487 County Road 1335 · Liberty, TX 77575

$110,000

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 336 Days on market

Built 1986

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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 +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Lake Life Living! This property offers a private lake with great fishing, stocked periodically. Ideal for full-time living or a vacation spot, this .5 acre lot includes a detached garage and water front. Plenty of room to build your dream home. Additionally, a 2 bedroom-2 bath mobile home is available for separate purchase. Don't miss this super opportunity to own a slice of paradise. Please note, the small metal boat house is off-limits. Water well and septic system on site, condition unknown. Explore the potential of this beautiful lakefront property today!

Key facts

• Built 1986
• Listed 335 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $-28 ($-340/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (4.5% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.6% in Liberty — 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 68/100 on livability (#489 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, amenities F, commute F.
• Liberty ISD (town): math 34% / reading 41% proficiency, ranked #464 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty El (math 32% / reading 36%, grade F, #2,149 of 4,322 statewide, top 50%, 684 students, 69% FRL); Liberty Middle (math 28% / reading 44%, grade F, #805 of 1,662 statewide, top 50%, 557 students, 68% FRL); Liberty H S (math 57% / reading 47%, grade D+, #447 of 1,632 statewide, top 29%, 707 students, 64% FRL).
• Market conditions: 224 active listings in the ZIP; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.23% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.52%
• DSCR: 1.69
• GRM: 6.8

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-19,400
• Equity at exit: $16,401

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-18,287
• Equity at exit: $9,511

Cash invested: $30,800 (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 77575

• Home prices YoY: -26.6%
• Active inventory: 224
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-28

Break-even live

Break-even rent $1,390

Max offer price $104,999

Occupancy floor 97%

Sensitivity live

Price	-10% $34	-5% $3	+0% $-28	+5% $-59	+10% $-91
Rent	-10% $-135	-5% $-82	+0% $-28	+5% $25	+10% $79
Rate	-1.0pp $27	-0.5pp $0	base $-28	+0.5pp $-57	+1.0pp $-86

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-09
   days on market $110,000 Active 336 DOM
2. 2026-06-08
   days on market $110,000 Active 335 DOM
3. 2026-06-07
   days on market $110,000 Active 334 DOM
4. 2026-06-04
   days on market $110,000 Active 331 DOM
5. 2026-06-03
   days on market $110,000 Active 330 DOM
6. 2026-06-02
   days on market $110,000 Active 329 DOM
7. 2026-06-01
   days on market $110,000 Active 328 DOM
8. 2026-05-31
   days on market $110,000 Active 327 DOM
9. 2025-07-22
   price $110,000 576-char remark

   Show marketing remark (576 chars)

   Welcome to Lake Life Living! This property offers a private lake with great fishing, stocked periodically. Ideal for full-time living or a vacation spot, this .5 acre lot includes a detached garage and water front. Plenty of room to build your dream home. Additionally, a 2 bedroom-2 bath mobile home is available for separate purchase. Don't miss this super opportunity to own a slice of paradise. Please note, the small metal boat house is off-limits. Water well and septic system on site, condition unknown. Explore the potential of this beautiful lakefront property today!

10. 2025-07-09
    status Active 576-char remark

    Show marketing remark (576 chars)

    Welcome to Lake Life Living! This property offers a private lake with great fishing, stocked periodically. Ideal for full-time living or a vacation spot, this .5 acre lot includes a detached garage and water front. Plenty of room to build your dream home. Additionally, a 2 bedroom-2 bath mobile home is available for separate purchase. Don't miss this super opportunity to own a slice of paradise. Please note, the small metal boat house is off-limits. Water well and septic system on site, condition unknown. Explore the potential of this beautiful lakefront property today!

11. 2025-06-25
    historical 576-char remark

    Show marketing remark (576 chars)

    Welcome to Lake Life Living! This property offers a private lake with great fishing, stocked periodically. Ideal for full-time living or a vacation spot, this .5 acre lot includes a detached garage and water front. Plenty of room to build your dream home. Additionally, a 2 bedroom-2 bath mobile home is available for separate purchase. Don't miss this super opportunity to own a slice of paradise. Please note, the small metal boat house is off-limits. Water well and septic system on site, condition unknown. Explore the potential of this beautiful lakefront property today!

12. 2025-06-18
    historical $105,000 576-char remark

    Show marketing remark (576 chars)

    Welcome to Lake Life Living! This property offers a private lake with great fishing, stocked periodically. Ideal for full-time living or a vacation spot, this .5 acre lot includes a detached garage and water front. Plenty of room to build your dream home. Additionally, a 2 bedroom-2 bath mobile home is available for separate purchase. Don't miss this super opportunity to own a slice of paradise. Please note, the small metal boat house is off-limits. Water well and septic system on site, condition unknown. Explore the potential of this beautiful lakefront property today!

13. 2025-03-02
    historical
14. 2025-02-18
    listed $130,000 Active
15. 2025-01-27
    historical
16. 2024-03-12
    soldstatus Sold
17. 2024-02-12
    status Pending
18. 2024-02-07
    listed $49,900 Active

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$1,423/yr (+$119/mo · 241.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 57% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,254
• − Mortgage interest: −$6,162
• − Property taxes: −$590
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$3,200
• Taxable loss: −$1,966
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $132/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: Liberty ISD
• NCES district ID: 4827450
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $46,931
• Composite: 32.11/100
• National rank: #5803
• State rank: #464 of 826 in TX

Livability — Liberty

• Score: 68/100
• State rank: #489
• US rank: #9688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,617
• Population (ZIP): 16,617

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 0.61)
• Race & ethnicity: White 56% Hispanic / Latino 25% Black 12% Two or more races 11%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 19% Other Asian/Pacific 1%

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: ▼ -74.17%
• Current HPI: 204.9372
• Rent YoY: —
• Metro: —
• 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

+120.4% since first listed

10 events — show timeline

• 2025-07-22 Price Changed $110,000 HARMLS
• 2025-07-09 Relisted — HARMLS
• 2025-06-25 Listing Removed — HARMLS
• 2025-06-18 Coming Soon $105,000 HARMLS
• 2025-03-02 Listing Removed — HARMLS
• 2025-02-18 Listed $130,000 HARMLS
• 2025-01-27 Coming Soon — HARMLS
• 2024-03-12 Sold (MLS) — HARMLS
• 2024-02-12 Pending — HARMLS
• 2024-02-07 Listed $49,900 HARMLS

Property tax history

+2.3%/yr

Latest (2025): $590 · -4.8% YoY. Source: county tax records.