7655 Cohenour Rd · Mauriceville, TX 77632

$149,900

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 15 Days on market

Built 2021 Good condition

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mauriceville Beauty On . 45 Acre Lot with Pasture Views!! This "like new" property offers the perfect floor plan, in an amazing location with inviting country charm. Step inside to a large living area that flows beautifully into an inviting kitchen featuring an island, serving bar for entertaining, and an abundance of cabinetry. The split floor plan provides privacy with a spacious primary suite offering a spa like bath complete with a deep soaking tub and separate shower. Additional features include an indoor laundry room, large wood deck for relaxing evenings, oversized detached storage building/shop and large covered carport for utility vehicles or extra equipment. Located outside city limits in the heart of Mauriceville close to schools and shopping. This one is "move-in" ready and waiting on its new owners!!

Key facts

• Inviting kitchen
• Large living area
• Split floor plan

Tags

• LARGE LIVING AREA
• INVITING KITCHEN
• ISLAND SERVING BAR
• ABUNDANCE OF CABINETRY
• SPLIT FLOOR PLAN
• SPA LIKE BATH

Property features AI

Finance

• Other: Lease not considered

Exterior

• Parking: Detached carport; Carport for 2 vehicles
• Utilities: Public water; Public sewer; Electric service
• Home design: Residential property; Built in 2021; Block foundation
• Construction: Vinyl siding; Block foundation; Built in 2021; Metal roof
• Exterior features: Metal roof; Lot with other features

Interior

• Kitchen: Dishwasher; Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Washer hookup and electric dryer hookup; Dishwasher; Electric range; 7 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (4.4% below list).
• Recommended offer: $143k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#575 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Little Cypress-Mauriceville CISD (rural): math 35% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mauriceville El (math 29% / reading 33%, grade F, #2,429 of 4,322 statewide, top 57%, 571 students, 62% FRL); Mauriceville Middle (math 37% / reading 36%, grade F, #786 of 1,662 statewide, top 48%, 292 students, 49% FRL) — zoned schools average 55% FRL vs 40% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 294 active listings in the ZIP; 235 units permitted in Orange County in 2024 (50 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 $4k of value loss. Plan a longer hold.
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,239 (4.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-11,799
• Equity at exit: $22,351

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $5,698
• Equity at exit: $12,961

Cash invested: $41,972 (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 77632

• Home prices YoY: -31.6%
• Active inventory: 294
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $197

Break-even live

Break-even rent $1,183

Max offer price $149,900

Occupancy floor 81%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   days on market $149,900 Pending 15 DOM
2. 2026-06-03
   days on market $149,900 Pending 14 DOM
3. 2026-06-02
   days on market $149,900 Pending 13 DOM
4. 2026-06-01
   days on market $149,900 Pending 12 DOM
5. 2026-05-31
   days on market $149,900 Pending 11 DOM
6. 2026-05-30
   days on market $149,900 Pending 10 DOM
7. 2026-05-20
   listed $149,900 Active 845-char remark

   Show marketing remark (845 chars)

   Mauriceville Beauty On . 45 Acre Lot with Pasture Views!! This "like new" property offers the perfect floor plan, in an amazing location with inviting country charm. Step inside to a large living area that flows beautifully into an inviting kitchen featuring an island, serving bar for entertaining, and an abundance of cabinetry. The split floor plan provides privacy with a spacious primary suite offering a spa like bath complete with a deep soaking tub and separate shower. Additional features include an indoor laundry room, large wood deck for relaxing evenings, oversized detached storage building/shop and large covered carport for utility vehicles or extra equipment. Located outside city limits in the heart of Mauriceville close to schools and shopping. This one is "move-in" ready and waiting on its new owners!!

8. 2026-05-20
   listed $149,900 Active

   Show marketing remark (845 chars)

   Mauriceville Beauty On . 45 Acre Lot with Pasture Views!! This "like new" property offers the perfect floor plan, in an amazing location with inviting country charm. Step inside to a large living area that flows beautifully into an inviting kitchen featuring an island, serving bar for entertaining, and an abundance of cabinetry. The split floor plan provides privacy with a spacious primary suite offering a spa like bath complete with a deep soaking tub and separate shower. Additional features include an indoor laundry room, large wood deck for relaxing evenings, oversized detached storage building/shop and large covered carport for utility vehicles or extra equipment. Located outside city limits in the heart of Mauriceville close to schools and shopping. This one is "move-in" ready and waiting on its new owners!!

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$1,708/yr (+$142/mo · 165.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,189
• − Mortgage interest: −$8,397
• − Property taxes: −$1,035
• − Insurance: −$750
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$4,361
• Taxable loss: −$104
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $2,386/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home offers a good condition with modern updates and a spacious floor plan, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can save on energy costs and improve comfort
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can save on energy costs and improve comfort ↑
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Little Cypress-Mauriceville CISD
• NCES district ID: 4827690
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $60,483
• Composite: 33.41/100
• National rank: #5473
• State rank: #435 of 826 in TX

Livability — Mauriceville

• Score: 67/100
• State rank: #575
• US rank: #10991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 87,112 people
• City population: 22,976
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,976
• Household income: $74,418
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 431.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 88,065 people
• By 2030: 89,591 · +1.7%
• By 2040: 91,982 · +4.4%
• By 2050: 93,023 · +5.6%
• By 2075: 94,871 · +7.7%
• By 2100: 88,155 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Orange

• 2024 margin: Solid R (+66.8) · D 16.4% · R 83.1%
• 2008→2024 swing: -19.6pp toward R · 2008: -47.1pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+63.4 2016: R+61.9 2012: R+54.3 2008: R+47.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.96%
• Current HPI: 149.354
• Rent YoY: —
• Metro: Beaumont-Port Arthur, 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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $149,900 HARMLS
• 2026-05-20 Listed $149,900 BBOR

Property tax history

+4.7%/yr

Latest (2025): $1,035 · +7.2% YoY. Source: county tax records.