Valu Maxx Plan · Crosby, TX 77532

$99,999

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 319 Days on market

Good condition

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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
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Valu Maxx Premier 32563E—a thoughtfully designed 3-bedroom, 2-bath home that blends style, space, and smart functionality. With up to 1,685 square feet of living space, this home offers a modern open-concept layout that maximizes natural light and creates a warm, inviting atmosphere. Step into a spacious living room that seamlessly connects to the dining area and kitchen—perfect for entertaining or everyday living. The kitchen is equipped with energy-efficient appliances, generous cabinet space, and a functional island that doubles as a prep zone and casual dining bar. The primary suite is a true retreat, featuring a large walk-in closet and a private en-suite bath with double sinks, a soaking tub, and a separate shower. The two additional bedrooms are located on the opposite side of the home for added privacy and share a well-appointed second bathroom. Built with affordability and durability in mind, the Valu Maxx Premier series doesn't compromise on quality. This model offers premium finishes, energy-efficient insulation, and a stylish exterior with clean lines and curb appeal. Whether you're a first-time homebuyer, a budget conscious buyer, or downsizing into something simpler, the 32563E is a flexible, high-value option that delivers comfort and functionality without breaking the bank. Live smarter in a home that works for your lifestyle—live Valu Maxx.

Key facts

• Double sinks
• Functional island
• Large walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• ENERGY-EFFICIENT APPLIANCES
• FUNCTIONAL ISLAND
• LARGE WALK-IN CLOSET
• PRIVATE EN-SUITE BATH
• DOUBLE SINKS

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 4.8% in Crosby — 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 59/100 on livability (#1,121 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: schools D, amenities F, commute F.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 1172 active listings in the ZIP; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.94% ✓
• Cap rate: 16.39%
• Cash-on-cash: 36.05%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.48% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.23×
• Total profit: $34,471
• Equity at exit: $14,910

10-year hold

• IRR: 36.4%
• Equity multiple: 4.12×
• Total profit: $87,485
• Equity at exit: $8,646

Cash invested: $28,000 (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 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1172
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,939 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $841

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 52%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $99,999 Active 319 DOM
2. 2026-06-17
   days on market $99,999 Active 318 DOM
3. 2026-06-16
   days on market $99,999 Active 317 DOM
4. 2026-06-15
   days on market $99,999 Active 316 DOM
5. 2026-06-13
   days on market $99,999 Active 314 DOM
6. 2026-06-09
   days on market $99,999 Active 310 DOM
7. 2026-06-08
   days on market $99,999 Active 309 DOM
8. 2026-06-07
   days on market $99,999 Active 308 DOM
9. 2026-06-04
   days on market $99,999 Active 305 DOM
10. 2026-06-02
    days on market $99,999 Active 303 DOM
11. 2026-06-01
    days on market $99,999 Active 302 DOM
12. 2026-05-31
    days on market $99,999 Active 301 DOM
13. 2025-08-03
    listed $99,999 Active 1410-char remark

    Show marketing remark (1410 chars)

    Discover the Valu Maxx Premier 32563E—a thoughtfully designed 3-bedroom, 2-bath home that blends style, space, and smart functionality. With up to 1,685 square feet of living space, this home offers a modern open-concept layout that maximizes natural light and creates a warm, inviting atmosphere. Step into a spacious living room that seamlessly connects to the dining area and kitchen—perfect for entertaining or everyday living. The kitchen is equipped with energy-efficient appliances, generous cabinet space, and a functional island that doubles as a prep zone and casual dining bar. The primary suite is a true retreat, featuring a large walk-in closet and a private en-suite bath with double sinks, a soaking tub, and a separate shower. The two additional bedrooms are located on the opposite side of the home for added privacy and share a well-appointed second bathroom. Built with affordability and durability in mind, the Valu Maxx Premier series doesn't compromise on quality. This model offers premium finishes, energy-efficient insulation, and a stylish exterior with clean lines and curb appeal. Whether you're a first-time homebuyer, a budget conscious buyer, or downsizing into something simpler, the 32563E is a flexible, high-value option that delivers comfort and functionality without breaking the bank. Live smarter in a home that works for your lifestyle—live Valu Maxx.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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: $23,273
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$2,909
• Taxable income: $9,039
• Est. tax owed @ 24.0%: −$2,169
• After-tax cash flow: $7,924/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 80/100 None rehab

This manufactured home is in good condition with a modern interior and exterior. It is move-in ready with minimal maintenance required.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Clean and maintain gutters — Keeps property in good condition and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Clean and maintain gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ 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: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 of 826 in TX

Livability — Crosby

• Score: 59/100
• State rank: #1121
• US rank: #19783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 33,780
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 382.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• 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

1 event — show timeline

• 2025-08-03 Listed $99,999 Zillow