1102 Magnolia St · Jourdanton, TX 78026-1904

$129,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured · 369 Days on market

Built 2013 7,492 sqft lot $100/sqft · 14% below area Est $150k · 14% under

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Why this score? — see what drove the B- 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 +24.9/30.0
• ARV discount +13.7/15.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

HERE YA GO THE CUTEST HOUSE IN JOURDANTON**** 3 BEDROOM 2 BATH**** YARD IS FENCED WITH STORAGE UNIT*****THE SKIRTING AROUND THE HOME JUST MAKES THE HOUSE POP WITH CHARM****FRONT DECK FOR THOSE RELAXING TIMES TO ENJOY THE OUTDOORS****GREAT OPEN FLOOR PLAN WITH LARGE KITCHEN AND CENTER KITCHEN BAR FOR ALL YOUR ENTERTAINING*** PRIMARY BED AND BATH SPLIT FLOORPLAN*****BUILTIN HUTCH IN THE DINING ROOM***UTILITY ROOM OFF THE KITCHEN***THIS HOME IS AN OVER SIZED SINGLE WIDE*****SELLERS DID SOME UPDATING INSIDE!

Key facts

• Open floor plan
• Front deck
• Utility room

Tags

• STORAGE UNIT
• FRONT DECK
• OPEN FLOOR PLAN
• BUILT-IN HUTCH
• UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.5% in Jourdanton — 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 68/100 on livability (#474 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jourdanton ISD (town): math 46% / reading 44% proficiency, ranked #258 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $4k appreciation (3.0% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 369 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 369 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: 1.03% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (median comp): $149,806
• List price: $129,000
• Delta: -13.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Hackberry St	0.34mi	3/2.0	1,224 (-6%)	17mo	$145,000	$118	61
506 Willow	0.51mi	3/2.0	1,186 (-8%)	8mo	$138,000	$116	55

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: 16.1%
• Equity multiple: 1.92×
• Total profit: $33,142
• Equity at exit: $58,004

10-year hold

• IRR: 17.7%
• Equity multiple: 3.58×
• Total profit: $93,181
• Equity at exit: $89,391

Cash invested: $36,120 (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 78026-1904

• Active inventory: 1
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $277

Break-even live

Break-even rent $973

Max offer price $129,000

Occupancy floor 74%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Commerce St Jourdanton, TX	2.0	1.0	900	$1,000	$1.11	24d	1	0.60mi
113 Ocotillo Jourdanton, TX	3.0	2.0	1571	$1,596	$1.02	3d	1	1.04mi
113 Ocotillo Jourdanton, TX	3.0	2.0	1571	$1,530	$0.97	2d	1	1.04mi

Listing history 34 events

1. 2026-06-18
   days on market $129,000 Active 369 DOM
2. 2026-06-17
   days on market $129,000 Active 368 DOM
3. 2026-06-16
   days on market $129,000 Active 367 DOM
4. 2026-06-15
   days on market $129,000 Active 366 DOM
5. 2026-06-13
   days on market $129,000 Active 364 DOM
6. 2026-06-12
   days on market $129,000 Active 363 DOM
7. 2026-06-10
   days on market $129,000 Active 360 DOM
8. 2026-06-08
   days on market $129,000 Active 359 DOM
9. 2026-06-08
   days on market $129,000 Active 358 DOM
10. 2026-06-07
    days on market $129,000 Active 357 DOM
11. 2026-06-03
    days on market $129,000 Active 354 DOM
12. 2026-06-02
    days on market $129,000 Active 353 DOM
13. 2026-06-01
    days on market $129,000 Active 352 DOM
14. 2026-05-31
    days on market $129,000 Active 351 DOM
15. 2026-04-28
    price $129,000 509-char remark

    Show marketing remark (509 chars)

    HERE YA GO THE CUTEST HOUSE IN JOURDANTON**** 3 BEDROOM 2 BATH**** YARD IS FENCED WITH STORAGE UNIT*****THE SKIRTING AROUND THE HOME JUST MAKES THE HOUSE POP WITH CHARM****FRONT DECK FOR THOSE RELAXING TIMES TO ENJOY THE OUTDOORS****GREAT OPEN FLOOR PLAN WITH LARGE KITCHEN AND CENTER KITCHEN BAR FOR ALL YOUR ENTERTAINING*** PRIMARY BED AND BATH SPLIT FLOORPLAN*****BUILTIN HUTCH IN THE DINING ROOM***UTILITY ROOM OFF THE KITCHEN***THIS HOME IS AN OVER SIZED SINGLE WIDE*****SELLERS DID SOME UPDATING INSIDE!

16. 2026-03-18
    price $145,000 509-char remark

    Show marketing remark (509 chars)

    HERE YA GO THE CUTEST HOUSE IN JOURDANTON**** 3 BEDROOM 2 BATH**** YARD IS FENCED WITH STORAGE UNIT*****THE SKIRTING AROUND THE HOME JUST MAKES THE HOUSE POP WITH CHARM****FRONT DECK FOR THOSE RELAXING TIMES TO ENJOY THE OUTDOORS****GREAT OPEN FLOOR PLAN WITH LARGE KITCHEN AND CENTER KITCHEN BAR FOR ALL YOUR ENTERTAINING*** PRIMARY BED AND BATH SPLIT FLOORPLAN*****BUILTIN HUTCH IN THE DINING ROOM***UTILITY ROOM OFF THE KITCHEN***THIS HOME IS AN OVER SIZED SINGLE WIDE*****SELLERS DID SOME UPDATING INSIDE!

17. 2026-03-18
    status Back on Market 509-char remark

    Show marketing remark (509 chars)

    HERE YA GO THE CUTEST HOUSE IN JOURDANTON**** 3 BEDROOM 2 BATH**** YARD IS FENCED WITH STORAGE UNIT*****THE SKIRTING AROUND THE HOME JUST MAKES THE HOUSE POP WITH CHARM****FRONT DECK FOR THOSE RELAXING TIMES TO ENJOY THE OUTDOORS****GREAT OPEN FLOOR PLAN WITH LARGE KITCHEN AND CENTER KITCHEN BAR FOR ALL YOUR ENTERTAINING*** PRIMARY BED AND BATH SPLIT FLOORPLAN*****BUILTIN HUTCH IN THE DINING ROOM***UTILITY ROOM OFF THE KITCHEN***THIS HOME IS AN OVER SIZED SINGLE WIDE*****SELLERS DID SOME UPDATING INSIDE!

18. 2025-08-04
    historical 509-char remark

    Show marketing remark (509 chars)

    HERE YA GO THE CUTEST HOUSE IN JOURDANTON**** 3 BEDROOM 2 BATH**** YARD IS FENCED WITH STORAGE UNIT*****THE SKIRTING AROUND THE HOME JUST MAKES THE HOUSE POP WITH CHARM****FRONT DECK FOR THOSE RELAXING TIMES TO ENJOY THE OUTDOORS****GREAT OPEN FLOOR PLAN WITH LARGE KITCHEN AND CENTER KITCHEN BAR FOR ALL YOUR ENTERTAINING*** PRIMARY BED AND BATH SPLIT FLOORPLAN*****BUILTIN HUTCH IN THE DINING ROOM***UTILITY ROOM OFF THE KITCHEN***THIS HOME IS AN OVER SIZED SINGLE WIDE*****SELLERS DID SOME UPDATING INSIDE!

19. 2025-07-09
    price $110,000 509-char remark

    Show marketing remark (509 chars)

    HERE YA GO THE CUTEST HOUSE IN JOURDANTON**** 3 BEDROOM 2 BATH**** YARD IS FENCED WITH STORAGE UNIT*****THE SKIRTING AROUND THE HOME JUST MAKES THE HOUSE POP WITH CHARM****FRONT DECK FOR THOSE RELAXING TIMES TO ENJOY THE OUTDOORS****GREAT OPEN FLOOR PLAN WITH LARGE KITCHEN AND CENTER KITCHEN BAR FOR ALL YOUR ENTERTAINING*** PRIMARY BED AND BATH SPLIT FLOORPLAN*****BUILTIN HUTCH IN THE DINING ROOM***UTILITY ROOM OFF THE KITCHEN***THIS HOME IS AN OVER SIZED SINGLE WIDE*****SELLERS DID SOME UPDATING INSIDE!

20. 2025-05-28
    price $125,000 509-char remark

    Show marketing remark (509 chars)

    HERE YA GO THE CUTEST HOUSE IN JOURDANTON**** 3 BEDROOM 2 BATH**** YARD IS FENCED WITH STORAGE UNIT*****THE SKIRTING AROUND THE HOME JUST MAKES THE HOUSE POP WITH CHARM****FRONT DECK FOR THOSE RELAXING TIMES TO ENJOY THE OUTDOORS****GREAT OPEN FLOOR PLAN WITH LARGE KITCHEN AND CENTER KITCHEN BAR FOR ALL YOUR ENTERTAINING*** PRIMARY BED AND BATH SPLIT FLOORPLAN*****BUILTIN HUTCH IN THE DINING ROOM***UTILITY ROOM OFF THE KITCHEN***THIS HOME IS AN OVER SIZED SINGLE WIDE*****SELLERS DID SOME UPDATING INSIDE!

21. 2025-03-24
    price $145,000 509-char remark

    Show marketing remark (509 chars)

    HERE YA GO THE CUTEST HOUSE IN JOURDANTON**** 3 BEDROOM 2 BATH**** YARD IS FENCED WITH STORAGE UNIT*****THE SKIRTING AROUND THE HOME JUST MAKES THE HOUSE POP WITH CHARM****FRONT DECK FOR THOSE RELAXING TIMES TO ENJOY THE OUTDOORS****GREAT OPEN FLOOR PLAN WITH LARGE KITCHEN AND CENTER KITCHEN BAR FOR ALL YOUR ENTERTAINING*** PRIMARY BED AND BATH SPLIT FLOORPLAN*****BUILTIN HUTCH IN THE DINING ROOM***UTILITY ROOM OFF THE KITCHEN***THIS HOME IS AN OVER SIZED SINGLE WIDE*****SELLERS DID SOME UPDATING INSIDE!

22. 2025-03-04
    price $128,000 509-char remark

    Show marketing remark (509 chars)

    HERE YA GO THE CUTEST HOUSE IN JOURDANTON**** 3 BEDROOM 2 BATH**** YARD IS FENCED WITH STORAGE UNIT*****THE SKIRTING AROUND THE HOME JUST MAKES THE HOUSE POP WITH CHARM****FRONT DECK FOR THOSE RELAXING TIMES TO ENJOY THE OUTDOORS****GREAT OPEN FLOOR PLAN WITH LARGE KITCHEN AND CENTER KITCHEN BAR FOR ALL YOUR ENTERTAINING*** PRIMARY BED AND BATH SPLIT FLOORPLAN*****BUILTIN HUTCH IN THE DINING ROOM***UTILITY ROOM OFF THE KITCHEN***THIS HOME IS AN OVER SIZED SINGLE WIDE*****SELLERS DID SOME UPDATING INSIDE!

23. 2024-12-10
    price $138,000 509-char remark

    Show marketing remark (509 chars)

    HERE YA GO THE CUTEST HOUSE IN JOURDANTON**** 3 BEDROOM 2 BATH**** YARD IS FENCED WITH STORAGE UNIT*****THE SKIRTING AROUND THE HOME JUST MAKES THE HOUSE POP WITH CHARM****FRONT DECK FOR THOSE RELAXING TIMES TO ENJOY THE OUTDOORS****GREAT OPEN FLOOR PLAN WITH LARGE KITCHEN AND CENTER KITCHEN BAR FOR ALL YOUR ENTERTAINING*** PRIMARY BED AND BATH SPLIT FLOORPLAN*****BUILTIN HUTCH IN THE DINING ROOM***UTILITY ROOM OFF THE KITCHEN***THIS HOME IS AN OVER SIZED SINGLE WIDE*****SELLERS DID SOME UPDATING INSIDE!

24. 2024-10-31
    listed $145,000 New 509-char remark

    Show marketing remark (509 chars)

    HERE YA GO THE CUTEST HOUSE IN JOURDANTON**** 3 BEDROOM 2 BATH**** YARD IS FENCED WITH STORAGE UNIT*****THE SKIRTING AROUND THE HOME JUST MAKES THE HOUSE POP WITH CHARM****FRONT DECK FOR THOSE RELAXING TIMES TO ENJOY THE OUTDOORS****GREAT OPEN FLOOR PLAN WITH LARGE KITCHEN AND CENTER KITCHEN BAR FOR ALL YOUR ENTERTAINING*** PRIMARY BED AND BATH SPLIT FLOORPLAN*****BUILTIN HUTCH IN THE DINING ROOM***UTILITY ROOM OFF THE KITCHEN***THIS HOME IS AN OVER SIZED SINGLE WIDE*****SELLERS DID SOME UPDATING INSIDE!

25. 2024-10-02
    historical $1,500
26. 2024-09-10
    listed $1,500
27. 2023-08-29
    historical $1,500
28. 2023-08-10
    listed $1,500
29. 2023-08-10
    historical $1,500
30. 2023-08-08
    listed $1,500
31. 2023-07-23
    historical $1,500
32. 2023-07-22
    listed $1,500
33. 2005-03-07
    soldstatus 141-char remark

    Show marketing remark (141 chars)

    RESIDENTIAL LOT, PROPERTY TO BE SOLD AS IS DEMINISIONS OF PROPERTY ARE FROM ATASCOSA AD/WOULD SUGGEST YOU HAVE A SURVEY. MATURE TREES ON LOT.

34. 2004-09-15
    listed $5,500 141-char remark

    Show marketing remark (141 chars)

    RESIDENTIAL LOT, PROPERTY TO BE SOLD AS IS DEMINISIONS OF PROPERTY ARE FROM ATASCOSA AD/WOULD SUGGEST YOU HAVE A SURVEY. MATURE TREES ON LOT.

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$1,896/yr (+$158/mo · 408.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 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: $15,891
• − Mortgage interest: −$7,226
• − Property taxes: −$464
• − Insurance: −$645
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,753
• Taxable income: $1,261
• Est. tax owed @ 24.0%: −$303
• After-tax cash flow: $3,024/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: Jourdanton ISD
• NCES district ID: 4824960
• Math proficiency: 46% ▼ -3.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $51,581
• Composite: 38.81/100
• National rank: #4116
• State rank: #258 of 826 in TX

Livability — Jourdanton

• Score: 68/100
• State rank: #474
• US rank: #9531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jourdanton, TX

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• 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

+2245.5% since first listed

20 events — show timeline

• 2026-04-28 Price Changed $129,000 LERA
• 2026-03-18 Price Changed $145,000 LERA
• 2026-03-18 Relisted — LERA
• 2025-08-04 Listing Removed — LERA
• 2025-07-09 Price Changed $110,000 LERA
• 2025-05-28 Price Changed $125,000 LERA
• 2025-03-24 Price Changed $145,000 LERA
• 2025-03-04 Price Changed $128,000 LERA
• 2024-12-10 Price Changed $138,000 LERA
• 2024-10-31 Listed $145,000 LERA
• 2024-10-02 Rental Removed $1,500 TURBOTENANT
• 2024-09-10 Listed for Rent $1,500 TURBOTENANT
• 2023-08-29 Rental Removed $1,500 APPFOLIO
• 2023-08-10 Listed for Rent $1,500 APPFOLIO
• 2023-08-10 Rental Removed $1,500 TURBOTENANT
• 2023-08-08 Listed for Rent $1,500 TURBOTENANT
• 2023-07-23 Rental Removed $1,500 TURBOTENANT
• 2023-07-22 Listed for Rent $1,500 TURBOTENANT
• 2005-03-07 Sold (MLS) — LERA
• 2004-09-15 Listed $5,500 LERA

Property tax history

+12.3%/yr

Latest (2025): $464 · +2.1% YoY. Source: county tax records.