106 W Union St · Eagle Lake, TX 77434

$74,207

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 120 Days on market

Built 2014 0.54 ac lot

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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 +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large half acre residential lot just minutes from Sealy and Columbus. Property is L-shaped and curves around to the east. Plenty of room for a growing family.

Key facts

• 0.54 acre lot
• Built 2014
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $74k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.7% in Eagle Lake — 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 62/100 on livability (#913 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: amenities F, commute F, employment D-.
• Rice CISD (rural): math 34% / reading 32% proficiency, ranked #574 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eagle Lake Int (math 37% / reading 27%, grade F, #2,268 of 4,322 statewide, top 55%, 180 students, 87% FRL) — zoned schools average 87% FRL vs 68% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29 units permitted in Colorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($513 loan paydown + $965 appreciation (1.3% local appreciation)).
• At projected returns (1.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $46k (38%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,528 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.54%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.10×
• Total profit: $22,907
• Equity at exit: $26,501

10-year hold

• IRR: 23.9%
• Equity multiple: 3.96×
• Total profit: $61,480
• Equity at exit: $36,140

Cash invested: $20,778 (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 77434

• Home prices YoY: 0.7%
• Active inventory: 59
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$389
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $321

Break-even live

Break-even rent $569

Max offer price $74,207

Occupancy floor 62%

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: $18,552
• Closing costs: $2,226
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Hunters Ln Unit 217 Eagle Lake, TX	2.0	2.0	936	$975	$1.04	24d	1	0.29mi

Listing history 16 events

1. 2026-03-12
   status Pending
2. 2026-02-05
   price $74,207
3. 2026-01-30
   price $74,500
4. 2026-01-25
   price $74,800
5. 2026-01-14
   price $74,900
6. 2025-12-30
   price $79,900
7. 2025-12-11
   price $88,900
8. 2025-12-04
   price $89,900
9. 2025-11-21
   price $99,900
10. 2025-11-12
    listed $119,900 Active
11. 2014-04-01
    soldstatus
12. 2014-03-28
    soldstatus Sold 158-char remark

    Show marketing remark (158 chars)

    Large half acre residential lot just minutes from Sealy and Columbus. Property is L-shaped and curves around to the east. Plenty of room for a growing family.

13. 2014-02-25
    status Pending 158-char remark

    Show marketing remark (158 chars)

    Large half acre residential lot just minutes from Sealy and Columbus. Property is L-shaped and curves around to the east. Plenty of room for a growing family.

14. 2013-10-09
    price $9,950 158-char remark

    Show marketing remark (158 chars)

    Large half acre residential lot just minutes from Sealy and Columbus. Property is L-shaped and curves around to the east. Plenty of room for a growing family.

15. 2013-03-07
    listed $11,400 Active 158-char remark

    Show marketing remark (158 chars)

    Large half acre residential lot just minutes from Sealy and Columbus. Property is L-shaped and curves around to the east. Plenty of room for a growing family.

16. 2012-09-26
    soldstatus

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$1,008/yr (+$84/mo · 288.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 22 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: $11,700
• − Mortgage interest: −$4,157
• − Property taxes: −$350
• − Insurance: −$371
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,159
• Taxable income: $2,791
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $3,182/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: Rice CISD
• NCES district ID: 4836970
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $39,704
• Composite: 27.72/100
• National rank: #6907
• State rank: #574 of 826 in TX

Livability — Eagle Lake

• Score: 62/100
• State rank: #913
• US rank: #16344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Lake, TX
• Population (ZIP): 4,037

Population outlook (Colorado County) Hauer SSP2

• Today (2025): 20,932 people
• By 2030: 20,803 · -0.6%
• By 2040: 20,518 · -2.0%
• By 2050: 20,325 · -2.9%
• By 2075: 20,086 · -4.0%
• By 2100: 18,228 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 58% White 22% Black 19% Two or more races 16% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Lithuanian 4% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Colorado

• 2024 margin: Solid R (+57.2) · D 21.1% · R 78.3%
• 2008→2024 swing: -17.9pp toward R · 2008: -39.4pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+50.6 2016: R+51.2 2012: R+49.3 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.30%
• Current HPI: 179.6872
• 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

+550.9% since first listed

16 events — show timeline

• 2026-03-12 Pending — HARMLS
• 2026-02-05 Price Changed $74,207 HARMLS
• 2026-01-30 Price Changed $74,500 HARMLS
• 2026-01-25 Price Changed $74,800 HARMLS
• 2026-01-14 Price Changed $74,900 HARMLS
• 2025-12-30 Price Changed $79,900 HARMLS
• 2025-12-11 Price Changed $88,900 HARMLS
• 2025-12-04 Price Changed $89,900 HARMLS
• 2025-11-21 Price Changed $99,900 HARMLS
• 2025-11-12 Listed $119,900 HARMLS
• 2014-04-01 Sold (Public Records) — Public Records
• 2014-03-28 Sold (MLS) — HARMLS
• 2014-02-25 Pending — HARMLS
• 2013-10-09 Price Changed $9,950 HARMLS
• 2013-03-07 Listed $11,400 HARMLS
• 2012-09-26 Sold (Public Records) — Public Records

Property tax history

+12.4%/yr

Latest (2025): $350 · +7.5% YoY. Source: county tax records.