENING
• FAUCETS FOR IRRIGATION
• ONE CAR GARAGE
• SCHOOL ACROSS THE STREET

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#514 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Benavides ISD (rural): math 25% / reading 35% proficiency, ranked #1,028 of 1,141 in TX (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Duval County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($53k) 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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 1.94% ✓
• Cap rate: 16.79%
• Cash-on-cash: 37.49%
• DSCR: 2.67
• GRM: 4.3

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $15,816
• Equity at exit: $8,946

10-year hold

• IRR: 30.9%
• Equity multiple: 3.79×
• Total profit: $46,887
• Equity at exit: $5,188

Cash invested: $16,800 (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 78341

• Home prices YoY: -6.2%
• Active inventory: 10
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$25
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $400

Break-even live

Break-even rent $658

Max offer price $60,000

Occupancy floor 61%

Sensitivity live

Price	-10% $434	-5% $417	+0% $400	+5% $383	+10% $366
Rent	-10% $308	-5% $354	+0% $400	+5% $446	+10% $492
Rate	-1.0pp $430	-0.5pp $415	base $400	+0.5pp $384	+1.0pp $368

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $60,000 Active 254 DOM
2. 2026-06-18
   days on market $60,000 Active 252 DOM
3. 2026-06-17
   days on market $60,000 Active 251 DOM
4. 2026-06-16
   days on market $60,000 Active 250 DOM
5. 2026-06-15
   days on market $60,000 Active 249 DOM
6. 2026-06-13
   days on market $60,000 Active 247 DOM
7. 2026-06-12
   days on market $60,000 Active 246 DOM
8. 2026-06-09
   days on market $60,000 Active 243 DOM
9. 2026-06-08
   days on market $60,000 Active 242 DOM
10. 2026-06-08
    days on market $60,000 Active 241 DOM
11. 2026-06-05
    days on market $60,000 Active 239 DOM
12. 2026-06-03
    days on market $60,000 Active 237 DOM
13. 2026-06-02
    days on market $60,000 Active 236 DOM
14. 2026-06-01
    days on market $60,000 Active 235 DOM
15. 2026-05-31
    days on market $60,000 Active 234 DOM
16. 2025-10-08
    listed $60,000 Active 617-char remark

    Show marketing remark (617 chars)

    My manufactured 3 bedroom 2 bath home sits on one acre of land. The property is a corner lot with room for gardening and growing your own fresh herbs and vegetables. Unless, raising livestock is your passion, there is a fenced area perfect to house chicken, cow, pigs or whatever your favorite animals. There are faucets throughout t the property for irrigation. The school and school grounds are across the street perfect your keeping the kiddos close. Situated to the right is a one car garage with a storage room equipped with power and outlets. Come make your home in this private, spacious, South Texas treasure.

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$435/yr (+$36/mo · 65.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 21 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: $13,972
• − Mortgage interest: −$3,361
• − Property taxes: −$663
• − Insurance: −$1,802
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$1,745
• Taxable income: $4,164
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $3,797/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: Benavides ISD
• NCES district ID: 4899130
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $35,526
• Composite: 27.64/100
• National rank: #12334
• State rank: #1028 of 1141 in TX

Livability — Benavides

• Score: 67/100
• State rank: #514
• US rank: #10155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benavides, TX
• Population (ZIP): 1,518

Population outlook (Duval County) Hauer SSP2

• Today (2025): 10,826 people
• By 2030: 10,531 · -2.7%
• By 2040: 10,015 · -7.5%
• By 2050: 9,560 · -11.7%
• By 2075: 8,442 · -22.0%
• By 2100: 6,686 · -38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 16% White 14%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 3% · Canada
• Languages at home: 49% English-only · Spanish 51%

Political lean MEDSL · Duval

• 2024 margin: Lean R (+9.8) · D 44.9% · R 54.7%
• 2008→2024 swing: -60.2pp toward R · 2008: 50.4pp · 2024: -9.8pp
• All cycles: 2024: R+9.8 2020: D+2.6 2016: D+35.3 2012: D+54.2 2008: D+50.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.57%
• Current HPI: 53.5482
• 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

• 2025-10-08 Listed $60,000 Fizber.com

Property tax history

-0.0%/yr

Latest (2025): $663 · -6.5% YoY. Source: county tax records.