2359 Road 5731 · Plum Grove, TX 77327

$169,775

4 bd · 2.0 ba · 1,792 sqft · Manufactured · 35 Days on market

Built 1996 Good condition 10,454 sqft lot $95/sqft · 19% above area Est $143k · 19% over $10/mo HOA · 1% of rent ↓ 6% since listing

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Why this score? — see what drove the C- 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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +6.4/10.0
• Condition / age +4.2/5.0
• Rent growth +3.5/5.0
• Livability +2.9/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

The property located at 2359 Road 5731, Cleveland, TX 77327 is a one-story residential manufactured home situated on a rural interior lot in Liberty County, Texas. The home is located within a developing residential community consisting primarily of manufactured and site-built homes on individually platted lots. Physical Property Description: Single-family manufactured residence One-story design Front-facing main entrance Pitched roof construction Exterior siding finish Driveway parking area Utility service connections available to the property Level lot with residential yard area Interior subdivision road access from Road 5731 Wooded and semi-rural surroundings Residential use

Key facts

• One story design
• 0.24 acre lot
• Built 1996

Tags

• ONE STORY DESIGN
• FRONT FACING MAIN ENTRANCE
• PITCHED ROOF CONSTRUCTION
• EXTERIOR SIDING FINISH
• DRIVEWAY PARKING AREA
• UTILITY SERVICE CONNECTIONS

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Houston El Norte Property Owner's association; Annual association fee of $120

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on the first floor)
• Construction: Built in 1996; Wood siding exterior; Block foundation
• Exterior features: Corner lot

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Disposal
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the first floor (three bedrooms total including primary)
• Bathrooms: 2 full bathrooms
• Interior features: Quartz counters; 12 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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 37% 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 $5k 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 35 days — a 3% lower offer ($165k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,681 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
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: 1.14% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 7.3

CMA / ARV

• ARV (median comp): $142,830
• List price: $169,775
• Delta: 18.86%
• 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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,797
• Equity at exit: $25,314

10-year hold

• IRR: 8.7%
• Equity multiple: 1.69×
• Total profit: $33,014
• Equity at exit: $14,679

Cash invested: $47,537 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$890
• Tax est. 1.5%: −$212 /mo · $2,547/yr
• Insurance: −$71
• HOA: −$10
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $341

Break-even live

Break-even rent $1,498

Max offer price $169,775

Occupancy floor 77%

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: $42,444
• Closing costs: $5,093
• 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	1.49mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 14 events

1. 2026-06-18
   days on market $169,775 Active 35 DOM
2. 2026-06-17
   days on market $169,775 Active 34 DOM
3. 2026-06-16
   days on market $169,775 Active 33 DOM
4. 2026-06-15
   days on market $169,775 Active 32 DOM
5. 2026-06-13
   days on market $169,775 Active 30 DOM
6. 2026-06-09
   days on market $169,775 Active 26 DOM
7. 2026-06-08
   pricedays on market $169,775 Active 25 DOM
8. 2026-06-07
   days on market $179,775 Active 24 DOM
9. 2026-06-04
   days on market $179,775 Active 21 DOM
10. 2026-06-03
    days on market $179,775 Active 20 DOM
11. 2026-06-02
    days on market $179,775 Active 19 DOM
12. 2026-06-01
    days on market $179,775 Active 18 DOM
13. 2026-05-31
    days on market $179,775 Active 17 DOM
14. 2026-05-14
    listed $179,775 Active 916-char remark

ⓘ 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 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: $23,154
• − Mortgage interest: −$9,510
• − Property taxes: −$2,547
• − Insurance: −$849
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − HOA: −$120
• − Depreciation: −$4,939
• Taxable income: $1,485
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $3,736/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 · 30 photos

Good 85/100 None rehab

This manufactured home is in excellent condition with new appliances, fixtures, and exterior finishes. It is move-in ready and has the potential to be a great investment.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Add a small garden or flower bed near the front door — Improves curb appeal and adds aesthetic value
• Both Install a security system — Enhances safety and can be a selling point for potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add a small garden or flower bed near the front door — Improves curb appeal and adds aesthetic value ↑
• Both Install a security system — Enhances safety and can be a selling point for potential buyers ↑

ⓘ 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 — 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

-5.6% since first listed

2 events — show timeline

• 2026-06-08 Price Changed $169,775 HARMLS
• 2026-05-14 Listed $179,775 HARMLS