3212 Cactus Flower Ct · Montgomery, TX 77356

$71,000

4 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 237 Days on market

Built 2022 Fair condition $45/sqft · 81% below area ↓ 4% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A MOBILE HOME IN A MOBILE HOME PARK FOR RENT 4 Beds 2 Baths - Mobile Home ( see description below) * * You must be approved by the Mobile Home Community Manager before you can be approved to rent * * FM 1486 North of Hwy 105 For Rent. Actual address: 3212 Cactus Flower Ct, Montgomery, TX. 77356. 1997 FM1486 is the entrance to the Welcome Home mobile home community. 2022 Clayton Marvel 4, double wide mobile home. In a gated mobile home community. Includes refrigerator, range, dishwasher, washer, and dryer. 1475 SF, 4 bdrm, 2 bath. Only lived in 3 years. Just like new!! Deposit is $1500. Rent is $1500 per month. Rent does not include any utilities. Dogs: Maximum: 1 dogs (maximum weight 15 pounds. ) OR 1 cat Deposit for dog/cat: $250

Key facts

• Quiet location
• Cul-de-sac
• Built 2022

Tags

• GATED MOBILE HOME COMMUNITY
• CUL-DE-SAC
• QUIET LOCATION

🏷️ Possibly a rental listed for sale. The $71,000 price doesn't fit this home's estimated sale value (~$342,621) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $71k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $71k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.2% vs local median 2.0% in Montgomery — 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 70/100 on livability (#372 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Montgomery ISD (rural): math 63% / reading 57% proficiency, ranked #49 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-3.3%/yr); 1067 active listings in the ZIP; 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 $491 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($62k) 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: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $62,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.12% ✓
• Cap rate: 27.24%
• Cash-on-cash: 74.79%
• DSCR: 4.33
• GRM: 2.7

CMA / ARV

• ARV (median comp): $342,621
• List price: $71,000
• Delta: -79.28%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 71.2%
• Equity multiple: 4.07×
• Total profit: $60,974
• Equity at exit: $10,586

10-year hold

• IRR: 74.3%
• Equity multiple: 7.53×
• Total profit: $129,840
• Equity at exit: $6,139

Cash invested: $19,880 (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 77356

• Home prices YoY: -30.3%
• Rents YoY: -3.3%
• Active inventory: 1067
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,212 medium
• Mortgage (P&I): −$372
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $1,239

Break-even live

Break-even rent $644

Max offer price $71,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,279	-5% $1,259	+0% $1,239	+5% $1,219	+10% $1,199
Rent	-10% $1,064	-5% $1,152	+0% $1,239	+5% $1,326	+10% $1,414
Rate	-1.0pp $1,275	-0.5pp $1,257	base $1,239	+0.5pp $1,221	+1.0pp $1,202

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $71,000 Active 237 DOM
2. 2026-06-18
   days on market $71,000 Active 234 DOM
3. 2026-06-17
   days on market $71,000 Active 233 DOM
4. 2026-06-16
   days on market $71,000 Active 232 DOM
5. 2026-06-16
   pricedays on marketlisting id $71,000 Active 231 DOM
6. 2026-06-15
   days on market $69,000 Active 30 DOM
7. 2026-06-13
   days on market $69,000 Active 28 DOM
8. 2026-06-13
   days on market $69,000 Active 27 DOM
9. 2026-06-09
   days on market $69,000 Active 24 DOM
10. 2026-06-08
    days on market $69,000 Active 23 DOM
11. 2026-06-07
    days on market $69,000 Active 22 DOM
12. 2026-06-04
    days on market $69,000 Active 19 DOM
13. 2026-06-03
    days on market $69,000 Active 18 DOM
14. 2026-06-02
    days on market $69,000 Active 17 DOM
15. 2026-06-01
    days on market $69,000 Active 16 DOM
16. 2026-05-31
    days on market $69,000 Active 15 DOM
17. 2026-05-16
    listed $69,000 Active 753-char remark

    Show marketing remark (753 chars)

    THIS IS A MOBILE HOME IN A MOBILE HOME PARK FOR RENT 4 Beds 2 Baths - Mobile Home ( see description below) * * You must be approved by the Mobile Home Community Manager before you can be approved to rent * * FM 1486 North of Hwy 105 For Rent. Actual address: 3212 Cactus Flower Ct, Montgomery, TX. 77356. 1997 FM1486 is the entrance to the Welcome Home mobile home community. 2022 Clayton Marvel 4, double wide mobile home. In a gated mobile home community. Includes refrigerator, range, dishwasher, washer, and dryer. 1475 SF, 4 bdrm, 2 bath. Only lived in 3 years. Just like new!! Deposit is $1500. Rent is $1500 per month. Rent does not include any utilities. Dogs: Maximum: 1 dogs (maximum weight 15 pounds. ) OR 1 cat Deposit for dog/cat: $250

18. 2025-12-01
    price $71,000 372-char remark

    Show marketing remark (372 chars)

    For sale by owner: Price cut $1000!!!! Montgomery, TX. 2022 double wide mobile home. In a gated mobile home community in a cul-de-sac. Quiet location. 1475 SF. 4 bdrm, 2 bath. Refrigerator, washer, dryer and range included. $71,000. We are moving. Offers welcome !!! Everything in great shape and clean. We are packing so pictures show clutter. Lot rent not included.

19. 2025-10-27
    listed $72,000 Active 372-char remark

    Show marketing remark (372 chars)

    For sale by owner: Price cut $1000!!!! Montgomery, TX. 2022 double wide mobile home. In a gated mobile home community in a cul-de-sac. Quiet location. 1475 SF. 4 bdrm, 2 bath. Refrigerator, washer, dryer and range included. $71,000. We are moving. Offers welcome !!! Everything in great shape and clean. We are packing so pictures show clutter. Lot rent not included.

ⓘ 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: $1,280 · $107/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: +$19/yr (+$2/mo · 1.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 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: $26,547
• − Mortgage interest: −$3,977
• − Property taxes: −$1,280
• − Insurance: −$355
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$2,065
• Taxable income: $14,622
• Est. tax owed @ 24.0%: −$3,509
• After-tax cash flow: $11,360/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 · 10 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and updates to improve its condition and value. Focus on updating the kitchen and bathrooms, as well as refinishing the floors, to attract more buyers.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance and need for updating.
• Moderate Bathroom fixtures — Outdated and need replacement.
• Minor Flooring — Slight wear and tear, could be refinished.

Value-add opportunities

• Resale Update kitchen cabinets and appliances — Modernizing the kitchen will attract more buyers.
• Resale Replace bathroom fixtures — Outdated fixtures will deter potential buyers.
• Both Refinish hardwood floors — Improves appearance and adds value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance and need for updating.	Moderate	$3,000–15,000
Bathroom fixtures · Outdated and need replacement.	Moderate	$3,000–15,000
Flooring · Slight wear and tear, could be refinished.	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Update kitchen cabinets and appliances — Modernizing the kitchen will attract more buyers. ↑
• Resale Replace bathroom fixtures — Outdated fixtures will deter potential buyers. ↑
• Both Refinish hardwood floors — Improves appearance and adds value for both resale and rental. ↑

ⓘ 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: Montgomery ISD
• NCES district ID: 4831260
• Math proficiency: 63% ▼ -3.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $75,596
• Composite: 53.55/100
• National rank: #1445
• State rank: #49 of 826 in TX

Livability — Montgomery

• Score: 70/100
• State rank: #372
• US rank: #7894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 67,277
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 32,583
• Household income: $106,804
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 414.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 4%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -101.28%
• Current HPI: 233.0032
• Rent YoY: ▼ -3.30%
• 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

-4.2% since first listed

3 events — show timeline

• 2026-05-16 Listed $69,000 FSBO.com
• 2025-12-01 Price Changed $71,000 ForSaleByOwner.com
• 2025-10-27 Listed $72,000 ForSaleByOwner.com