315 S Vista Dr S · Sandia, TX 78383

$142,000

3 bd · 2.0 ba · 1,088 sqft · Manufactured · 280 Days on market

Built 2021 1.00 ac lot $131/sqft · 27% below area Est $194k · 27% under $13/mo HOA · 1% of rent

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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 +8.3/30.0
• Schools +4.8/10.0
• 1% rule +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A lovely home just across the street from the lake situated on one acre. Plenty of room for gardening and walking distance to park with a pier, covered BQ area, lot of room for games and swimming. This home has great decks front and back that makes it easy for walkers and wheel chairs and gives a scenic view of the lake. Large bedroom with vaulted ceilings, walk in closet and open bath vanity with a large tub. On opposite end of house are two bedrooms with hall bath. Kitchen and living room are open together with a center counter with stools for easy dining. Separate utility room with washer and dryer. All electric home with stove and refrigerator include. Several storage sheds in back yard. This property is on community water and has a certified septic system. This is country living with lots of wildlife to enjoy. Local volunteer fire station, dirt airstrip for private planes and general store near by. Owners bedroom and living area have vaulted ceilings, also a antenna on the roof for internet with Sky Tech. Home is a Solitaire 372 Manufactured home 16 x 72. New septic system installed in 2022 with all the pictures and permits. New survey has been done and the foundation brought up date for FHA, VA, and conventional loans.

Key facts

• One acre
• Decks front and back
• Covered bq area

Tags

• ONE ACRE
• WALKING DISTANCE TO PARK
• COVERED BQ AREA
• SCENIC VIEW OF THE LAKE
• DECKS FRONT AND BACK
• SEPARATE UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (22.9% below list).
• Recommended offer: $110k (22.9% 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; 1 comparable units currently listed for rent nearby; 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 $982 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 280 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $8k (5%) 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,500 (22.9% 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 280 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 10.8

CMA / ARV

• ARV (median comp): $193,659
• List price: $142,000
• Delta: -26.68%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.8%
• Equity multiple: 0.21×
• Total profit: $-31,220
• Equity at exit: $21,173

10-year hold

• IRR: -17.2%
• Equity multiple: 0.05×
• Total profit: $-37,688
• Equity at exit: $12,278

Cash invested: $39,760 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$745
• Tax est. 1.5%: −$178 /mo · $2,130/yr
• Insurance: −$59
• HOA: −$13
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-129

Break-even live

Break-even rent $1,259

Max offer price $123,293

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-80	+0% $-129	+5% $-178	+10% $-227
Rent	-10% $-216	-5% $-173	+0% $-129	+5% $-86	+10% $-43
Rate	-1.0pp $-58	-0.5pp $-93	base $-129	+0.5pp $-166	+1.0pp $-204

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Harbor Cir Mathis, TX	2.0	1.0	832	$1,095	$1.32	22d	1	1.23mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: waterelectricinternet

Listing history 30 events

1. 2026-06-21
   days on market $142,000 Active 280 DOM
2. 2026-06-19
   days on market $142,000 Active 278 DOM
3. 2026-06-18
   days on market $142,000 Active 277 DOM
4. 2026-06-17
   days on market $142,000 Active 276 DOM
5. 2026-06-16
   days on market $142,000 Active 275 DOM
6. 2026-06-15
   days on market $142,000 Active 274 DOM
7. 2026-06-14
   days on market $142,000 Active 272 DOM
8. 2026-06-12
   days on market $142,000 Active 271 DOM
9. 2026-06-09
   days on market $142,000 Active 268 DOM
10. 2026-06-08
    days on market $142,000 Active 267 DOM
11. 2026-06-07
    days on market $142,000 Active 266 DOM
12. 2026-06-05
    days on market $142,000 Active 264 DOM
13. 2026-06-02
    days on market $142,000 Active 261 DOM
14. 2026-06-01
    days on market $142,000 Active 260 DOM
15. 2026-05-31
    days on market $142,000 Active 259 DOM
16. 2026-05-30
    days on market $142,000 Active 258 DOM
17. 2026-05-19
    price $142,000 1244-char remark

    Show marketing remark (1244 chars)

    A lovely home just across the street from the lake situated on one acre. Plenty of room for gardening and walking distance to park with a pier, covered BQ area, lot of room for games and swimming. This home has great decks front and back that makes it easy for walkers and wheel chairs and gives a scenic view of the lake. Large bedroom with vaulted ceilings, walk in closet and open bath vanity with a large tub. On opposite end of house are two bedrooms with hall bath. Kitchen and living room are open together with a center counter with stools for easy dining. Separate utility room with washer and dryer. All electric home with stove and refrigerator include. Several storage sheds in back yard. This property is on community water and has a certified septic system. This is country living with lots of wildlife to enjoy. Local volunteer fire station, dirt airstrip for private planes and general store near by. Owners bedroom and living area have vaulted ceilings, also a antenna on the roof for internet with Sky Tech. Home is a Solitaire 372 Manufactured home 16 x 72. New septic system installed in 2022 with all the pictures and permits. New survey has been done and the foundation brought up date for FHA, VA, and conventional loans.

18. 2026-03-05
    price $137,500 1244-char remark

    Show marketing remark (1244 chars)

    A lovely home just across the street from the lake situated on one acre. Plenty of room for gardening and walking distance to park with a pier, covered BQ area, lot of room for games and swimming. This home has great decks front and back that makes it easy for walkers and wheel chairs and gives a scenic view of the lake. Large bedroom with vaulted ceilings, walk in closet and open bath vanity with a large tub. On opposite end of house are two bedrooms with hall bath. Kitchen and living room are open together with a center counter with stools for easy dining. Separate utility room with washer and dryer. All electric home with stove and refrigerator include. Several storage sheds in back yard. This property is on community water and has a certified septic system. This is country living with lots of wildlife to enjoy. Local volunteer fire station, dirt airstrip for private planes and general store near by. Owners bedroom and living area have vaulted ceilings, also a antenna on the roof for internet with Sky Tech. Home is a Solitaire 372 Manufactured home 16 x 72. New septic system installed in 2022 with all the pictures and permits. New survey has been done and the foundation brought up date for FHA, VA, and conventional loans.

19. 2025-09-11
    listed $150,000 Active 1244-char remark

    Show marketing remark (1244 chars)

    A lovely home just across the street from the lake situated on one acre. Plenty of room for gardening and walking distance to park with a pier, covered BQ area, lot of room for games and swimming. This home has great decks front and back that makes it easy for walkers and wheel chairs and gives a scenic view of the lake. Large bedroom with vaulted ceilings, walk in closet and open bath vanity with a large tub. On opposite end of house are two bedrooms with hall bath. Kitchen and living room are open together with a center counter with stools for easy dining. Separate utility room with washer and dryer. All electric home with stove and refrigerator include. Several storage sheds in back yard. This property is on community water and has a certified septic system. This is country living with lots of wildlife to enjoy. Local volunteer fire station, dirt airstrip for private planes and general store near by. Owners bedroom and living area have vaulted ceilings, also a antenna on the roof for internet with Sky Tech. Home is a Solitaire 372 Manufactured home 16 x 72. New septic system installed in 2022 with all the pictures and permits. New survey has been done and the foundation brought up date for FHA, VA, and conventional loans.

20. 2021-11-08
    historical 577-char remark

    Show marketing remark (577 chars)

    Great corner lot across the street from the lake. Wonderful location and water views. Close to boat ramp, park and airstrip. Property is equipped with septic, electric and coop water is available. Build your home or bring your mobile home! Beautiful trees, fruit trees and plants on the property. Three separate lots. Lots 7, 8 and 9. Property is just under an acre. No survey. Photo with lot dimensions is of Lot 9 only. Drive by this gem of a property and you'll see how close to fishing, nature and tranquility you will be. Nice waterview of lake directly across the street.

21. 2021-11-04
    soldstatus Closed 577-char remark

    Show marketing remark (577 chars)

    Great corner lot across the street from the lake. Wonderful location and water views. Close to boat ramp, park and airstrip. Property is equipped with septic, electric and coop water is available. Build your home or bring your mobile home! Beautiful trees, fruit trees and plants on the property. Three separate lots. Lots 7, 8 and 9. Property is just under an acre. No survey. Photo with lot dimensions is of Lot 9 only. Drive by this gem of a property and you'll see how close to fishing, nature and tranquility you will be. Nice waterview of lake directly across the street.

22. 2021-09-27
    status Pending 577-char remark

    Show marketing remark (577 chars)

    Great corner lot across the street from the lake. Wonderful location and water views. Close to boat ramp, park and airstrip. Property is equipped with septic, electric and coop water is available. Build your home or bring your mobile home! Beautiful trees, fruit trees and plants on the property. Three separate lots. Lots 7, 8 and 9. Property is just under an acre. No survey. Photo with lot dimensions is of Lot 9 only. Drive by this gem of a property and you'll see how close to fishing, nature and tranquility you will be. Nice waterview of lake directly across the street.

23. 2021-08-30
    status Active 577-char remark

    Show marketing remark (577 chars)

    Great corner lot across the street from the lake. Wonderful location and water views. Close to boat ramp, park and airstrip. Property is equipped with septic, electric and coop water is available. Build your home or bring your mobile home! Beautiful trees, fruit trees and plants on the property. Three separate lots. Lots 7, 8 and 9. Property is just under an acre. No survey. Photo with lot dimensions is of Lot 9 only. Drive by this gem of a property and you'll see how close to fishing, nature and tranquility you will be. Nice waterview of lake directly across the street.

24. 2021-08-19
    status Pending 577-char remark

    Show marketing remark (577 chars)

    Great corner lot across the street from the lake. Wonderful location and water views. Close to boat ramp, park and airstrip. Property is equipped with septic, electric and coop water is available. Build your home or bring your mobile home! Beautiful trees, fruit trees and plants on the property. Three separate lots. Lots 7, 8 and 9. Property is just under an acre. No survey. Photo with lot dimensions is of Lot 9 only. Drive by this gem of a property and you'll see how close to fishing, nature and tranquility you will be. Nice waterview of lake directly across the street.

25. 2021-08-06
    historical Active Under Contract 577-char remark

    Show marketing remark (577 chars)

    Great corner lot across the street from the lake. Wonderful location and water views. Close to boat ramp, park and airstrip. Property is equipped with septic, electric and coop water is available. Build your home or bring your mobile home! Beautiful trees, fruit trees and plants on the property. Three separate lots. Lots 7, 8 and 9. Property is just under an acre. No survey. Photo with lot dimensions is of Lot 9 only. Drive by this gem of a property and you'll see how close to fishing, nature and tranquility you will be. Nice waterview of lake directly across the street.

26. 2021-08-02
    price $44,000 577-char remark

    Show marketing remark (577 chars)

    Great corner lot across the street from the lake. Wonderful location and water views. Close to boat ramp, park and airstrip. Property is equipped with septic, electric and coop water is available. Build your home or bring your mobile home! Beautiful trees, fruit trees and plants on the property. Three separate lots. Lots 7, 8 and 9. Property is just under an acre. No survey. Photo with lot dimensions is of Lot 9 only. Drive by this gem of a property and you'll see how close to fishing, nature and tranquility you will be. Nice waterview of lake directly across the street.

27. 2021-07-28
    price $40,000 577-char remark

    Show marketing remark (577 chars)

    Great corner lot across the street from the lake. Wonderful location and water views. Close to boat ramp, park and airstrip. Property is equipped with septic, electric and coop water is available. Build your home or bring your mobile home! Beautiful trees, fruit trees and plants on the property. Three separate lots. Lots 7, 8 and 9. Property is just under an acre. No survey. Photo with lot dimensions is of Lot 9 only. Drive by this gem of a property and you'll see how close to fishing, nature and tranquility you will be. Nice waterview of lake directly across the street.

28. 2021-05-29
    price $49,900 577-char remark

    Show marketing remark (577 chars)

    Great corner lot across the street from the lake. Wonderful location and water views. Close to boat ramp, park and airstrip. Property is equipped with septic, electric and coop water is available. Build your home or bring your mobile home! Beautiful trees, fruit trees and plants on the property. Three separate lots. Lots 7, 8 and 9. Property is just under an acre. No survey. Photo with lot dimensions is of Lot 9 only. Drive by this gem of a property and you'll see how close to fishing, nature and tranquility you will be. Nice waterview of lake directly across the street.

29. 2020-12-04
    listed $59,900 Active 577-char remark

    Show marketing remark (577 chars)

    Great corner lot across the street from the lake. Wonderful location and water views. Close to boat ramp, park and airstrip. Property is equipped with septic, electric and coop water is available. Build your home or bring your mobile home! Beautiful trees, fruit trees and plants on the property. Three separate lots. Lots 7, 8 and 9. Property is just under an acre. No survey. Photo with lot dimensions is of Lot 9 only. Drive by this gem of a property and you'll see how close to fishing, nature and tranquility you will be. Nice waterview of lake directly across the street.

30. 2011-05-09
    soldstatus

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 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: $13,140
• − Mortgage interest: −$7,954
• − Property taxes: −$2,130
• − Insurance: −$710
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − HOA: −$156
• − Depreciation: −$4,131
• Taxable loss: −$4,044
• Est. tax savings @ 24.0%: +$970
• After-tax cash flow: $-581/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

+137.1% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $142,000 CBMLS
• 2026-03-05 Price Changed $137,500 CBMLS
• 2025-09-11 Listed $150,000 CBMLS
• 2021-11-08 Delisted — CBMLS
• 2021-11-04 Sold (MLS) — CBMLS
• 2021-09-27 Pending — CBMLS
• 2021-08-30 Relisted — CBMLS
• 2021-08-19 Pending — CBMLS
• 2021-08-06 Contingent — CBMLS
• 2021-08-02 Price Changed $44,000 CBMLS
• 2021-07-28 Price Changed $40,000 CBMLS
• 2021-05-29 Price Changed $49,900 CBMLS
• 2020-12-04 Listed $59,900 CBMLS
• 2011-05-09 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $72 · +22.5% YoY. Source: county tax records.