122 Cr 3052 · Westdale, TX 78372

$139,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 108 Days on market

Built 2014 2.01 ac lot $121/sqft · 19% below area Est $172k · 19% under ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Appreciation +5.7/10.0
• Schools +4.2/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Stylishly updated manufactured home situated on 2 acres just on the outskirts of Orange Grove, offering a country setting with no restrictions or HOA. The property is completely fenced and cleared with shade-providing native mesquite trees throughout and features an RV carport with 50 amp service and cleanout, a detached storage shed with power, and a covered gazebo with electricity perfect for entertaining. Inside, the home offers two bedrooms and two bathrooms, including a spacious primary bathroom with a tiled shower and large walk-in closet, along with vaulted ceilings, wainscoting, crown molding, tasteful painted kitchen cabinets, updated vinyl flooring, two-inch faux wood blinds, granite and quartz countertops in the bathrooms, and a separate laundry room. This property is ideal for those seeking space, flexibility, and a great setup for FFA animals.

Key facts

• Completely fenced
• Large walk-in closet
• Vaulted ceilings

Tags

• COMPLETELY FENCED
• RV CARPORT WITH 50 AMP SERVICE
• SPACIOUS PRIMARY BATHROOM
• TILED SHOWER
• LARGE WALK-IN CLOSET
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $-74 ($-889/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (19.3% below list).
• Recommended offer: $112k (19.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#1,491 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.
• Orange Grove ISD (rural): math 49% / reading 49% proficiency, ranked #196 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 95 active listings in the ZIP; 6 units permitted in Jim Wells County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($961 loan paydown + $2k appreciation (1.3% local appreciation)).
• Jim Wells County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (16%) 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,221 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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: 0.81% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $172,113
• List price: $139,000
• Delta: -19.24%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

1.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $228
• Equity at exit: $49,929

10-year hold

• IRR: 4.7%
• Equity multiple: 1.60×
• Total profit: $23,204
• Equity at exit: $68,310

Cash invested: $38,920 (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 78372

• Home prices YoY: 1.1%
• Active inventory: 95
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-74

Break-even live

Break-even rent $1,216

Max offer price $128,285

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-26	+0% $-74	+5% $-122	+10% $-170
Rent	-10% $-163	-5% $-118	+0% $-74	+5% $-30	+10% $15
Rate	-1.0pp $-4	-0.5pp $-39	base $-74	+0.5pp $-110	+1.0pp $-147

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $139,000 Active 108 DOM
2. 2026-06-17
   days on market $139,000 Active 107 DOM
3. 2026-06-16
   days on market $139,000 Active 106 DOM
4. 2026-06-15
   days on market $139,000 Active 105 DOM
5. 2026-06-15
   days on market $139,000 Active 104 DOM
6. 2026-06-13
   days on market $139,000 Active 103 DOM
7. 2026-06-12
   days on market $139,000 Active 102 DOM
8. 2026-06-10
   days on market $139,000 Active 99 DOM
9. 2026-06-08
   days on market $139,000 Active 98 DOM
10. 2026-06-08
    days on market $139,000 Active 97 DOM
11. 2026-06-07
    days on market $139,000 Active 96 DOM
12. 2026-06-03
    days on market $139,000 Active 93 DOM
13. 2026-06-02
    days on market $139,000 Active 92 DOM
14. 2026-06-01
    days on market $139,000 Active 91 DOM
15. 2026-05-31
    days on market $139,000 Active 90 DOM
16. 2026-05-19
    status Pending 868-char remark

    Show marketing remark (868 chars)

    Stylishly updated manufactured home situated on 2 acres just on the outskirts of Orange Grove, offering a country setting with no restrictions or HOA. The property is completely fenced and cleared with shade-providing native mesquite trees throughout and features an RV carport with 50 amp service and cleanout, a detached storage shed with power, and a covered gazebo with electricity perfect for entertaining. Inside, the home offers two bedrooms and two bathrooms, including a spacious primary bathroom with a tiled shower and large walk-in closet, along with vaulted ceilings, wainscoting, crown molding, tasteful painted kitchen cabinets, updated vinyl flooring, two-inch faux wood blinds, granite and quartz countertops in the bathrooms, and a separate laundry room. This property is ideal for those seeking space, flexibility, and a great setup for FFA animals.

17. 2026-05-08
    historical 868-char remark

    Show marketing remark (868 chars)

    Stylishly updated manufactured home situated on 2 acres just on the outskirts of Orange Grove, offering a country setting with no restrictions or HOA. The property is completely fenced and cleared with shade-providing native mesquite trees throughout and features an RV carport with 50 amp service and cleanout, a detached storage shed with power, and a covered gazebo with electricity perfect for entertaining. Inside, the home offers two bedrooms and two bathrooms, including a spacious primary bathroom with a tiled shower and large walk-in closet, along with vaulted ceilings, wainscoting, crown molding, tasteful painted kitchen cabinets, updated vinyl flooring, two-inch faux wood blinds, granite and quartz countertops in the bathrooms, and a separate laundry room. This property is ideal for those seeking space, flexibility, and a great setup for FFA animals.

18. 2026-03-30
    price $139,000 868-char remark

    Show marketing remark (868 chars)

    Stylishly updated manufactured home situated on 2 acres just on the outskirts of Orange Grove, offering a country setting with no restrictions or HOA. The property is completely fenced and cleared with shade-providing native mesquite trees throughout and features an RV carport with 50 amp service and cleanout, a detached storage shed with power, and a covered gazebo with electricity perfect for entertaining. Inside, the home offers two bedrooms and two bathrooms, including a spacious primary bathroom with a tiled shower and large walk-in closet, along with vaulted ceilings, wainscoting, crown molding, tasteful painted kitchen cabinets, updated vinyl flooring, two-inch faux wood blinds, granite and quartz countertops in the bathrooms, and a separate laundry room. This property is ideal for those seeking space, flexibility, and a great setup for FFA animals.

19. 2026-03-09
    price $160,000 868-char remark

    Show marketing remark (868 chars)

    Stylishly updated manufactured home situated on 2 acres just on the outskirts of Orange Grove, offering a country setting with no restrictions or HOA. The property is completely fenced and cleared with shade-providing native mesquite trees throughout and features an RV carport with 50 amp service and cleanout, a detached storage shed with power, and a covered gazebo with electricity perfect for entertaining. Inside, the home offers two bedrooms and two bathrooms, including a spacious primary bathroom with a tiled shower and large walk-in closet, along with vaulted ceilings, wainscoting, crown molding, tasteful painted kitchen cabinets, updated vinyl flooring, two-inch faux wood blinds, granite and quartz countertops in the bathrooms, and a separate laundry room. This property is ideal for those seeking space, flexibility, and a great setup for FFA animals.

20. 2026-02-10
    listed $165,000 Active 868-char remark

    Show marketing remark (868 chars)

    Stylishly updated manufactured home situated on 2 acres just on the outskirts of Orange Grove, offering a country setting with no restrictions or HOA. The property is completely fenced and cleared with shade-providing native mesquite trees throughout and features an RV carport with 50 amp service and cleanout, a detached storage shed with power, and a covered gazebo with electricity perfect for entertaining. Inside, the home offers two bedrooms and two bathrooms, including a spacious primary bathroom with a tiled shower and large walk-in closet, along with vaulted ceilings, wainscoting, crown molding, tasteful painted kitchen cabinets, updated vinyl flooring, two-inch faux wood blinds, granite and quartz countertops in the bathrooms, and a separate laundry room. This property is ideal for those seeking space, flexibility, and a great setup for FFA animals.

21. 2025-11-16
    price $144,900
22. 2025-10-05
    listed $149,900 Active

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 20 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: $13,467
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$4,044
• Taxable loss: −$3,298
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $-97/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: Orange Grove ISD
• NCES district ID: 4833720
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $49,348
• Composite: 41.9/100
• National rank: #3367
• State rank: #196 of 826 in TX

Livability — Westdale

• Score: 50/100
• State rank: #1491
• US rank: #25504

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): 5,066

Population outlook (Jim Wells County) Hauer SSP2

• Today (2025): 43,325 people
• By 2030: 44,156 · +1.9%
• By 2040: 45,790 · +5.7%
• By 2050: 47,455 · +9.5%
• By 2075: 51,800 · +19.6%
• By 2100: 52,006 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 41% Two or more races 14%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Arab 2% Italian 1% Romanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 60% English-only · Spanish 36% Arabic 4%

Political lean MEDSL · Jim Wells

• 2024 margin: R (+15.5) · D 42.0% · R 57.5%
• 2008→2024 swing: -31.6pp toward R · 2008: 16.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+9.8 2016: D+10.3 2012: D+17.0 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.34%
• Current HPI: 126.8482
• 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

-7.3% since first listed

7 events — show timeline

• 2026-05-19 Pending — CBMLS
• 2026-05-08 Delisted — CBMLS
• 2026-03-30 Price Changed $139,000 CBMLS
• 2026-03-09 Price Changed $160,000 CBMLS
• 2026-02-10 Listed $165,000 CBMLS
• 2025-11-16 Price Changed $144,900 CBMLS
• 2025-10-05 Listed $149,900 CBMLS