846 County Road 3565 · Plum Grove, TX 77327

$85,000

4 bd · 2.5 ba · 1,320 sqft · Manufactured · 321 Days on market

Built 2015 0.45 ac lot $64/sqft · 29% below area Est $119k · 29% under $10/mo HOA · 1% of rent ↓ 29% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful wide facing 0.45 acre Lot that has 2 mobile homes with lots of potential. This could be a good opportunity for home, rental property, business. One unit has 2 br/offices, half bath, space for a full bath. Other unit has 2 br/offices and unfinished shower only bath. Lot has plenty of room for outdoor use, landscaping, entertaining, gardening, working, playing, and your own future plans. Partially fenced on 3 sides and has driveway. Plenty of space for parking. No MUD tax.

Key facts

• Wide facing lot
• Outdoor use
• Partially fenced

Tags

• WIDE FACING LOT
• OUTDOOR USE
• PARTIALLY FENCED
• DRIVEWAY
• SPACE FOR PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $972 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 5.0% in Plum Grove — 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 58/100 on livability (#1,206 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute 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.
• 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 38% 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 2.29% ✓
• Cap rate: 20.01%
• Cash-on-cash: 48.99%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (median comp): $118,950
• List price: $85,000
• Delta: -28.54%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Road 5116	0.49mi	3/2.0 (-1)	1,368 (+4%)	9mo	$99,990	$73	56

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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 47.7%
• Equity multiple: 3.11×
• Total profit: $50,107
• Equity at exit: $12,674

10-year hold

• IRR: 53.8%
• Equity multiple: 6.53×
• Total profit: $131,679
• Equity at exit: $7,349

Cash invested: $23,800 (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 77327

• Home prices YoY: -5.2%
• Rents YoY: 4.0%
• Active inventory: 1574
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$35
• HOA: −$10
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $972

Break-even live

Break-even rent $719

Max offer price $85,000

Occupancy floor 45%

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: $21,250
• Closing costs: $2,550
• 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	1.48mi

HOA detail

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

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 321 DOM
2. 2026-06-17
   days on market $85,000 Active 320 DOM
3. 2026-06-16
   days on market $85,000 Active 319 DOM
4. 2026-06-15
   days on market $85,000 Active 318 DOM
5. 2026-06-13
   days on market $85,000 Active 316 DOM
6. 2026-06-09
   days on market $85,000 Active 312 DOM
7. 2026-06-08
   days on market $85,000 Active 311 DOM
8. 2026-06-07
   days on market $85,000 Active 310 DOM
9. 2026-06-04
   days on market $85,000 Active 307 DOM
10. 2026-06-03
    days on market $85,000 Active 306 DOM
11. 2026-06-02
    days on market $85,000 Active 305 DOM
12. 2026-06-01
    days on market $85,000 Active 304 DOM
13. 2026-05-31
    days on market $85,000 Active 303 DOM
14. 2026-03-12
    price $85,000 490-char remark

    Show marketing remark (490 chars)

    Beautiful wide facing 0.45 acre Lot that has 2 mobile homes with lots of potential. This could be a good opportunity for home, rental property, business. One unit has 2 br/offices, half bath, space for a full bath. Other unit has 2 br/offices and unfinished shower only bath. Lot has plenty of room for outdoor use, landscaping, entertaining, gardening, working, playing, and your own future plans. Partially fenced on 3 sides and has driveway. Plenty of space for parking. No MUD tax.

15. 2025-09-15
    price $94,900 490-char remark

    Show marketing remark (490 chars)

    Beautiful wide facing 0.45 acre Lot that has 2 mobile homes with lots of potential. This could be a good opportunity for home, rental property, business. One unit has 2 br/offices, half bath, space for a full bath. Other unit has 2 br/offices and unfinished shower only bath. Lot has plenty of room for outdoor use, landscaping, entertaining, gardening, working, playing, and your own future plans. Partially fenced on 3 sides and has driveway. Plenty of space for parking. No MUD tax.

16. 2025-08-01
    listed $120,000 Active 490-char remark

    Show marketing remark (490 chars)

    Beautiful wide facing 0.45 acre Lot that has 2 mobile homes with lots of potential. This could be a good opportunity for home, rental property, business. One unit has 2 br/offices, half bath, space for a full bath. Other unit has 2 br/offices and unfinished shower only bath. Lot has plenty of room for outdoor use, landscaping, entertaining, gardening, working, playing, and your own future plans. Partially fenced on 3 sides and has driveway. Plenty of space for parking. No MUD tax.

ⓘ 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: $920 · $77/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$636/yr (+$53/mo · 69.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 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: $23,384
• − Mortgage interest: −$4,761
• − Property taxes: −$920
• − Insurance: −$425
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$120
• − Depreciation: −$2,473
• Taxable income: $10,944
• Est. tax owed @ 24.0%: −$2,626
• After-tax cash flow: $9,033/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: 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 — Plum Grove

• Score: 58/100
• State rank: #1206
• US rank: #21049

Category grades

Amenities F Commute F Cost of living A+ Crime A+ 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
• 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

-29.2% since first listed

3 events — show timeline

• 2026-03-12 Price Changed $85,000 HARMLS
• 2025-09-15 Price Changed $94,900 HARMLS
• 2025-08-01 Listed $120,000 HARMLS

Property tax history

+8.6%/yr

Latest (2025): $920 · +7.3% YoY. Source: county tax records.