1121 Plum · Floresville, TX 78114

$160,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 356 Days on market

Built 1995 0.43 ac lot $102/sqft · 15% below area Est $189k · 15% under ↓ 9% since listing

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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 +19.9/30.0
• ARV discount +14.4/15.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For Those Who Wants To Get Away From The Noisy City Life, Come & Experience The Nice & Quiet Small Town Living, This Well Kept Double Wide Mobile Home Sits On Almost 1/2 An Acre Of Fully Fenced Level Land, Comes With 3 Bedrooms & 2 Full Baths, Gorgeous Kitchen With Center Island Overlooking The Spacious Living Room. Inside Laundry Room , Central A/C -Heating System. Easy Access To Hwy 181, Shopping Mall, Schools & Parks.

Key facts

• Gorgeous kitchen
• Inside laundry room
• Center island

Tags

• FULLY FENCED LEVEL LAND
• GORGEOUS KITCHEN
• CENTER ISLAND
• SPACIOUS LIVING ROOM
• INSIDE LAUNDRY ROOM
• CENTRAL A/C HEATING SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.0% in Floresville — 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 65/100 on livability (#681 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, health & safety D+, amenities F.
• Floresville ISD (town): math 32% / reading 36% proficiency, ranked #504 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 302 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 135 units permitted in Wilson County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Wilson County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.01% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (median comp): $188,852
• List price: $160,000
• Delta: -15.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1331 Sutherland Spgs	0.52mi	3/2.0	1,568 (0%)	6mo	$195,000	$124	71

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-13,672
• Equity at exit: $23,857

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,906
• Equity at exit: $13,834

Cash invested: $44,800 (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 78114

• Home prices YoY: -27.3%
• Active inventory: 302
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$839
• Tax from tax record: −$178 /mo · $2,137/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $192

Break-even live

Break-even rent $1,372

Max offer price $160,000

Occupancy floor 83%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Plum St Floresville, TX	3.0	2.0	1450	$1,723	$1.19	4d	1	0.17mi
905 4th St Floresville, TX	2.0	1.0	1310	$1,200	$0.92	43d	1	0.22mi
809 8th St Floresville, TX	3.0	1.0	1197	$1,600	$1.34	23d	1	0.41mi
1005 3rd St Floresville, TX	3.0	2.0	1198	$1,550	$1.29	1d	1	0.43mi
925 6th St Floresville, TX	4.0	1.0	1329	$1,850	$1.39	10d	1	0.44mi
1408 8th St Floresville, TX	3.0	1.5	1262	$1,500	$1.19	1d	1	0.93mi
197 Middle Green Loop Floresville, TX	3.0	2.0	1600	$1,995	$1.25	7d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $160,000 Active 356 DOM
2. 2026-06-17
   days on market $160,000 Active 355 DOM
3. 2026-06-16
   days on market $160,000 Active 354 DOM
4. 2026-06-15
   days on market $160,000 Active 353 DOM
5. 2026-06-13
   days on market $160,000 Active 351 DOM
6. 2026-06-09
   days on market $160,000 Active 347 DOM
7. 2026-06-08
   days on market $160,000 Active 346 DOM
8. 2026-06-07
   days on market $160,000 Active 345 DOM
9. 2026-06-04
   days on market $160,000 Active 342 DOM
10. 2026-06-03
    days on market $160,000 Active 341 DOM
11. 2026-06-02
    days on market $160,000 Active 340 DOM
12. 2026-06-01
    days on market $160,000 Active 339 DOM
13. 2026-05-31
    days on market $160,000 Active 338 DOM
14. 2026-03-26
    price $160,000 444-char remark

    Show marketing remark (444 chars)

    For Those Who Wants To Get Away From The Noisy City Life, Come & Experience The Nice & Quiet Small Town Living, This Well Kept Double Wide Mobile Home Sits On Almost 1/2 An Acre Of Fully Fenced Level Land, Comes With 3 Bedrooms & 2 Full Baths, Gorgeous Kitchen With Center Island Overlooking The Spacious Living Room. Inside Laundry Room , Central A/C -Heating System. Easy Access To Hwy 181, Shopping Mall, Schools & Parks.

15. 2025-06-27
    listed $175,000 New 444-char remark

    Show marketing remark (444 chars)

    For Those Who Wants To Get Away From The Noisy City Life, Come & Experience The Nice & Quiet Small Town Living, This Well Kept Double Wide Mobile Home Sits On Almost 1/2 An Acre Of Fully Fenced Level Land, Comes With 3 Bedrooms & 2 Full Baths, Gorgeous Kitchen With Center Island Overlooking The Spacious Living Room. Inside Laundry Room , Central A/C -Heating System. Easy Access To Hwy 181, Shopping Mall, Schools & Parks.

ⓘ 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: $2,137 · $178/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$791/yr (+$66/mo · 37.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,384
• − Mortgage interest: −$8,962
• − Property taxes: −$2,137
• − Insurance: −$800
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$4,655
• Taxable loss: −$272
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $2,372/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: Floresville ISD
• NCES district ID: 4819350
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $59,736
• Composite: 30.44/100
• National rank: #6234
• State rank: #504 of 826 in TX

Livability — Floresville

• Score: 65/100
• State rank: #681
• US rank: #12747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Floresville, TX
• County: Wilson County · 24,283 people
• City population: 24,283
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 24,283
• Household income: $88,087
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 400.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 58,434 people
• By 2030: 63,912 · +9.4%
• By 2040: 74,704 · +27.8%
• By 2050: 85,024 · +45.5%
• By 2075: 111,025 · +90.0%
• By 2100: 126,692 · +116.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (51%)
• Race & ethnicity: Hispanic / Latino 51% White 44% Two or more races 23% Black 2%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 6% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 27% Russian/Polish/Slavic 1%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -33.9pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.4 2016: R+47.8 2012: R+43.0 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.16%
• Current HPI: 210.9474
• Rent YoY: —
• Metro: San Antonio-New Braunfels, 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

-8.6% since first listed

2 events — show timeline

• 2026-03-26 Price Changed $160,000 LERA
• 2025-06-27 Listed $175,000 LERA

Property tax history

+4.0%/yr

Latest (2025): $2,137 · +6.5% YoY. Source: county tax records.