1204 S Laurent St · Victoria, TX 77901

$57,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured · 167 Days on market

Built 2009 $42/sqft · 53% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOME FOR SALE Contact Tina @ 570-205-5270 5715 LE STEELE BLVD. , FORT WAYNE, IN. 2021 | CLAYTON | LOT #VH089 | 14x70 | 980 sq ft Mobile Home Bedrooms: 3 Bathrooms: 2 Price: $57,000 Lot Rent: $616.00 In-Unit Laundry Parking Available Central AC Central Heating Bank or In-House Financing Available! 5% down for 7 year term on In-House ITIN Accepted HOME ID: 112AC0HRB602265A

Key facts

• Built 2009
• Listed 167 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $57k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.8% vs local median 3.7% in Victoria — 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 71/100 on livability (#309 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools D, amenities F.
• Victoria ISD (urban): math 24% / reading 33% proficiency, ranked #645 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.8%/yr); 196 active listings in the ZIP; 43 units permitted in Victoria County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Victoria County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Recommended offer $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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. 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. Crime grade is D 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: 2.62% ✓
• Cap rate: 22.83%
• Cash-on-cash: 59.04%
• DSCR: 3.63
• GRM: 3.2

CMA / ARV

• ARV (median comp): $120,000
• List price: $57,000
• Delta: -52.50%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 54.3%
• Equity multiple: 3.28×
• Total profit: $36,427
• Equity at exit: $8,499

10-year hold

• IRR: 58.2%
• Equity multiple: 5.97×
• Total profit: $79,308
• Equity at exit: $4,928

Cash invested: $15,960 (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 77901

• Rents YoY: -0.8%
• Active inventory: 196
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $785

Break-even live

Break-even rent $499

Max offer price $57,000

Occupancy floor 42%

Sensitivity live

Price	-10% $825	-5% $805	+0% $785	+5% $766	+10% $746
Rent	-10% $667	-5% $726	+0% $785	+5% $844	+10% $903
Rate	-1.0pp $814	-0.5pp $800	base $785	+0.5pp $771	+1.0pp $755

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $57,000 Active 167 DOM
2. 2026-06-18
   days on market $57,000 Active 166 DOM
3. 2026-06-17
   days on market $57,000 Active 165 DOM
4. 2026-06-16
   days on market $57,000 Active 164 DOM
5. 2026-06-15
   days on market $57,000 Active 163 DOM
6. 2026-06-14
   days on market $57,000 Active 161 DOM
7. 2026-06-13
   days on market $57,000 Active 160 DOM
8. 2026-06-10
   days on market $57,000 Active 158 DOM
9. 2026-06-09
   days on market $57,000 Active 157 DOM
10. 2026-06-08
    days on market $57,000 Active 156 DOM
11. 2026-06-07
    days on market $57,000 Active 155 DOM
12. 2026-06-03
    days on market $57,000 Active 151 DOM
13. 2026-06-02
    days on market $57,000 Active 150 DOM
14. 2026-06-01
    days on market $57,000 Active 149 DOM
15. 2026-05-31
    days on market $57,000 Active 148 DOM
16. 2026-05-30
    days on market $57,000 Active 147 DOM
17. 2026-01-03
    listed $57,000 Active 379-char remark

    Show marketing remark (379 chars)

    HOME FOR SALE Contact Tina @ 570-205-5270 5715 LE STEELE BLVD. , FORT WAYNE, IN. 2021 | CLAYTON | LOT #VH089 | 14x70 | 980 sq ft Mobile Home Bedrooms: 3 Bathrooms: 2 Price: $57,000 Lot Rent: $616.00 In-Unit Laundry Parking Available Central AC Central Heating Bank or In-House Financing Available! 5% down for 7 year term on In-House ITIN Accepted HOME ID: 112AC0HRB602265A

ⓘ 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: $17,912
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$1,658
• Taxable income: $9,055
• Est. tax owed @ 24.0%: −$2,173
• After-tax cash flow: $7,250/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: Victoria ISD
• NCES district ID: 4844150
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 33% ▼ -2.00%
• Median HH income: $50,534
• Composite: 24.98/100
• National rank: #7562
• State rank: #645 of 826 in TX

Livability — Victoria

• Score: 71/100
• State rank: #309
• US rank: #6960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Victoria, TX
• County: Victoria County · 69,915 people
• City population: 69,915
• Metro: Victoria, TX
• Population (ZIP): 39,854
• Household income: $57,923
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1802.0

Population outlook (Victoria County) Hauer SSP2

• Today (2025): 106,119 people
• By 2030: 113,161 · +6.6%
• By 2040: 127,402 · +20.1%
• By 2050: 141,953 · +33.8%
• By 2075: 179,410 · +69.1%
• By 2100: 200,127 · +88.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 30% White 24% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Serbian 2% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 64% English-only · Spanish 35% Chinese 1%

Political lean MEDSL · Victoria

• 2024 margin: Solid R (+42.6) · D 28.4% · R 71.0%
• 2008→2024 swing: -9.0pp toward R · 2008: -33.6pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+38.0 2016: R+40.0 2012: R+37.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.62%
• Current HPI: 138.3569
• Rent YoY: ▼ -0.79%
• Metro: Victoria, 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

• 2026-01-03 Listed $57,000 ForSaleByOwner.com

Property tax history

-73.6%/yr

Latest (2017): $8 · -98.0% YoY. Source: county tax records.