18592 Huckleberry Ln · Porter Heights, TX 77365

$190,000

4 bd · 3.0 ba · 2,128 sqft · Manufactured public records · 374 Days on market

Built 2000 0.36 ac lot $89/sqft · 10% below area Est $210k · 10% under $21/mo HOA · 1% of rent

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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 +27.0/30.0
• ARV discount +11.8/15.0
• DSCR +9.3/10.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED!!!!Stunning and Beautiful Manufactured Home, with Formal Living Room, Formal Dining Room, Family Room with Wood Burning Fireplace, Kitchen and Breakfast, Laminated Wood Floor in most of the entire home, Tile on Entry, Kitchen, Breakfast, Bathrooms, and Laundry Room. Solid Wood Kitchen Cabinets, Ceiling Fans on every bedroom and Living areas. Two sinks at the Hugh Master Bathroom. Per Seller Roof is only Four Yrs. Old. Recently painted Inside and Outside. Concrete Driveway only Three yrs. too. Great Size Yard.

Key facts

• Ceiling fans
• Laminated wood floor
• Formal living room

Tags

• FORMAL LIVING ROOM
• WOOD BURNING FIREPLACE
• LAMINATED WOOD FLOOR
• SOLID WOOD KITCHEN CABINETS
• CEILING FANS
• HUGH MASTER BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.5% in Porter Heights — 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 65/100 on livability (#663 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• New Caney ISD (suburban): math 31% / reading 32% proficiency, ranked #570 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 941 active listings in the ZIP; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 374 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $20k (10%) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 374 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.19% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (median comp): $210,326
• List price: $190,000
• Delta: -9.66%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18872 Caterpillar Ct	0.51mi	4/2.0	2,280 (+7%)	8mo	$215,000	$94	53

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $83
• Equity at exit: $28,330

10-year hold

• IRR: 8.3%
• Equity multiple: 1.59×
• Total profit: $31,606
• Equity at exit: $16,428

Cash invested: $53,200 (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 77365

• Home prices YoY: -33.0%
• Rents YoY: 1.6%
• Active inventory: 941
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,266 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$79
• HOA: −$21
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $532

Break-even live

Break-even rent $1,592

Max offer price $190,000

Occupancy floor 72%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 21 events

1. 2026-06-17
   days on market $190,000 Pending 374 DOM
2. 2026-06-16
   days on market $190,000 Pending 373 DOM
3. 2026-06-15
   days on market $190,000 Pending 372 DOM
4. 2026-06-13
   days on market $190,000 Pending 370 DOM
5. 2026-06-10
   statusdays on market $190,000 Pending 366 DOM
6. 2026-06-08
   days on market $190,000 Active 365 DOM
7. 2026-06-07
   days on market $190,000 Active 364 DOM
8. 2026-06-04
   days on market $190,000 Active 361 DOM
9. 2026-06-03
   days on market $190,000 Active 360 DOM
10. 2026-06-02
    days on market $190,000 Active 359 DOM
11. 2026-06-01
    days on market $190,000 Active 358 DOM
12. 2026-05-31
    days on market $190,000 Active 357 DOM
13. 2026-05-04
    price $190,000 527-char remark

    Show marketing remark (527 chars)

    JUST REDUCED!!!!Stunning and Beautiful Manufactured Home, with Formal Living Room, Formal Dining Room, Family Room with Wood Burning Fireplace, Kitchen and Breakfast, Laminated Wood Floor in most of the entire home, Tile on Entry, Kitchen, Breakfast, Bathrooms, and Laundry Room. Solid Wood Kitchen Cabinets, Ceiling Fans on every bedroom and Living areas. Two sinks at the Hugh Master Bathroom. Per Seller Roof is only Four Yrs. Old. Recently painted Inside and Outside. Concrete Driveway only Three yrs. too. Great Size Yard.

14. 2025-11-06
    price $204,990 527-char remark

    Show marketing remark (527 chars)

    JUST REDUCED!!!!Stunning and Beautiful Manufactured Home, with Formal Living Room, Formal Dining Room, Family Room with Wood Burning Fireplace, Kitchen and Breakfast, Laminated Wood Floor in most of the entire home, Tile on Entry, Kitchen, Breakfast, Bathrooms, and Laundry Room. Solid Wood Kitchen Cabinets, Ceiling Fans on every bedroom and Living areas. Two sinks at the Hugh Master Bathroom. Per Seller Roof is only Four Yrs. Old. Recently painted Inside and Outside. Concrete Driveway only Three yrs. too. Great Size Yard.

15. 2025-06-17
    status Active 527-char remark

    Show marketing remark (527 chars)

    JUST REDUCED!!!!Stunning and Beautiful Manufactured Home, with Formal Living Room, Formal Dining Room, Family Room with Wood Burning Fireplace, Kitchen and Breakfast, Laminated Wood Floor in most of the entire home, Tile on Entry, Kitchen, Breakfast, Bathrooms, and Laundry Room. Solid Wood Kitchen Cabinets, Ceiling Fans on every bedroom and Living areas. Two sinks at the Hugh Master Bathroom. Per Seller Roof is only Four Yrs. Old. Recently painted Inside and Outside. Concrete Driveway only Three yrs. too. Great Size Yard.

16. 2025-06-13
    status Option Pending 527-char remark

    Show marketing remark (527 chars)

    JUST REDUCED!!!!Stunning and Beautiful Manufactured Home, with Formal Living Room, Formal Dining Room, Family Room with Wood Burning Fireplace, Kitchen and Breakfast, Laminated Wood Floor in most of the entire home, Tile on Entry, Kitchen, Breakfast, Bathrooms, and Laundry Room. Solid Wood Kitchen Cabinets, Ceiling Fans on every bedroom and Living areas. Two sinks at the Hugh Master Bathroom. Per Seller Roof is only Four Yrs. Old. Recently painted Inside and Outside. Concrete Driveway only Three yrs. too. Great Size Yard.

17. 2025-06-04
    listed $209,990 Active 527-char remark

    Show marketing remark (527 chars)

    JUST REDUCED!!!!Stunning and Beautiful Manufactured Home, with Formal Living Room, Formal Dining Room, Family Room with Wood Burning Fireplace, Kitchen and Breakfast, Laminated Wood Floor in most of the entire home, Tile on Entry, Kitchen, Breakfast, Bathrooms, and Laundry Room. Solid Wood Kitchen Cabinets, Ceiling Fans on every bedroom and Living areas. Two sinks at the Hugh Master Bathroom. Per Seller Roof is only Four Yrs. Old. Recently painted Inside and Outside. Concrete Driveway only Three yrs. too. Great Size Yard.

18. 2024-08-15
    historical
19. 2024-02-29
    listed $250,000 Active
20. 2003-12-14
    historical
21. 2003-06-14
    listed $64,995

ⓘ 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: $1,933 · $161/mo
• Projected year-2 tax: $3,477 · $290/mo
• Expected delta: +$1,544/yr (+$129/mo · 79.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,191
• − Mortgage interest: −$10,643
• − Property taxes: −$1,933
• − Insurance: −$950
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − HOA: −$252
• − Depreciation: −$5,527
• Taxable income: $3,535
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $5,540/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: New Caney ISD
• NCES district ID: 4832400
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $55,380
• Composite: 27.97/100
• National rank: #6857
• State rank: #570 of 826 in TX

Livability — Porter Heights

• Score: 65/100
• State rank: #663
• US rank: #12479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 46,418
• Household income: $95,702
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1016.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 15% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.46%
• Current HPI: 225.9903
• Rent YoY: ▲ 1.65%
• 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

+192.3% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $190,000 HARMLS
• 2025-11-06 Price Changed $204,990 HARMLS
• 2025-06-17 Relisted — HARMLS
• 2025-06-13 Pending — HARMLS
• 2025-06-04 Listed $209,990 HARMLS
• 2024-08-15 Listing Removed — HARMLS
• 2024-02-29 Listed $250,000 HARMLS
• 2003-12-14 Listing Removed — HARMLS
• 2003-06-14 Listed $64,995 HARMLS

Property tax history

+1.3%/yr

Latest (2025): $1,933 · +19.6% YoY. Source: county tax records.