FAC28644A Plan · Splendora, TX 77372

$129,900

4 bd · 2.0 ba · 1,685 sqft · Manufactured · 487 Days on market

Manufactured home Excellent condition

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Why this score? — see what drove the F 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 +8.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Appreciation +3.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Manufactured-home adj. -3.0

Listing remarks MLS

Welcome to this spacious home with 4 bedrooms, 2 bathrooms and over 1700 sf. Natural lighting huge great room ISLAND kitchen/dining with LED lighting and spacious living room with open concept to the dining area. Large private bath adjoining the master bedroom with 60" garden tub/shower combo. MUST SEE CALL TODAY TO SCHEDULE AN APPOINTMENT!

Key facts

• Listed 487 days

🏗️ New construction. The $129,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $197,686.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $130k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#911 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Splendora ISD (rural): math 25% / reading 31% proficiency, ranked #648 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Piney Woods El (math 23% / reading 28%, grade F, #2,982 of 4,322 statewide, top 70%, 534 students, 55% FRL); Splendora J H (math 28% / reading 42%, grade F, #842 of 1,662 statewide, top 51%, 774 students, 62% FRL); Splendora H S (math 18% / reading 38%, grade F, #1,170 of 1,632 statewide, top 72%, 1,344 students, 59% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 737 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 83d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 487 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,312 (12.0% 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 487 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 5.26%
• Cash-on-cash: -3.69%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $197,686
• List price: $129,900
• Delta: -34.29%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25658 John Wayne Rd	1.29mi	4/2.0	1,727 (+2%)	3mo	$291,990	$169	58
25641 John Wayne Rd	1.30mi	3/2.0 (-1)	1,627 (-3%)	2mo	$283,900	$174	53
25633 John Wayne Rd	1.32mi	4/2.0	1,794 (+6%)	2mo	$289,900	$162	52
15703 Ty Cobb Ct	1.08mi	4/2.0	1,801 (+7%)	2mo	$257,000	$143	52
25696 John Wayne Rd	1.27mi	3/2.0 (-1)	1,627 (-3%)	3mo	$279,900	$172	52
25709 John Wayne Rd	1.26mi	3/2.0 (-1)	1,627 (-3%)	3mo	$276,900	$170	52
25712 John Wayne Rd	1.29mi	3/2.0 (-1)	1,627 (-3%)	3mo	$276,900	$170	51
25610 Dogwood Ln	1.13mi	3/2.0 (-1)	1,554 (-8%)	4mo	$260,000	$167	44
25688 John Wayne Rd	1.26mi	3/2.0 (-1)	1,517 (-10%)	2mo	$264,900	$175	42
25774 John Wayne Rd	1.38mi	3/2.0 (-1)	1,378 (-18%)	3mo	$241,990	$176	33
25766 John Wayne Rd	1.37mi	3/2.0 (-1)	1,378 (-18%)	4mo	$234,900	$170	32
25388 White Oak Ln	1.03mi	3/2.0 (-1)	1,272 (-24%)	4mo	$150,000	$118	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.23×
• Total profit: $-42,838
• Equity at exit: $29,476

10-year hold

• IRR: -16.6%
• Equity multiple: 0.08×
• Total profit: $-51,151
• Equity at exit: $17,092

Cash invested: $55,352 (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 →

Active competition Active MLS

• For sale now: 17 active
• Median asking: $104,900 ($75/sqft)
• Median days on market: 862 d
• This list price: 59% of active listings are priced below it
• ARV vs active asking: +56.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77372

• Home prices YoY: -2.1%
• Active inventory: 737
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$1,037
• Tax est. 1.5%: −$247 /mo · $2,965/yr
• Insurance: −$82
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-170

Break-even live

Break-even rent $1,729

Max offer price $173,088

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-102	+0% $-170	+5% $-238	+10% $-307
Rent	-10% $-290	-5% $-230	+0% $-170	+5% $-110	+10% $-50
Rate	-1.0pp $-70	-0.5pp $-120	base $-170	+0.5pp $-221	+1.0pp $-273

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: $49,421
• Closing costs: $5,931
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25982 Stillbrook Ln Splendora, TX	3.0	2.0	1090	$1,175	$1.08	84d	1	0.87mi
15645 All Star Dr Splendora, TX	4.0	2.0	1761	$1,801	$1.02	89d	1	0.98mi
25625 Chestnut Ln Splendora, TX	3.0	2.0	1572	$1,666	$1.06	18d	1	1.06mi
25594 Roy Rogers Rd Splendora, TX	3.0	2.0	1788	$1,871	$1.05	4d	1	1.24mi
25721 John Wayne Rd Splendora, TX	3.0	2.0	1409	$1,800	$1.28	82d	1	1.29mi
25687 Roy Rogers Ct Splendora, TX	4.0	2.5	1968	$1,983	$1.01	106d	1	1.34mi
25687 Roy Rogers Ct Splendora, TX	4.0	3.0	1607	$1,895	$1.18	99d	1	1.34mi
24898 Lakewood Dr Splendora, TX	3.0	2.0	1300	$1,250	$0.96	5d	1	1.37mi
24898 Lakewood Dr Splendora, TX	3.0	2.0	1300	$1,400	$1.08	59d	1	1.37mi

Listing history 50 events

1. 2026-09-23
   days on market $129,900 Active 487 DOM
2. 2026-09-22
   days on market $129,900 Active 486 DOM
3. 2026-09-21
   days on market $129,900 Active 485 DOM
4. 2026-09-20
   days on market $129,900 Active 484 DOM
5. 2026-09-19
   days on market $129,900 Active 483 DOM
6. 2026-09-18
   days on market $129,900 Active 482 DOM
7. 2026-09-17
   days on market $129,900 Active 481 DOM
8. 2026-09-16
   days on market $129,900 Active 480 DOM
9. 2026-09-15
   days on market $129,900 Active 479 DOM
10. 2026-09-14
    days on market $129,900 Active 478 DOM
11. 2026-09-13
    days on market $129,900 Active 477 DOM
12. 2026-09-12
    days on market $129,900 Active 476 DOM
13. 2026-09-12
    days on market $129,900 Active 475 DOM
14. 2026-09-05
    days on market $129,900 Active 469 DOM
15. 2026-09-04
    days on market $129,900 Active 468 DOM
16. 2026-09-03
    days on market $129,900 Active 467 DOM
17. 2026-08-31
    days on market $129,900 Active 464 DOM
18. 2026-08-30
    days on market $129,900 Active 463 DOM
19. 2026-08-29
    days on market $129,900 Active 462 DOM
20. 2026-08-28
    days on market $129,900 Active 461 DOM
21. 2026-08-27
    days on market $129,900 Active 460 DOM
22. 2026-08-26
    days on market $129,900 Active 459 DOM
23. 2026-08-25
    days on market $129,900 Active 458 DOM
24. 2026-08-24
    days on market $129,900 Active 457 DOM
25. 2026-08-23
    days on market $129,900 Active 456 DOM
26. 2026-08-22
    days on market $129,900 Active 455 DOM
27. 2026-08-21
    days on market $129,900 Active 454 DOM
28. 2026-08-20
    days on market $129,900 Active 453 DOM
29. 2026-08-19
    days on market $129,900 Active 452 DOM
30. 2026-08-18
    days on market $129,900 Active 451 DOM
31. 2026-08-17
    days on market $129,900 Active 450 DOM
32. 2026-08-16
    days on market $129,900 Active 449 DOM
33. 2026-08-15
    days on market $129,900 Active 448 DOM
34. 2026-08-14
    days on market $129,900 Active 447 DOM
35. 2026-08-13
    days on market $129,900 Active 446 DOM
36. 2026-08-12
    days on market $129,900 Active 445 DOM
37. 2026-08-11
    days on market $129,900 Active 444 DOM
38. 2026-08-10
    days on market $129,900 Active 443 DOM
39. 2026-08-09
    days on market $129,900 Active 442 DOM
40. 2026-08-08
    days on market $129,900 Active 441 DOM
41. 2026-08-06
    days on market $129,900 Active 439 DOM
42. 2026-08-05
    days on market $129,900 Active 438 DOM
43. 2026-08-04
    days on market $129,900 Active 437 DOM
44. 2026-08-03
    days on market $129,900 Active 436 DOM
45. 2026-07-31
    days on market $129,900 Active 433 DOM
46. 2026-07-30
    days on market $129,900 Active 432 DOM
47. 2026-07-30
    days on market $129,900 Active 431 DOM
48. 2026-07-28
    days on market $129,900 Active 430 DOM
49. 2026-07-26
    days on market $129,900 Active 428 DOM
50. 2026-07-24
    days on market $129,900 Active 426 DOM

ⓘ 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: $18,170
• − Mortgage interest: −$11,073
• − Property taxes: −$2,965
• − Insurance: −$988
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$5,751
• Taxable loss: −$5,516
• Est. tax savings @ 24.0%: +$1,324
• After-tax cash flow: $-716/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 · 13 photos

Excellent 95/100 None rehab

This manufactured home is in excellent condition with modern finishes and a spacious layout. It is move-in ready and would benefit from a fresh coat of paint and new flooring to further enhance its appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Updating the flooring — Replacing worn-out flooring with new, high-quality flooring can improve the home's overall appearance and increase its value. ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Piney Woods El F TX #2,982/4,322 Nat'l #29,743/41,679 Middle Splendora J H F TX #842/1,662 Nat'l #7,460/14,009 High Splendora H S F TX #1,170/1,632 Nat'l #11,740/17,239

Schools (NCES district)

• District: Splendora ISD
• NCES district ID: 4841070
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $54,166
• Composite: 24.92/100
• National rank: #7572
• State rank: #648 of 826 in TX

C Composite livability gradescore 62/100

Livability — Splendora

• Score: 62/100
• State rank: #911
• US rank: #16335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Splendora, TX
• County: Montgomery County · 713,896 people
• City population: 14,367
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 14,367
• Household income: $79,085
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 36% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 28%

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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: ▼ -6.47%
• Current HPI: 306.9962
• Rent YoY: —
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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 $129,900 Zillow