1160 Road 5701 · Dayton, TX 77327

$195,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 36 Days on market

Built 2021 Good condition 0.80 ac lot $124/sqft · 29% above area Est $151k · 29% over $10/mo HOA · 1% of rent ↓ 15% since listing

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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 +17.7/30.0
• DSCR +5.5/10.0
• 1% rule +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

A well maintained 3-bedroom, 2-full bath home situated on larger 0.8 acre lot. High and dry - NO FLOODING. This attractive home offers an open-concept floor plan. Dining room, kitchen with island, spacious family room, a mock fireplace to add ambiance, laminate flooring, covered back patio, wood front deck and above ground swimming pool ideal to entertain your family and friends. A large storage shed for your project tools. New fence and circular driveway. Looking for a peaceful atmosphere away from the hustle and bustle of the big city? This is it! Country living at its best. Great location with easy access to the TX-99 Grand Parkway. Nearby shopping and dining. Call today to schedule a pr

Key facts

• Mock fireplace
• Wood front deck
• Covered back patio

Tags

• OPEN-CONCEPT FLOOR PLAN
• MOCK FIREPLACE
• COVERED BACK PATIO
• WOOD FRONT DECK
• ABOVE GROUND SWIMMING POOL
• LARGE STORAGE SHED

Property features AI

Finance

• HOA & community: HOA managed by CHNP Management; Annual association fee of $120

Exterior

• Parking: Circular driveway parking
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Faces north; One-story entry (all main rooms listed on first floor)
• Construction: Built in 2021; Vinyl and wood siding; Block foundation; Composition roof
• Exterior features: Subdivision lot; Circular driveway

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom on first floor; Two additional bedrooms on first floor; Another bedroom on first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Kitchen open to family room; Ceiling fans; Programmable thermostat
• 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 $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $158 ($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 $177k (9.2% below list).
• Recommended offer: $177k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.2% in Dayton — 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 60/100 on livability (#1,066 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Cleveland ISD (town): math 24% / reading 25% proficiency, ranked #723 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pine Burr El (691 students, 97% FRL); Santa Fe Middle (915 students, 99% FRL); Cleveland H S (math 30% / reading 32%, grade F, #1,077 of 1,632 statewide, top 66%, 3,310 students, 92% FRL) — zoned schools average 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 1574 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Liberty County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,095 (9.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.91% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (median comp): $151,141
• List price: $195,000
• Delta: 29.02%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-19,765
• Equity at exit: $29,075

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,137
• Equity at exit: $16,860

Cash invested: $54,600 (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 77327

• Home prices YoY: -5.2%
• Rents YoY: 4.0%
• Active inventory: 1574
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,771 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$81
• HOA: −$10
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $158

Break-even live

Break-even rent $1,571

Max offer price $195,000

Occupancy floor 86%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
662 Road 590110 Cleveland, TX	4.0	2.0	1600	$2,200	$1.38	12d	1	1.16mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-18
   days on market $195,000 Active 36 DOM
2. 2026-06-17
   days on market $195,000 Active 35 DOM
3. 2026-06-16
   days on market $195,000 Active 34 DOM
4. 2026-06-15
   days on market $195,000 Active 33 DOM
5. 2026-06-13
   days on market $195,000 Active 31 DOM
6. 2026-06-09
   days on market $195,000 Active 27 DOM
7. 2026-06-08
   days on market $195,000 Active 26 DOM
8. 2026-06-07
   days on market $195,000 Active 25 DOM
9. 2026-06-04
   days on market $195,000 Active 22 DOM
10. 2026-06-03
    days on market $195,000 Active 21 DOM
11. 2026-06-02
    days on market $195,000 Active 20 DOM
12. 2026-06-01
    days on market $195,000 Active 19 DOM
13. 2026-05-31
    days on market $195,000 Active 18 DOM
14. 2026-05-13
    listed $195,000 Active 718-char remark
15. 2026-05-13
    historical
16. 2025-12-11
    listed $195,000 Active
17. 2025-11-25
    historical
18. 2025-09-27
    listed $195,000 Active
19. 2023-09-19
    historical
20. 2023-09-11
    listed $205,000 Active
21. 2022-07-21
    historical
22. 2022-06-21
    price $205,000
23. 2022-05-17
    price $215,000
24. 2022-05-06
    listed $230,000 Active

ⓘ 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: $1,525 · $127/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$2,044/yr (+$170/mo · 134.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,251
• − Mortgage interest: −$10,923
• − Property taxes: −$1,525
• − Insurance: −$975
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$120
• − Depreciation: −$5,673
• Taxable loss: −$1,364
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $2,225/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 75/100 Cosmetic rehab

This well-maintained mobile home offers a good condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Dated appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace bathroom fixtures — Modern fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Dated appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace bathroom fixtures — Modern fixtures enhance functionality and aesthetics ↑

ⓘ 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: Cleveland ISD
• NCES district ID: 4814370
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $39,173
• Composite: 20.61/100
• National rank: #8549
• State rank: #723 of 826 in TX

Livability — Dayton

• Score: 60/100
• State rank: #1066
• US rank: #18940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 82,189 people
• City population: 82,189
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 42,685
• Household income: $62,219
• Rent vs Own: 14.4% rent · 85.6% own
• Severe rent burden: 437.0

Population outlook (Liberty County) Hauer SSP2

• Today (2025): 87,956 people
• By 2030: 92,161 · +4.8%
• By 2040: 100,784 · +14.6%
• By 2050: 109,471 · +24.5%
• By 2075: 133,470 · +51.7%
• By 2100: 147,372 · +67.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 54% White 36% Two or more races 18% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 0%
• Foreign-born: 22% · Canada
• Languages at home: 51% English-only · Spanish 48%

Political lean MEDSL · Liberty

• 2024 margin: Solid R (+61.6) · D 19.0% · R 80.6%
• 2008→2024 swing: -17.9pp toward R · 2008: -43.7pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.7 2016: R+58.0 2012: R+53.3 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.39%
• Current HPI: 224.9222
• Rent YoY: ▲ 4.00%
• 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

-15.2% since first listed

11 events — show timeline

• 2026-05-13 Listing Removed — HARMLS
• 2026-05-13 Listed $195,000 HARMLS
• 2025-12-11 Listed $195,000 HARMLS
• 2025-11-25 Listing Removed — HARMLS
• 2025-09-27 Listed $195,000 HARMLS
• 2023-09-19 Listing Removed — HARMLS
• 2023-09-11 Listed $205,000 HARMLS
• 2022-07-21 Listing Removed — HARMLS
• 2022-06-21 Price Changed $205,000 HARMLS
• 2022-05-17 Price Changed $215,000 HARMLS
• 2022-05-06 Listed $230,000 HARMLS

Property tax history

+0.5%/yr

Latest (2025): $1,525 · +0.5% YoY. Source: county tax records.