1 3rd · Pettus, TX 78146

$84,900

3 bd · 2.0 ba · 1,585 sqft · SingleFamily · 248 Days on market

Built 1988 Fair condition 0.28 ac lot $54/sqft · 41% below area Est $143k · 41% under ↓ 14% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to this well-maintained 1988 Schult Home double wide modular home offering 1,568 square feet of comfortable living space on a generous 0.28-acre corner lot (100x120). Located in a quiet neighborhood, this home provides both space and convenience with 3 bedrooms and 2 full bathrooms, including a spacious primary suite featuring a large en-suite bathroom. Enjoy the outdoors with two wooden decks - one at the front and one at the back - perfect for relaxing, entertaining, or enjoying your morning coffee. The concrete driveway provides ample space for vehicle parking. Inside, the home features an open floor plan with washer and dryer hookups for added convenience. Whether you're a first-time buyer, looking to downsize, or searching for a great investment, this property has the potential to meet your needs. Don't miss this opportunity to own a solid, well-built home by Schult Home Corporation, known for their quality craftsmanship. Schedule your showing today!

Key facts

• Open floor plan
• Two wooden decks
• Corner lot

Tags

• DOUBLE WIDE MODULAR HOME
• CORNER LOT
• TWO WOODEN DECKS
• CONCRETE DRIVEWAY
• OPEN FLOOR PLAN
• WASHER AND DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#846 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, crime D+, schools F.
• Pettus ISD (rural): math 36% / reading 37% proficiency, ranked #829 of 1,141 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 15 units permitted in Bee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• Bee County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.81%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $143,482
• List price: $84,900
• Delta: -40.83%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.0%
• Equity multiple: 2.64×
• Total profit: $39,025
• Equity at exit: $38,175

10-year hold

• IRR: 29.5%
• Equity multiple: 5.15×
• Total profit: $98,635
• Equity at exit: $58,832

Cash invested: $23,772 (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 78146

• Active inventory: 18
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $452

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 61%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $84,900 Active 248 DOM
2. 2026-06-18
   days on market $84,900 Active 247 DOM
3. 2026-06-17
   days on market $84,900 Active 246 DOM
4. 2026-06-16
   days on market $84,900 Active 245 DOM
5. 2026-06-15
   days on market $84,900 Active 244 DOM
6. 2026-06-14
   days on market $84,900 Active 242 DOM
7. 2026-06-12
   days on market $84,900 Active 241 DOM
8. 2026-06-09
   days on market $84,900 Active 238 DOM
9. 2026-06-08
   days on market $84,900 Active 237 DOM
10. 2026-06-07
    days on market $84,900 Active 236 DOM
11. 2026-06-07
    days on market $84,900 Active 235 DOM
12. 2026-06-03
    days on market $84,900 Active 232 DOM
13. 2026-06-02
    days on market $84,900 Active 231 DOM
14. 2026-06-01
    days on market $84,900 Active 230 DOM
15. 2026-05-31
    days on market $84,900 Active 229 DOM
16. 2026-05-30
    days on market $84,900 Active 228 DOM
17. 2026-04-21
    price $84,900 980-char remark

    Show marketing remark (980 chars)

    Welcome to this well-maintained 1988 Schult Home double wide modular home offering 1,568 square feet of comfortable living space on a generous 0.28-acre corner lot (100x120). Located in a quiet neighborhood, this home provides both space and convenience with 3 bedrooms and 2 full bathrooms, including a spacious primary suite featuring a large en-suite bathroom. Enjoy the outdoors with two wooden decks - one at the front and one at the back - perfect for relaxing, entertaining, or enjoying your morning coffee. The concrete driveway provides ample space for vehicle parking. Inside, the home features an open floor plan with washer and dryer hookups for added convenience. Whether you're a first-time buyer, looking to downsize, or searching for a great investment, this property has the potential to meet your needs. Don't miss this opportunity to own a solid, well-built home by Schult Home Corporation, known for their quality craftsmanship. Schedule your showing today!

18. 2026-04-20
    status Back on Market 980-char remark

    Show marketing remark (980 chars)

    Welcome to this well-maintained 1988 Schult Home double wide modular home offering 1,568 square feet of comfortable living space on a generous 0.28-acre corner lot (100x120). Located in a quiet neighborhood, this home provides both space and convenience with 3 bedrooms and 2 full bathrooms, including a spacious primary suite featuring a large en-suite bathroom. Enjoy the outdoors with two wooden decks - one at the front and one at the back - perfect for relaxing, entertaining, or enjoying your morning coffee. The concrete driveway provides ample space for vehicle parking. Inside, the home features an open floor plan with washer and dryer hookups for added convenience. Whether you're a first-time buyer, looking to downsize, or searching for a great investment, this property has the potential to meet your needs. Don't miss this opportunity to own a solid, well-built home by Schult Home Corporation, known for their quality craftsmanship. Schedule your showing today!

19. 2026-02-28
    historical 980-char remark

    Show marketing remark (980 chars)

    Welcome to this well-maintained 1988 Schult Home double wide modular home offering 1,568 square feet of comfortable living space on a generous 0.28-acre corner lot (100x120). Located in a quiet neighborhood, this home provides both space and convenience with 3 bedrooms and 2 full bathrooms, including a spacious primary suite featuring a large en-suite bathroom. Enjoy the outdoors with two wooden decks - one at the front and one at the back - perfect for relaxing, entertaining, or enjoying your morning coffee. The concrete driveway provides ample space for vehicle parking. Inside, the home features an open floor plan with washer and dryer hookups for added convenience. Whether you're a first-time buyer, looking to downsize, or searching for a great investment, this property has the potential to meet your needs. Don't miss this opportunity to own a solid, well-built home by Schult Home Corporation, known for their quality craftsmanship. Schedule your showing today!

20. 2026-02-05
    price $85,900 980-char remark

    Show marketing remark (980 chars)

    Welcome to this well-maintained 1988 Schult Home double wide modular home offering 1,568 square feet of comfortable living space on a generous 0.28-acre corner lot (100x120). Located in a quiet neighborhood, this home provides both space and convenience with 3 bedrooms and 2 full bathrooms, including a spacious primary suite featuring a large en-suite bathroom. Enjoy the outdoors with two wooden decks - one at the front and one at the back - perfect for relaxing, entertaining, or enjoying your morning coffee. The concrete driveway provides ample space for vehicle parking. Inside, the home features an open floor plan with washer and dryer hookups for added convenience. Whether you're a first-time buyer, looking to downsize, or searching for a great investment, this property has the potential to meet your needs. Don't miss this opportunity to own a solid, well-built home by Schult Home Corporation, known for their quality craftsmanship. Schedule your showing today!

21. 2025-11-13
    price $87,000 980-char remark

    Show marketing remark (980 chars)

    Welcome to this well-maintained 1988 Schult Home double wide modular home offering 1,568 square feet of comfortable living space on a generous 0.28-acre corner lot (100x120). Located in a quiet neighborhood, this home provides both space and convenience with 3 bedrooms and 2 full bathrooms, including a spacious primary suite featuring a large en-suite bathroom. Enjoy the outdoors with two wooden decks - one at the front and one at the back - perfect for relaxing, entertaining, or enjoying your morning coffee. The concrete driveway provides ample space for vehicle parking. Inside, the home features an open floor plan with washer and dryer hookups for added convenience. Whether you're a first-time buyer, looking to downsize, or searching for a great investment, this property has the potential to meet your needs. Don't miss this opportunity to own a solid, well-built home by Schult Home Corporation, known for their quality craftsmanship. Schedule your showing today!

22. 2025-08-28
    price $89,000 980-char remark

    Show marketing remark (980 chars)

    Welcome to this well-maintained 1988 Schult Home double wide modular home offering 1,568 square feet of comfortable living space on a generous 0.28-acre corner lot (100x120). Located in a quiet neighborhood, this home provides both space and convenience with 3 bedrooms and 2 full bathrooms, including a spacious primary suite featuring a large en-suite bathroom. Enjoy the outdoors with two wooden decks - one at the front and one at the back - perfect for relaxing, entertaining, or enjoying your morning coffee. The concrete driveway provides ample space for vehicle parking. Inside, the home features an open floor plan with washer and dryer hookups for added convenience. Whether you're a first-time buyer, looking to downsize, or searching for a great investment, this property has the potential to meet your needs. Don't miss this opportunity to own a solid, well-built home by Schult Home Corporation, known for their quality craftsmanship. Schedule your showing today!

23. 2025-08-24
    listed $99,000 New 980-char remark

    Show marketing remark (980 chars)

    Welcome to this well-maintained 1988 Schult Home double wide modular home offering 1,568 square feet of comfortable living space on a generous 0.28-acre corner lot (100x120). Located in a quiet neighborhood, this home provides both space and convenience with 3 bedrooms and 2 full bathrooms, including a spacious primary suite featuring a large en-suite bathroom. Enjoy the outdoors with two wooden decks - one at the front and one at the back - perfect for relaxing, entertaining, or enjoying your morning coffee. The concrete driveway provides ample space for vehicle parking. Inside, the home features an open floor plan with washer and dryer hookups for added convenience. Whether you're a first-time buyer, looking to downsize, or searching for a great investment, this property has the potential to meet your needs. Don't miss this opportunity to own a solid, well-built home by Schult Home Corporation, known for their quality craftsmanship. Schedule your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,776
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$2,470
• Taxable income: $4,328
• Est. tax owed @ 24.0%: −$1,039
• After-tax cash flow: $4,383/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 1988 Schult Home double wide modular home requires moderate repairs and maintenance to improve its condition and value. Key areas for attention include the exterior siding, interior walls, and bathrooms. Upgrading these elements will significantly enhance the property's resale and rental value.

Repairs flagged

• Major exterior siding — Peeling paint and possible structural issues
• Major interior walls — Peeling paint and potential drywall damage
• Major bathrooms — Worn-out fixtures and dated decor

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and property value
• Both Replace carpet — Improves living space and rental appeal
• Both Paint interior walls — Enhances interior appearance and rental appeal
• Both Update bathrooms — Modernizes space and improves rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Peeling paint and possible structural issues	Major	$15,000–50,000
interior walls · Peeling paint and potential drywall damage	Major	$15,000–50,000
bathrooms · Worn-out fixtures and dated decor	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and property value ↑
• Both Replace carpet — Improves living space and rental appeal ↑
• Both Paint interior walls — Enhances interior appearance and rental appeal ↑
• Both Update bathrooms — Modernizes space and improves rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pettus ISD
• NCES district ID: 4834770
• Math proficiency: 36% ▲ 11.00%
• Reading proficiency: 37% ▲ 7.00%
• Median HH income: $46,570
• Composite: 33.83/100
• National rank: #10377
• State rank: #829 of 1141 in TX

Livability — Pettus

• Score: 63/100
• State rank: #846
• US rank: #15296

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pettus, TX
• Population (ZIP): 740

Population outlook (Bee County) Hauer SSP2

• Today (2025): 35,003 people
• By 2030: 36,447 · +4.1%
• By 2040: 39,810 · +13.7%
• By 2050: 43,525 · +24.3%
• By 2075: 51,766 · +47.9%
• By 2100: 53,434 · +52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 50% White 42% Black 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Scotch-Irish 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 77% English-only · Spanish 23%

Political lean MEDSL · Bee

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -10.1pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+28.9 2016: R+15.4 2012: R+11.5 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-14.2% since first listed

7 events — show timeline

• 2026-04-21 Price Changed $84,900 LERA
• 2026-04-20 Relisted — LERA
• 2026-02-28 Listing Removed — LERA
• 2026-02-05 Price Changed $85,900 LERA
• 2025-11-13 Price Changed $87,000 LERA
• 2025-08-28 Price Changed $89,000 LERA
• 2025-08-24 Listed $99,000 LERA