118 E Lake View Trl · Sandia, TX 78383

$145,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 109 Days on market

Built 1986 0.29 ac lot $163/sqft · 9% below area Est $160k · 9% under

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Why this score? — see what drove the D+ 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 +16.7/30.0
• ARV discount +11.7/15.0
• DSCR +5.2/10.0
• Schools +4.8/10.0
• 1% rule +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lake Corpus Christi Views – Sandia, TX Escape to the lake with this charming 2-bedroom, 1-bath home featuring a spacious bonus room, perfect for guests, a game room, or office space. Situated on a ¼-acre fully fenced lot in the Pernitas Point Subdivision, this home offers beautiful water views and is located just minutes from the neighborhood boat ramp. Enjoy a large parking area with an RV hookup, making it ideal for hosting get-togethers or storing your outdoor toys. With quick access to fishing, boating, and lake adventures, this property is perfect as a weekend getaway, investment property, or short-term rental. Experience laid-back lake life in Sandia—schedule your showing​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today!

Key facts

• Fully fenced lot
• Large parking area
• Rv hookup

Tags

• LAKE CORPUS CHRISTI VIEWS
• FULLY FENCED LOT
• NEIGHBORHOOD BOAT RAMP
• LARGE PARKING AREA
• RV HOOKUP
• QUICK ACCESS TO FISHING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (13.0% below list).
• Recommended offer: $126k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#1,389 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute 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 El (math 51% / reading 53%, grade C+, #301 of 1,662 statewide, top 19%, 249 students, 64% FRL); George West H S (math 52% / reading 62%, grade C, #333 of 1,632 statewide, top 22%, 280 students, 58% FRL).
• Market conditions: 119 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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 109 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $126,089 (13.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 13% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (median comp): $160,010
• List price: $145,000
• Delta: -9.38%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Saddle	0.74mi	2/1.0	768 (-14%)	14mo	$99,900	$130	32

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-17,797
• Equity at exit: $21,620

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-8,269
• Equity at exit: $12,537

Cash invested: $40,600 (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 78383

• Home prices YoY: -12.8%
• Active inventory: 119
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $90

Break-even live

Break-even rent $1,147

Max offer price $145,000

Occupancy floor 88%

Sensitivity live

Price	-10% $172	-5% $131	+0% $90	+5% $49	+10% $8
Rent	-10% $-9	-5% $40	+0% $90	+5% $140	+10% $190
Rate	-1.0pp $163	-0.5pp $127	base $90	+0.5pp $53	+1.0pp $14

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $145,000 Active 109 DOM
2. 2026-06-19
   days on market $145,000 Active 107 DOM
3. 2026-06-18
   days on market $145,000 Active 106 DOM
4. 2026-06-17
   days on market $145,000 Active 105 DOM
5. 2026-06-16
   days on market $145,000 Active 104 DOM
6. 2026-06-15
   days on market $145,000 Active 103 DOM
7. 2026-06-14
   days on market $145,000 Active 101 DOM
8. 2026-06-12
   days on market $145,000 Active 100 DOM
9. 2026-06-09
   days on market $145,000 Active 97 DOM
10. 2026-06-08
    days on market $145,000 Active 96 DOM
11. 2026-06-07
    days on market $145,000 Active 95 DOM
12. 2026-06-05
    days on market $145,000 Active 93 DOM
13. 2026-06-02
    days on market $145,000 Active 90 DOM
14. 2026-06-01
    days on market $145,000 Active 89 DOM
15. 2026-05-31
    days on market $145,000 Active 88 DOM
16. 2026-05-30
    days on market $145,000 Active 87 DOM
17. 2026-02-01
    listed $145,000 Active 804-char remark

    Show marketing remark (804 chars)

    Lake Corpus Christi Views – Sandia, TX Escape to the lake with this charming 2-bedroom, 1-bath home featuring a spacious bonus room, perfect for guests, a game room, or office space. Situated on a ¼-acre fully fenced lot in the Pernitas Point Subdivision, this home offers beautiful water views and is located just minutes from the neighborhood boat ramp. Enjoy a large parking area with an RV hookup, making it ideal for hosting get-togethers or storing your outdoor toys. With quick access to fishing, boating, and lake adventures, this property is perfect as a weekend getaway, investment property, or short-term rental. Experience laid-back lake life in Sandia—schedule your showing​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today!

18. 2025-07-30
    listed $145,000 Active
19. 2022-08-29
    soldstatus
20. 2022-08-29
    soldstatus
21. 2019-10-16
    soldstatus
22. 2005-07-05
    soldstatus
23. 2005-06-29
    soldstatus
24. 2005-03-09
    listed $68,900

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$1,631/yr (+$136/mo · 159.6%)

ⓘ 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 9/10 Extreme 7 d/yr ≥110°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: $15,131
• − Mortgage interest: −$8,122
• − Property taxes: −$1,022
• − Insurance: −$725
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$4,218
• Taxable loss: −$1,378
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $1,412/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 — Sandia

• Score: 54/100
• State rank: #1389
• US rank: #23821

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,306

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 51% Hispanic / Latino 40% Two or more races 17% Black 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 19% Other Asian/Pacific 1%

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: ▼ -26.06%
• Current HPI: 178.3727
• 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

+110.4% since first listed

8 events — show timeline

• 2026-02-01 Listed $145,000 CBMLS
• 2025-07-30 Listed $145,000 CBMLS
• 2022-08-29 Sold (Public Records) — Public Records
• 2022-08-29 Sold (Public Records) — Public Records
• 2019-10-16 Sold (Public Records) — Public Records
• 2005-07-05 Sold (Public Records) — Public Records
• 2005-06-29 Sold (MLS) — CBMLS
• 2005-03-09 Listed $68,900 CBMLS

Property tax history

+1.1%/yr

Latest (2025): $1,022 · +1.9% YoY. Source: county tax records.