2591 Glenda St · Forest Heights, TX 77632

$42,500

2 bd · 2.0 ba · 1,088 sqft · Manufactured public records · 178 Days on market

Built 2008 0.37 ac lot ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

With a little TLC this could be a great investment or starter home. Sitting on a fenced corner lot. Little Cypress ISD

Key facts

• 0.37 acre lot
• Listed 177 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Little Cypress-Mauriceville CISD (rural): math 35% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 294 active listings in the ZIP; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $294 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $37,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.78% ✓
• Cap rate: 23.68%
• Cash-on-cash: 62.11%
• DSCR: 3.76
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 47.2%
• Equity multiple: 3.06×
• Total profit: $24,476
• Equity at exit: $6,337

10-year hold

• IRR: 53.0%
• Equity multiple: 6.21×
• Total profit: $62,002
• Equity at exit: $3,675

Cash invested: $11,900 (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 77632

• Home prices YoY: -31.6%
• Active inventory: 294
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$77 /mo · $930/yr
• Insurance: −$18
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $491

Break-even live

Break-even rent $561

Max offer price $42,500

Occupancy floor 53%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-15
   days on market $42,500 Active 178 DOM
2. 2026-06-14
   days on market $42,500 Active 176 DOM
3. 2026-06-13
   days on market $42,500 Active 175 DOM
4. 2026-06-10
   days on market $42,500 Active 173 DOM
5. 2026-06-09
   days on market $42,500 Active 172 DOM
6. 2026-06-08
   days on market $42,500 Active 171 DOM
7. 2026-06-07
   days on market $42,500 Active 170 DOM
8. 2026-06-03
   days on market $42,500 Active 166 DOM
9. 2026-06-02
   days on market $42,500 Active 165 DOM
10. 2026-06-01
    days on market $42,500 Active 164 DOM
11. 2026-05-31
    days on market $42,500 Active 163 DOM
12. 2026-05-30
    days on market $42,500 Active 162 DOM
13. 2026-03-18
    price $42,500 118-char remark

    Show marketing remark (118 chars)

    With a little TLC this could be a great investment or starter home. Sitting on a fenced corner lot. Little Cypress ISD

14. 2026-03-03
    price $49,900 118-char remark

    Show marketing remark (118 chars)

    With a little TLC this could be a great investment or starter home. Sitting on a fenced corner lot. Little Cypress ISD

15. 2026-02-02
    price $55,000 118-char remark

    Show marketing remark (118 chars)

    With a little TLC this could be a great investment or starter home. Sitting on a fenced corner lot. Little Cypress ISD

16. 2025-12-19
    listed $60,000 Active 118-char remark

    Show marketing remark (118 chars)

    With a little TLC this could be a great investment or starter home. Sitting on a fenced corner lot. Little Cypress ISD

17. 2022-05-21
    soldstatus

ⓘ 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: $930 · $77/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $14,187
• − Mortgage interest: −$2,381
• − Property taxes: −$930
• − Insurance: −$1,715
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$1,236
• Taxable income: $5,655
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $4,531/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: Little Cypress-Mauriceville CISD
• NCES district ID: 4827690
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $60,483
• Composite: 33.41/100
• National rank: #5473
• State rank: #435 of 826 in TX

Livability — Forest Heights

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Forest Heights, TX
• County: Orange County · 87,112 people
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,976
• Household income: $74,418
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 431.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 88,065 people
• By 2030: 89,591 · +1.7%
• By 2040: 91,982 · +4.4%
• By 2050: 93,023 · +5.6%
• By 2075: 94,871 · +7.7%
• By 2100: 88,155 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Orange

• 2024 margin: Solid R (+66.8) · D 16.4% · R 83.1%
• 2008→2024 swing: -19.6pp toward R · 2008: -47.1pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+63.4 2016: R+61.9 2012: R+54.3 2008: R+47.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.96%
• Current HPI: 149.354
• Rent YoY: —
• Metro: Beaumont-Port Arthur, 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

5 events — show timeline

• 2026-03-18 Price Changed $42,500 BBOR
• 2026-03-03 Price Changed $49,900 BBOR
• 2026-02-02 Price Changed $55,000 BBOR
• 2025-12-19 Listed $60,000 BBOR
• 2022-05-21 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $930 · +29.0% YoY. Source: county tax records.