Delight Plan · Splendora, TX 77372

$38,900

2 bd · 2.0 ba · 820 sqft · Manufactured · 441 Days on market

Manufactured home Good condition

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Why this score? — see what drove the D+ 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Condition / age +3.8/5.0
• Appreciation +3.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -4.2

Listing remarks MLS

Cute 2 Bedroom 2 Bath home with 820 sf in a split floor plan you'll love. Kitchen and spacious living room divide the two bedrooms for privacy and comfort in this beautiful home. This home price is $12,000 off while the lot model is available!! Come in TODAY.

Key facts

• Listed 440 days

🏗️ New construction. The $38,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $108,809.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $39k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.1% in Splendora — 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 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: 655 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent is only 16% of the median local income ($79k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $753 of loan paydown is wiped out by about $3k 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 441 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.

Recommended offer $34,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 441 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $108,809
• List price: $38,900
• Delta: -64.25%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25452 Ipes Rd	0.14mi	3/1.5 (+1)	894 (+9%)	14mo	$310,000	$347	59
16830 Main St	1.28mi	2/1.0	848 (+3%)	8mo	$180,000	$212	49
26085 Coleman Dr	1.16mi	2/1.5	912 (+11%)	28mo	$125,000	$137	24
14744 Lucas Dr	1.25mi	2/1.5	624 (-24%)	27mo	$95,000	$152	18
24276 Creekwood Dr	1.24mi	2/1.0	1,020 (+24%)	26mo	$250,000	$245	16

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-10,896
• Equity at exit: $16,224

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-770
• Equity at exit: $9,408

Cash invested: $30,466 (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 77372

• Home prices YoY: -2.1%
• Active inventory: 655
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$571
• Tax est. 1.5%: −$136 /mo · $1,632/yr
• Insurance: −$45
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $105

Break-even live

Break-even rent $952

Max offer price $108,809

Occupancy floor 85%

Sensitivity live

Price	-10% $181	-5% $143	+0% $105	+5% $68	+10% $30
Rent	-10% $20	-5% $63	+0% $105	+5% $148	+10% $191
Rate	-1.0pp $160	-0.5pp $133	base $105	+0.5pp $77	+1.0pp $49

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: $27,202
• Closing costs: $3,264
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25982 Stillbrook Ln Splendora, TX	3.0	2.0	1090	$1,175	$1.08	38d	1	0.87mi
26471 Joy Village Dr Splendora, TX	2.0	2.0	1050	$1,350	$1.29	71d	1	1.32mi
26471 Joy Village Dr Unit A Splendora, TX	2.0	2.0	1015	$1,295	$1.28	43d	1	1.32mi

Listing history 50 events

1. 2026-08-08
   days on market $38,900 Active 441 DOM
2. 2026-08-06
   days on market $38,900 Active 439 DOM
3. 2026-08-05
   days on market $38,900 Active 438 DOM
4. 2026-08-04
   days on market $38,900 Active 437 DOM
5. 2026-08-03
   days on market $38,900 Active 436 DOM
6. 2026-07-31
   days on market $38,900 Active 433 DOM
7. 2026-07-30
   days on market $38,900 Active 432 DOM
8. 2026-07-30
   days on market $38,900 Active 431 DOM
9. 2026-07-28
   days on market $38,900 Active 430 DOM
10. 2026-07-26
    days on market $38,900 Active 428 DOM
11. 2026-07-24
    days on market $38,900 Active 426 DOM
12. 2026-07-23
    days on market $38,900 Active 425 DOM
13. 2026-07-22
    days on market $38,900 Active 424 DOM
14. 2026-07-21
    days on market $38,900 Active 423 DOM
15. 2026-07-20
    days on market $38,900 Active 422 DOM
16. 2026-07-18
    days on market $38,900 Active 420 DOM
17. 2026-07-18
    days on market $38,900 Active 419 DOM
18. 2026-07-16
    days on market $38,900 Active 418 DOM
19. 2026-07-15
    days on market $38,900 Active 417 DOM
20. 2026-07-14
    days on market $38,900 Active 416 DOM
21. 2026-07-13
    days on market $38,900 Active 415 DOM
22. 2026-07-13
    days on market $38,900 Active 414 DOM
23. 2026-07-11
    days on market $38,900 Active 413 DOM
24. 2026-07-10
    days on market $38,900 Active 412 DOM
25. 2026-07-09
    days on market $38,900 Active 411 DOM
26. 2026-07-07
    days on market $38,900 Active 409 DOM
27. 2026-07-06
    days on market $38,900 Active 408 DOM
28. 2026-07-06
    days on market $38,900 Active 407 DOM
29. 2026-07-05
    days on market $38,900 Active 406 DOM
30. 2026-07-03
    days on market $38,900 Active 405 DOM
31. 2026-07-02
    days on market $38,900 Active 404 DOM
32. 2026-07-01
    days on market $38,900 Active 403 DOM
33. 2026-06-30
    days on market $38,900 Active 402 DOM
34. 2026-06-29
    days on market $38,900 Active 401 DOM
35. 2026-06-28
    days on market $38,900 Active 400 DOM
36. 2026-06-27
    days on market $38,900 Active 399 DOM
37. 2026-06-26
    days on market $38,900 Active 398 DOM
38. 2026-06-24
    days on market $38,900 Active 396 DOM
39. 2026-06-21
    days on market $38,900 Active 393 DOM
40. 2026-06-18
    days on market $38,900 Active 390 DOM
41. 2026-06-17
    days on market $38,900 Active 389 DOM
42. 2026-06-16
    days on market $38,900 Active 388 DOM
43. 2026-06-15
    days on market $38,900 Active 387 DOM
44. 2026-06-13
    days on market $38,900 Active 385 DOM
45. 2026-06-13
    days on market $38,900 Active 384 DOM
46. 2026-06-09
    days on market $38,900 Active 381 DOM
47. 2026-06-08
    days on market $38,900 Active 380 DOM
48. 2026-06-07
    days on market $38,900 Active 379 DOM
49. 2026-06-04
    days on market $38,900 Active 376 DOM
50. 2026-06-03
    days on market $38,900 Active 375 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: $13,025
• − Mortgage interest: −$6,095
• − Property taxes: −$1,632
• − Insurance: −$544
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,165
• Taxable loss: −$496
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $1,385/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

Good 75/100 Cosmetic rehab Est. rehab $4,100–$12,300 screening

This manufactured home is in good condition with a fresh exterior and interior. Minor updates to the exterior and interior can significantly increase its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace worn-out carpet — Fresh carpet improves comfort and can increase both resale and rental value. ↑
• Both Upgrade kitchen appliances — Modern appliances can attract more buyers and renters, increasing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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 $38,900 Zillow