14366 Northwest Psge · Pinebrook, TX 77363

$160,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 19 Days on market

Built 2021 0.83 ac lot

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +5.0/10.0
• 1% rule +3.6/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled on nearly an acre of land and surrounded by mature trees, this 2-bedroom, 2-bath manufactured home offers privacy, space, and flexibility. A brand-new water well provides added value and peace of mind. The heavily wooded setting creates a quiet country atmosphere while still offering plenty of usable yard space for gardening, recreation, animals, or future improvements. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this property offers the freedom and potential to make it your own.

Key facts

• Usable yard space
• Brand-new water well
• 0.83 acre lot

Tags

• NEARLY AN ACRE OF LAND
• BRAND-NEW WATER WELL
• HEAVILY WOODED SETTING
• USABLE YARD SPACE

Property features AI

Finance

• Other: Lot accessed via dirt and gravel roads; Lot size about 0.83 acres (additional parcels present)

Exterior

• Parking: No designated parking listed
• Utilities: Well water; Septic tank
• Home design: Residential property; Single-story entry (first-floor living areas); Built in 2021; Facing direction not specified
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Porch; Shed(s); Storage; Cleared and wooded lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave
• Bedrooms: Primary bedroom on the first floor; Second bedroom on the first floor
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s); Porch storage
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $141 ($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 $137k (14.3% below list).
• Recommended offer: $137k (14.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Navasota ISD (town): math 31% / reading 31% proficiency, ranked #600 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: High Point El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 478 students, 80% FRL); Navasota J H (math 26% / reading 30%, grade F, #1,143 of 1,662 statewide, top 69%, 664 students, 82% FRL); Navasota H S (math 34% / reading 32%, grade F, #1,023 of 1,632 statewide, top 63%, 884 students, 73% FRL).
• Market conditions: 173 active listings in the ZIP; 110 units permitted in Grimes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Grimes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $137,072 (14.3% 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. 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.
3. 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.
4. 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: 0.86% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.7

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: 11.0%
• Equity multiple: 1.63×
• Total profit: $28,201
• Equity at exit: $71,943

10-year hold

• IRR: 13.2%
• Equity multiple: 2.96×
• Total profit: $87,684
• Equity at exit: $110,873

Cash invested: $44,800 (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 77363

• Active inventory: 173
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $141

Break-even live

Break-even rent $1,192

Max offer price $160,000

Occupancy floor 85%

Sensitivity live

Price	-10% $232	-5% $187	+0% $141	+5% $96	+10% $51
Rent	-10% $33	-5% $87	+0% $141	+5% $196	+10% $250
Rate	-1.0pp $222	-0.5pp $182	base $141	+0.5pp $100	+1.0pp $58

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $160,000 Active 19 DOM
2. 2026-06-18
   days on market $160,000 Active 16 DOM
3. 2026-06-17
   days on market $160,000 Active 15 DOM
4. 2026-06-16
   days on market $160,000 Active 14 DOM
5. 2026-06-15
   days on market $160,000 Active 13 DOM
6. 2026-06-13
   days on market $160,000 Active 11 DOM
7. 2026-06-09
   days on market $160,000 Active 7 DOM
8. 2026-06-08
   days on market $160,000 Active 6 DOM
9. 2026-06-07
   days on market $160,000 Active 5 DOM
10. 2026-06-04
    days on market $160,000 Active 2 DOM
11. 2026-06-03
    remarks 542-char remark
12. 2026-06-03
    listed $160,000 Active 1 DOM

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$2,499/yr (+$208/mo · 582.8%)

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

Taxation est. · year 1

• Rental income: $16,449
• − Mortgage interest: −$8,962
• − Property taxes: −$429
• − Insurance: −$800
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$4,655
• Taxable loss: −$1,029
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,944/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: Navasota ISD
• NCES district ID: 4832190
• Math proficiency: 31% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $44,326
• Composite: 26.5/100
• National rank: #7205
• State rank: #600 of 826 in TX

Livability — Pinebrook

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,246

Population outlook (Grimes County) Hauer SSP2

• Today (2025): 28,910 people
• By 2030: 29,539 · +2.2%
• By 2040: 30,648 · +6.0%
• By 2050: 31,698 · +9.6%
• By 2075: 34,351 · +18.8%
• By 2100: 33,565 · +16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 19% Two or more races 15% Black 4%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 3% Italian 3% Romanian 3%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 15% Vietnamese 1%

Political lean MEDSL · Grimes

• 2024 margin: Solid R (+60.3) · D 19.5% · R 79.7%
• 2008→2024 swing: -25.9pp toward R · 2008: -34.3pp · 2024: -60.3pp
• All cycles: 2024: R+60.3 2020: R+53.2 2016: R+51.1 2012: R+44.2 2008: R+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

2 events — show timeline

• 2026-06-02 Listed $160,000 HARMLS
• 2021-07-09 Sold (Public Records) — Public Records

Property tax history

+34.1%/yr

Latest (2025): $429 · +7.5% YoY. Source: county tax records.