230 Washington Ave · Alto, TX 75925

$89,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 74 Days on market

Built 2022 0.33 ac lot ↓ 15% 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 +18.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.9/10.0
• Appreciation +4.7/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable, move-in ready living right in the heart of Alto! This 3 bedroom, 2 bathroom home sits on a city lot that is fenced and offers both comfort and convenience. Enjoy a wide concrete driveway for easy access and parking, plus a spacious covered back deck?perfect for relaxing evenings, entertaining guests, or enjoying your morning coffee. There?s even a garden bed ready for your plants or vegetables. Inside, you?ll love the open-concept layout featuring an island kitchen that flows nicely into the living area. The large laundry room offers extra pantry shelving perfect for storing food, small appliances, or keeping everything organized

Key facts

• 0.33 acre lot
• Built 2022
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#944 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Alto ISD (rural): math 37% / reading 38% proficiency, ranked #484 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP; 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $120 of equity ($622 loan paydown + $-502 appreciation (-0.6% local appreciation)).

Negotiation context

• It's been on market 74 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $25k (22%) 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $727
• Equity at exit: $23,621

10-year hold

• IRR: 6.8%
• Equity multiple: 1.69×
• Total profit: $17,340
• Equity at exit: $26,481

Cash invested: $25,172 (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 75925

• Home prices YoY: -0.6%
• Active inventory: 59
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$180 /mo · $2,157/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $88

Break-even live

Break-even rent $872

Max offer price $89,900

Occupancy floor 86%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $89,900 Active 74 DOM
2. 2026-06-17
   days on market $89,900 Active 73 DOM
3. 2026-06-16
   days on market $89,900 Active 72 DOM
4. 2026-06-15
   days on market $89,900 Active 71 DOM
5. 2026-06-13
   days on market $89,900 Active 69 DOM
6. 2026-06-12
   days on market $89,900 Active 68 DOM
7. 2026-06-09
   days on market $89,900 Active 65 DOM
8. 2026-06-09
   price $89,900 Active 64 DOM
9. 2026-06-08
   days on market $94,900 Active 64 DOM
10. 2026-06-08
    days on market $94,900 Active 63 DOM
11. 2026-06-07
    days on market $94,900 Active 62 DOM
12. 2026-06-03
    days on market $94,900 Active 59 DOM
13. 2026-06-02
    days on market $94,900 Active 58 DOM
14. 2026-06-01
    days on market $94,900 Active 57 DOM
15. 2026-05-31
    days on market $94,900 Active 56 DOM
16. 2026-05-12
    price $99,900 649-char remark

    Show marketing remark (1026 chars)

    Affordable, move-in ready living right in the heart of Alto! This 3 bedroom, 2 bathroom home sits on a city lot that is mostly fenced and offers both comfort and convenience. Enjoy a wide concrete driveway for easy access and parking, plus a spacious covered back deck—perfect for relaxing evenings, entertaining guests, or enjoying your morning coffee. There’s even a garden bed ready for your plants or vegetables. Inside, you’ll love the open-concept layout featuring an island kitchen that flows nicely into the living area. The large laundry room offers extra pantry shelving—perfect for storing food, small appliances, or keeping everything organized. ? Bonus Features: • New stove & refrigerator (both convey at closing!) • Walking distance to town • Functional layout with great use of space • Fenced • Large Covered Porch • Ideal for first-time buyers, downsizing, or investment Some pictures are staged using AI to show homes potential.

17. 2026-05-12
    price $99,900 1026-char remark

    Show marketing remark (1026 chars)

    Affordable, move-in ready living right in the heart of Alto! This 3 bedroom, 2 bathroom home sits on a city lot that is mostly fenced and offers both comfort and convenience. Enjoy a wide concrete driveway for easy access and parking, plus a spacious covered back deck—perfect for relaxing evenings, entertaining guests, or enjoying your morning coffee. There’s even a garden bed ready for your plants or vegetables. Inside, you’ll love the open-concept layout featuring an island kitchen that flows nicely into the living area. The large laundry room offers extra pantry shelving—perfect for storing food, small appliances, or keeping everything organized. ? Bonus Features: • New stove & refrigerator (both convey at closing!) • Walking distance to town • Functional layout with great use of space • Fenced • Large Covered Porch • Ideal for first-time buyers, downsizing, or investment Some pictures are staged using AI to show homes potential.

18. 2026-04-16
    price $110,000 649-char remark

    Show marketing remark (649 chars)

    Affordable, move-in ready living right in the heart of Alto! This 3 bedroom, 2 bathroom home sits on a city lot that is fenced and offers both comfort and convenience. Enjoy a wide concrete driveway for easy access and parking, plus a spacious covered back deck?perfect for relaxing evenings, entertaining guests, or enjoying your morning coffee. There?s even a garden bed ready for your plants or vegetables. Inside, you?ll love the open-concept layout featuring an island kitchen that flows nicely into the living area. The large laundry room offers extra pantry shelving perfect for storing food, small appliances, or keeping everything organized

19. 2026-04-15
    price $110,000 1026-char remark

    Show marketing remark (1026 chars)

    Affordable, move-in ready living right in the heart of Alto! This 3 bedroom, 2 bathroom home sits on a city lot that is mostly fenced and offers both comfort and convenience. Enjoy a wide concrete driveway for easy access and parking, plus a spacious covered back deck—perfect for relaxing evenings, entertaining guests, or enjoying your morning coffee. There’s even a garden bed ready for your plants or vegetables. Inside, you’ll love the open-concept layout featuring an island kitchen that flows nicely into the living area. The large laundry room offers extra pantry shelving—perfect for storing food, small appliances, or keeping everything organized. ? Bonus Features: • New stove & refrigerator (both convey at closing!) • Walking distance to town • Functional layout with great use of space • Fenced • Large Covered Porch • Ideal for first-time buyers, downsizing, or investment Some pictures are staged using AI to show homes potential.

20. 2026-04-15
    status Active 1026-char remark

    Show marketing remark (1026 chars)

    Affordable, move-in ready living right in the heart of Alto! This 3 bedroom, 2 bathroom home sits on a city lot that is mostly fenced and offers both comfort and convenience. Enjoy a wide concrete driveway for easy access and parking, plus a spacious covered back deck—perfect for relaxing evenings, entertaining guests, or enjoying your morning coffee. There’s even a garden bed ready for your plants or vegetables. Inside, you’ll love the open-concept layout featuring an island kitchen that flows nicely into the living area. The large laundry room offers extra pantry shelving—perfect for storing food, small appliances, or keeping everything organized. ? Bonus Features: • New stove & refrigerator (both convey at closing!) • Walking distance to town • Functional layout with great use of space • Fenced • Large Covered Porch • Ideal for first-time buyers, downsizing, or investment Some pictures are staged using AI to show homes potential.

21. 2026-04-07
    status Active 649-char remark

    Show marketing remark (649 chars)

    Affordable, move-in ready living right in the heart of Alto! This 3 bedroom, 2 bathroom home sits on a city lot that is fenced and offers both comfort and convenience. Enjoy a wide concrete driveway for easy access and parking, plus a spacious covered back deck?perfect for relaxing evenings, entertaining guests, or enjoying your morning coffee. There?s even a garden bed ready for your plants or vegetables. Inside, you?ll love the open-concept layout featuring an island kitchen that flows nicely into the living area. The large laundry room offers extra pantry shelving perfect for storing food, small appliances, or keeping everything organized

22. 2026-03-26
    status Pending 649-char remark

    Show marketing remark (1026 chars)

    Affordable, move-in ready living right in the heart of Alto! This 3 bedroom, 2 bathroom home sits on a city lot that is mostly fenced and offers both comfort and convenience. Enjoy a wide concrete driveway for easy access and parking, plus a spacious covered back deck—perfect for relaxing evenings, entertaining guests, or enjoying your morning coffee. There’s even a garden bed ready for your plants or vegetables. Inside, you’ll love the open-concept layout featuring an island kitchen that flows nicely into the living area. The large laundry room offers extra pantry shelving—perfect for storing food, small appliances, or keeping everything organized. ? Bonus Features: • New stove & refrigerator (both convey at closing!) • Walking distance to town • Functional layout with great use of space • Fenced • Large Covered Porch • Ideal for first-time buyers, downsizing, or investment Some pictures are staged using AI to show homes potential.

23. 2026-03-26
    status Pending 1026-char remark

    Show marketing remark (1026 chars)

    Affordable, move-in ready living right in the heart of Alto! This 3 bedroom, 2 bathroom home sits on a city lot that is mostly fenced and offers both comfort and convenience. Enjoy a wide concrete driveway for easy access and parking, plus a spacious covered back deck—perfect for relaxing evenings, entertaining guests, or enjoying your morning coffee. There’s even a garden bed ready for your plants or vegetables. Inside, you’ll love the open-concept layout featuring an island kitchen that flows nicely into the living area. The large laundry room offers extra pantry shelving—perfect for storing food, small appliances, or keeping everything organized. ? Bonus Features: • New stove & refrigerator (both convey at closing!) • Walking distance to town • Functional layout with great use of space • Fenced • Large Covered Porch • Ideal for first-time buyers, downsizing, or investment Some pictures are staged using AI to show homes potential.

24. 2026-03-18
    listed $115,000 Active 649-char remark

    Show marketing remark (649 chars)

    Affordable, move-in ready living right in the heart of Alto! This 3 bedroom, 2 bathroom home sits on a city lot that is fenced and offers both comfort and convenience. Enjoy a wide concrete driveway for easy access and parking, plus a spacious covered back deck?perfect for relaxing evenings, entertaining guests, or enjoying your morning coffee. There?s even a garden bed ready for your plants or vegetables. Inside, you?ll love the open-concept layout featuring an island kitchen that flows nicely into the living area. The large laundry room offers extra pantry shelving perfect for storing food, small appliances, or keeping everything organized

25. 2026-03-17
    listed $115,000 Active 1026-char remark

    Show marketing remark (1026 chars)

    Affordable, move-in ready living right in the heart of Alto! This 3 bedroom, 2 bathroom home sits on a city lot that is mostly fenced and offers both comfort and convenience. Enjoy a wide concrete driveway for easy access and parking, plus a spacious covered back deck—perfect for relaxing evenings, entertaining guests, or enjoying your morning coffee. There’s even a garden bed ready for your plants or vegetables. Inside, you’ll love the open-concept layout featuring an island kitchen that flows nicely into the living area. The large laundry room offers extra pantry shelving—perfect for storing food, small appliances, or keeping everything organized. ? Bonus Features: • New stove & refrigerator (both convey at closing!) • Walking distance to town • Functional layout with great use of space • Fenced • Large Covered Porch • Ideal for first-time buyers, downsizing, or investment Some pictures are staged using AI to show homes potential.

26. 2024-07-26
    listed $117,000 Active
27. 2022-08-03
    soldstatus
28. 2004-02-10
    soldstatus

ⓘ 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: $2,157 · $180/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 25 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: $11,804
• − Mortgage interest: −$5,036
• − Property taxes: −$2,157
• − Insurance: −$450
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,615
• Taxable loss: −$342
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $1,144/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: Alto ISD
• NCES district ID: 4807980
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $37,945
• Composite: 31.27/100
• National rank: #6023
• State rank: #484 of 826 in TX

Livability — Alto

• Score: 62/100
• State rank: #944
• US rank: #16828

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alto, TX
• Population (ZIP): 3,079

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,949 people
• By 2030: 51,984 · +0.1%
• By 2040: 51,780 · -0.3%
• By 2050: 51,085 · -1.7%
• By 2075: 47,418 · -8.7%
• By 2100: 39,464 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 21% Black 18% Two or more races 10% Native American 4%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Iranian 1% Italian 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+62.7) · D 18.3% · R 80.9%
• 2008→2024 swing: -19.5pp toward R · 2008: -43.2pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+55.8 2016: R+56.5 2012: R+51.0 2008: R+43.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.56%
• Current HPI: 97.3516
• 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

-14.6% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $99,900 Deep East Texas MLS
• 2026-05-12 Price Changed $99,900 HARMLS
• 2026-04-16 Price Changed $110,000 Deep East Texas MLS
• 2026-04-15 Price Changed $110,000 HARMLS
• 2026-04-15 Relisted — HARMLS
• 2026-04-07 Relisted — Deep East Texas MLS
• 2026-03-26 Pending — Deep East Texas MLS
• 2026-03-26 Pending — HARMLS
• 2026-03-18 Listed $115,000 Deep East Texas MLS
• 2026-03-17 Listed $115,000 HARMLS
• 2024-07-26 Listed $117,000 GTAR
• 2022-08-03 Sold (Public Records) — Public Records
• 2004-02-10 Sold (Public Records) — Public Records

Property tax history

+29.9%/yr

Latest (2025): $2,157 · +0.1% YoY. Source: county tax records.