The Dixie Plan · San Antonio, TX 77581

$79,900

2 bd · 2.0 ba · 747 sqft · Manufactured · 394 Days on market

Manufactured home Poor condition

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Schools +1.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This doll house has the perfect floorplan with a separate utility and dining area. Large Master bedroom to suit your needs. Not to mention, this home comes with an 8x10 storage shed, 2-car driveway, front and back deck, 10-year structural warranty, and 25-year warranty on the roof! All within walking distance to our resort style amenities such as the clubhouse, fitness center, swimming pool, playground, basketball court, soccer field and covered pavilion and BBQ grills! Deck extensions, fences, carports, and awnings are allowed! Land is leased, not owned. This home is turnkey, move in ready, available now!! Land Leased not owned

Key facts

• 2-car driveway
• Dining area
• Front and back deck

Tags

• SEPARATE UTILITY AREA
• DINING AREA
• 8X10 STORAGE SHED
• 2-CAR DRIVEWAY
• FRONT AND BACK DECK
• 10-YEAR STRUCTURAL WARRANTY

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.8% in San Antonio — 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 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harmony El (math 21% / reading 17%, grade F, #3,739 of 4,322 statewide, top 87%, 684 students, 75% FRL); East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 319 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent is only 12% of the median local income ($111k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 394 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 394 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. Crime grade is F 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?
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: 1.36% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.30%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.28×
• Total profit: $6,358
• Equity at exit: $11,913

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $30,257
• Equity at exit: $6,908

Cash invested: $22,372 (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 77581

• Home prices YoY: -29.1%
• Rents YoY: 2.9%
• Active inventory: 319
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $304

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 67%

Sensitivity live

Price	-10% $359	-5% $331	+0% $304	+5% $276	+10% $249
Rent	-10% $218	-5% $261	+0% $304	+5% $347	+10% $389
Rate	-1.0pp $344	-0.5pp $324	base $304	+0.5pp $283	+1.0pp $262

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11625 Old Corpus Christi Hwy San Antonio, TX	1.0	1.0	660	$980	$1.48	46d	1	1.23mi

Listing history 16 events

1. 2026-06-22
   days on market $79,900 Active 394 DOM
2. 2026-06-21
   days on market $79,900 Active 393 DOM
3. 2026-06-18
   days on market $79,900 Active 390 DOM
4. 2026-06-17
   days on market $79,900 Active 389 DOM
5. 2026-06-16
   days on market $79,900 Active 388 DOM
6. 2026-06-15
   days on market $79,900 Active 387 DOM
7. 2026-06-13
   days on market $79,900 Active 385 DOM
8. 2026-06-09
   days on market $79,900 Active 381 DOM
9. 2026-06-08
   days on market $79,900 Active 380 DOM
10. 2026-06-07
    days on market $79,900 Active 379 DOM
11. 2026-06-04
    days on market $79,900 Active 376 DOM
12. 2026-06-03
    days on market $79,900 Active 375 DOM
13. 2026-06-02
    days on market $79,900 Active 374 DOM
14. 2026-06-01
    days on market $79,900 Active 373 DOM
15. 2026-05-31
    days on market $79,900 Active 372 DOM
16. 2025-05-24
    listed $79,900 Active 636-char remark

    Show marketing remark (636 chars)

    This doll house has the perfect floorplan with a separate utility and dining area. Large Master bedroom to suit your needs. Not to mention, this home comes with an 8x10 storage shed, 2-car driveway, front and back deck, 10-year structural warranty, and 25-year warranty on the roof! All within walking distance to our resort style amenities such as the clubhouse, fitness center, swimming pool, playground, basketball court, soccer field and covered pavilion and BBQ grills! Deck extensions, fences, carports, and awnings are allowed! Land is leased, not owned. This home is turnkey, move in ready, available now!! Land Leased not owned

ⓘ 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: $13,003
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,324
• Taxable income: $2,525
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,041/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home is in poor condition with no visible interior or exterior details. Extensive renovations are needed to bring it up to a livable standard.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances visual appeal and can attract more buyers/renters
• Both Kitchen and bathroom updates — Improves functionality and can increase value
• Both Exterior and roof repairs — Fixes structural issues and enhances overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances visual appeal and can attract more buyers/renters ↑
• Both Kitchen and bathroom updates — Improves functionality and can increase value ↑
• Both Exterior and roof repairs — Fixes structural issues and enhances overall appearance ↑

ⓘ 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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 of 826 in TX

Livability — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brazoria County · 374,982 people
• City population: 1,806,925
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 51,332
• Household income: $111,139
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 826.0

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Hispanic / Latino 33% Two or more races 20% Black 10% Asian 7%
• Hispanic origin (detail): Mexican 26% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 12% · Canada, Vietnam, Guatemala
• Languages at home: 77% English-only · Spanish 16% Other Indo-European 3% Vietnamese 2%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.56%
• Current HPI: 244.7942
• Rent YoY: ▲ 2.94%
• Metro: Houston-The Woodlands-Sugar Land, TX
• 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

1 event — show timeline

• 2025-05-24 Listed $79,900 Zillow