Wilson Plan · Rosenberg, TX 77471

$76,995

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 400 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
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly built and thoughtfully designed, this 3-bedroom, 2-bathroom home offers 1,216 sq ft of comfort and convenience in a peaceful new neighborhood. What makes it special: Bright, open living space perfect for hosting or relaxing Stylish kitchen with modern finishes and room to gather Private primary suite for your own retreat Spacious deck for morning coffee or evening chats Detached 10x10 storage shed for tools, toys, or extras Off-street parking - your spot is always waiting

Key facts

• Stylish kitchen
• Spacious deck
• Open living space

Tags

• OPEN LIVING SPACE
• STYLISH KITCHEN
• PRIVATE PRIMARY SUITE
• SPACIOUS DECK
• DETACHED STORAGE SHED
• OFF-STREET PARKING

🏗️ 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 $77k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $933 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.8% vs local median 3.4% in Rosenberg — 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 62/100 on livability (#922 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Lamar CISD (suburban): math 50% / reading 53% proficiency, ranked #116 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bowie El (math 43% / reading 38%, grade F, #1,490 of 4,322 statewide, top 35%, 466 students, 83% FRL); George J H (math 27% / reading 28%, grade F, #1,156 of 1,662 statewide, top 71%, 1,173 students, 81% FRL); B F Terry H S (math 34% / reading 41%, grade F, #888 of 1,632 statewide, top 55%, 1,739 students, 74% FRL) — zoned schools average 80% FRL vs 43% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 52% district-wide (-16 pts) — the specific schools serving this property underperform the Lamar CISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 728 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 30% of the median local income ($73k/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 $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 400 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $67,755 (12.0% below list)

Questions for the listing agent

1. It's been on market 400 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: 2.41% ✓
• Cap rate: 20.84%
• Cash-on-cash: 51.94%
• DSCR: 3.31
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 46.4%
• Equity multiple: 2.93×
• Total profit: $41,551
• Equity at exit: $11,480

10-year hold

• IRR: 50.9%
• Equity multiple: 5.26×
• Total profit: $91,821
• Equity at exit: $6,657

Cash invested: $21,559 (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 77471

• Home prices YoY: -19.3%
• Rents YoY: -1.0%
• Active inventory: 728
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$404
• Tax est. 1.5%: −$96 /mo · $1,155/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $933

Break-even live

Break-even rent $674

Max offer price $76,995

Occupancy floor 45%

Sensitivity live

Price	-10% $986	-5% $960	+0% $933	+5% $907	+10% $880
Rent	-10% $787	-5% $860	+0% $933	+5% $1,006	+10% $1,080
Rate	-1.0pp $972	-0.5pp $953	base $933	+0.5pp $913	+1.0pp $893

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: $19,249
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
637 Brazos Point Dr Rosenberg, TX	3.0	2.0	1140	$1,850	$1.62	26d	1	0.02mi
1209 Mulcahy St Unit 1205 Rosenberg, TX	2.0	1.0	700	$1,075	$1.54	4d	1	0.98mi
1202 3rd St Rosenberg, TX	3.0	2.0	1400	$1,575	$1.12	26d	1	1.25mi
1202 3rd St Rosenberg, TX	3.0	2.0	1400	$1,575	$1.12	1d	1	1.25mi

Listing history 19 events

1. 2026-06-21
   days on market $76,995 Active 400 DOM
2. 2026-06-18
   days on market $76,995 Active 397 DOM
3. 2026-06-17
   days on market $76,995 Active 396 DOM
4. 2026-06-16
   days on market $76,995 Active 395 DOM
5. 2026-06-15
   days on market $76,995 Active 394 DOM
6. 2026-06-13
   days on market $76,995 Active 392 DOM
7. 2026-06-10
   days on market $76,995 Active 388 DOM
8. 2026-06-08
   days on market $76,995 Active 387 DOM
9. 2026-06-07
   days on market $76,995 Active 386 DOM
10. 2026-06-04
    days on market $76,995 Active 383 DOM
11. 2026-06-03
    days on market $76,995 Active 382 DOM
12. 2026-06-02
    days on market $76,995 Active 381 DOM
13. 2026-06-01
    days on market $76,995 Active 380 DOM
14. 2026-05-31
    days on market $76,995 Active 379 DOM
15. 2026-04-08
    status Active 484-char remark

    Show marketing remark (484 chars)

    Freshly built and thoughtfully designed, this 3-bedroom, 2-bathroom home offers 1,216 sq ft of comfort and convenience in a peaceful new neighborhood. What makes it special: Bright, open living space perfect for hosting or relaxing Stylish kitchen with modern finishes and room to gather Private primary suite for your own retreat Spacious deck for morning coffee or evening chats Detached 10x10 storage shed for tools, toys, or extras Off-street parking - your spot is always waiting

16. 2026-04-08
    historical 484-char remark

    Show marketing remark (484 chars)

    Freshly built and thoughtfully designed, this 3-bedroom, 2-bathroom home offers 1,216 sq ft of comfort and convenience in a peaceful new neighborhood. What makes it special: Bright, open living space perfect for hosting or relaxing Stylish kitchen with modern finishes and room to gather Private primary suite for your own retreat Spacious deck for morning coffee or evening chats Detached 10x10 storage shed for tools, toys, or extras Off-street parking - your spot is always waiting

17. 2025-07-10
    status Active 484-char remark

    Show marketing remark (484 chars)

    Freshly built and thoughtfully designed, this 3-bedroom, 2-bathroom home offers 1,216 sq ft of comfort and convenience in a peaceful new neighborhood. What makes it special: Bright, open living space perfect for hosting or relaxing Stylish kitchen with modern finishes and room to gather Private primary suite for your own retreat Spacious deck for morning coffee or evening chats Detached 10x10 storage shed for tools, toys, or extras Off-street parking - your spot is always waiting

18. 2025-06-24
    historical 484-char remark

    Show marketing remark (484 chars)

    Freshly built and thoughtfully designed, this 3-bedroom, 2-bathroom home offers 1,216 sq ft of comfort and convenience in a peaceful new neighborhood. What makes it special: Bright, open living space perfect for hosting or relaxing Stylish kitchen with modern finishes and room to gather Private primary suite for your own retreat Spacious deck for morning coffee or evening chats Detached 10x10 storage shed for tools, toys, or extras Off-street parking - your spot is always waiting

19. 2025-04-30
    listed $76,995 Active 484-char remark

    Show marketing remark (484 chars)

    Freshly built and thoughtfully designed, this 3-bedroom, 2-bathroom home offers 1,216 sq ft of comfort and convenience in a peaceful new neighborhood. What makes it special: Bright, open living space perfect for hosting or relaxing Stylish kitchen with modern finishes and room to gather Private primary suite for your own retreat Spacious deck for morning coffee or evening chats Detached 10x10 storage shed for tools, toys, or extras Off-street parking - your spot is always waiting

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

Taxation est. · year 1

• Rental income: $22,257
• − Mortgage interest: −$4,313
• − Property taxes: −$1,155
• − Insurance: −$385
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$2,240
• Taxable income: $10,604
• Est. tax owed @ 24.0%: −$2,545
• After-tax cash flow: $8,653/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 · 10 photos

Good 80/100 None rehab

This freshly built Wilson Plan mobile home in Rosenberg, TX, offers a good condition with modern finishes and ample space. It's move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Add smart home features — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add smart home features — Improves convenience and marketability ↑

ⓘ 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: Lamar CISD
• NCES district ID: 4826580
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $75,213
• Composite: 46.43/100
• National rank: #2452
• State rank: #116 of 826 in TX

Livability — Rosenberg

• Score: 62/100
• State rank: #922
• US rank: #16414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosenberg, TX
• County: Fort Bend County · 836,777 people
• City population: 115,151
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 45,325
• Household income: $73,186
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1688.0

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 56% White 23% Two or more races 21% Black 12% Asian 7%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 57% English-only · Spanish 35% Tagalog/Filipino 2% Other Indo-European 1%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.06%
• Current HPI: 309.5425
• Rent YoY: ▼ -0.97%
• 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 events — show timeline

• 2026-04-08 Relisted — Zillow
• 2026-04-08 Delisted — Zillow
• 2025-07-10 Relisted — Zillow
• 2025-06-24 Delisted — Zillow
• 2025-04-30 Listed $76,995 Zillow