692 Cashs Creek Rd Rd · Palacios, TX 77465

$149,900

5 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 10 Days on market

Built 1996 1.07 ac lot ↓ 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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits you at this unique property. Situated on approximately 1.074 acres, five bedrooms manufactured home offers endless potential for investors, outdoor enthusiasts, or anyone looking for a getaway from the city. The property features a remodeled bathroom, a private well, septic system, refrigerator included. With some TLC and vision, this property could be transformed into a weekend retreat, fishing cabin, short term rental, or investment property. Zoned to Blessing ISD and conveniently accessible to major highways this property offers the charm of country living while remaining within reach of nearby communities, including Palacios. The area is known for its outdoor recreati

Key facts

• Expansive lot
• Outdoor recreation
• Remodeled bathroom

Tags

• REMODELED BATHROOM
• PRIVATE WELL
• SEPTIC SYSTEM
• EXPANSIVE LOT
• OUTDOOR RECREATION
• FISHING OPPORTUNITIES

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: No dedicated parking listed
• Utilities: Well water; Septic tank
• Home design: Residential property; Full ownership; One-story entry; Built in 1996
• Construction: Aluminum siding; Cement siding; Unknown siding material; Block foundation; Composition/shingle/wood roof
• Exterior features: Deck; Patio; Fence; Private yard; Side yard

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Primary bedroom on the first floor (12 x 11); Bedroom on the first floor (11 x 11); Bedroom on the first floor (11 x 10); Bedroom on the first floor (11 x 10)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Kitchen/family room combo; Laminate counters; Pantry; Tub with shower; Ceiling fan(s); Living/dining room; Programmable thermostat; Thermostat (energy efficient)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.6% vs local median 1.6% in Palacios — 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 77/100 on livability (#92 in TX, #3,197 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Tidehaven ISD (rural): math 54% / reading 54% proficiency, ranked #127 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Blessing El (math 42% / reading 52%, grade D-, #1,006 of 4,322 statewide, top 25%, 284 students, 65% FRL); Tidehaven Int (math 44% / reading 50%, grade D+, #424 of 1,662 statewide, top 27%, 233 students, 67% FRL); Tidehaven H S (math 72% / reading 57%, grade B-, #199 of 1,632 statewide, top 14%, 274 students, 58% FRL).
• Market conditions: 432 active listings in the ZIP; 153 units permitted in Matagorda 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-10,081
• Equity at exit: $22,351

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $9,593
• Equity at exit: $12,961

Cash invested: $41,972 (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 77465

• Home prices YoY: -27.4%
• Active inventory: 432
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $223

Break-even live

Break-even rent $1,316

Max offer price $149,900

Occupancy floor 81%

Sensitivity live

Price	-10% $308	-5% $265	+0% $223	+5% $180	+10% $138
Rent	-10% $96	-5% $160	+0% $223	+5% $286	+10% $349
Rate	-1.0pp $298	-0.5pp $261	base $223	+0.5pp $184	+1.0pp $144

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $149,900 Active 10 DOM
2. 2026-06-19
   days on market $149,900 Active 8 DOM
3. 2026-06-18
   days on market $149,900 Active 7 DOM
4. 2026-06-17
   days on market $149,900 Active 6 DOM
5. 2026-06-16
   days on market $149,900 Active 5 DOM
6. 2026-06-15
   days on market $149,900 Active 4 DOM
7. 2026-06-14
   days on market $149,900 Active 2 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   listed $149,900 Active 1 DOM

ⓘ 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: $1,495 · $125/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$1,248/yr (+$104/mo · 83.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $19,174
• − Mortgage interest: −$8,397
• − Property taxes: −$1,495
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$4,361
• Taxable income: $307
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $2,599/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: Tidehaven ISD
• NCES district ID: 4842810
• Math proficiency: 54% ▲ 5.00%
• Reading proficiency: 54% ▲ 6.00%
• Median HH income: $46,006
• Composite: 45.73/100
• National rank: #2572
• State rank: #127 of 826 in TX

Livability — Palacios

• Score: 77/100
• State rank: #92
• US rank: #3197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,267
• Population (ZIP): 7,267

Population outlook (Matagorda County) Hauer SSP2

• Today (2025): 37,148 people
• By 2030: 37,082 · -0.2%
• By 2040: 36,987 · -0.4%
• By 2050: 36,934 · -0.6%
• By 2075: 37,178 · +0.1%
• By 2100: 35,184 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 18% Asian 5%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Lithuanian 3% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 34% Vietnamese 2%

Political lean MEDSL · Matagorda

• 2024 margin: Solid R (+50.5) · D 24.3% · R 74.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -27.4pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+44.5 2016: R+40.7 2012: R+33.5 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.88%
• Current HPI: 150.4444
• 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

-9.2% since first listed

4 events — show timeline

• 2026-06-11 Listed $149,900 HARMLS
• 2026-03-24 Listing Removed — HARMLS
• 2025-09-26 Listed $165,000 HARMLS
• 2020-02-18 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,495 · -19.4% YoY. Source: county tax records.