11403 Walraven Dr · Houston, TX 77336

$185,000

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 47 Days on market

Built 2001 0.52 ac lot $97/sqft · 35% below area Est $284k · 35% under

---

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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.4/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Very Well Maintained Mobile Home located on 2 lots. .. Above Ground Pool and Fully Fenced Backyard. This Huffman Charmer is located in the GREAT Huffman School District and is READY FOR ITS NEW OWNER! THIS ONE WON'T LAST LONG-LET'S GET YOU MOVED IN RIGHT AWAY!!!

Key facts

• 0.52 acre lot
• Built 2001
• Listed 46 days

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Faces northwest; Built in 2001; Pillar/post/pier foundation
• Construction: Aluminum siding
• Exterior features: Cleared lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Stove fireplace; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.2% in Houston — 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 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• Huffman ISD (rural): math 32% / reading 35% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Huffman Middle (math 36% / reading 32%, grade F, #892 of 1,662 statewide, top 55%, 907 students, 42% FRL); Hargrave H S (math 31% / reading 46%, grade F, #866 of 1,632 statewide, top 54%, 1,125 students, 36% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 587 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 + 3.0% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (median comp): $283,598
• List price: $185,000
• Delta: -34.77%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12207 Walraven Dr	0.56mi	3/2.0	1,836 (-4%)	6mo	$179,900	$98	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,191
• Equity at exit: $27,584

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $41,087
• Equity at exit: $15,995

Cash invested: $51,800 (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 77336

• Home prices YoY: -1.8%
• Active inventory: 587
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$970
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $490

Break-even live

Break-even rent $1,490

Max offer price $185,000

Occupancy floor 72%

Sensitivity live

Price	-10% $595	-5% $542	+0% $490	+5% $437	+10% $385
Rent	-10% $323	-5% $407	+0% $490	+5% $573	+10% $657
Rate	-1.0pp $583	-0.5pp $537	base $490	+0.5pp $442	+1.0pp $393

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24730 Russet Bluff Trl Huffman, TX	4.0	2.0	1604	$2,150	$1.34	0d	1	0.28mi
24719 Colony Meadow Trl Huffman, TX	4.0	2.0	1613	$2,200	$1.36	45d	1	0.35mi
24118 Grey Fox Dr Huffman, TX	3.0	2.0	1543	$1,425	$0.92	45d	1	0.59mi
408 Emerald Thicket Ln Huffman, TX	3.0	2.5	1755	$2,200	$1.25	45d	1	0.96mi
24523 Whitesail Dr Huffman, TX	3.0	2.0	1512	$1,800	$1.19	45d	1	1.14mi
24527 Lightwoods Dr Huffman, TX	4.0	2.0	2095	$2,100	$1.00	45d	1	1.25mi

Listing history 28 events

1. 2026-06-21
   days on market $185,000 Active 47 DOM
2. 2026-06-18
   days on market $185,000 Active 44 DOM
3. 2026-06-17
   days on market $185,000 Active 43 DOM
4. 2026-06-16
   days on market $185,000 Active 42 DOM
5. 2026-06-15
   days on market $185,000 Active 41 DOM
6. 2026-06-13
   days on market $185,000 Active 39 DOM
7. 2026-06-09
   days on market $185,000 Active 35 DOM
8. 2026-06-08
   days on market $185,000 Active 34 DOM
9. 2026-06-07
   days on market $185,000 Active 33 DOM
10. 2026-06-04
    days on market $185,000 Active 30 DOM
11. 2026-06-03
    days on market $185,000 Active 29 DOM
12. 2026-06-02
    days on market $185,000 Active 28 DOM
13. 2026-06-01
    days on market $185,000 Active 27 DOM
14. 2026-05-31
    days on market $185,000 Active 26 DOM
15. 2026-05-05
    listed $185,000 Active 895-char remark
16. 2025-05-05
    soldstatus
17. 2016-08-23
    soldstatus
18. 2016-08-22
    soldstatus Sold 263-char remark

    Show marketing remark (263 chars)

    Very Well Maintained Mobile Home located on 2 lots. .. Above Ground Pool and Fully Fenced Backyard. This Huffman Charmer is located in the GREAT Huffman School District and is READY FOR ITS NEW OWNER! THIS ONE WON'T LAST LONG-LET'S GET YOU MOVED IN RIGHT AWAY!!!

19. 2016-08-19
    status Pending 263-char remark

    Show marketing remark (263 chars)

    Very Well Maintained Mobile Home located on 2 lots. .. Above Ground Pool and Fully Fenced Backyard. This Huffman Charmer is located in the GREAT Huffman School District and is READY FOR ITS NEW OWNER! THIS ONE WON'T LAST LONG-LET'S GET YOU MOVED IN RIGHT AWAY!!!

20. 2016-08-16
    status Option Pending 263-char remark

    Show marketing remark (263 chars)

    Very Well Maintained Mobile Home located on 2 lots. .. Above Ground Pool and Fully Fenced Backyard. This Huffman Charmer is located in the GREAT Huffman School District and is READY FOR ITS NEW OWNER! THIS ONE WON'T LAST LONG-LET'S GET YOU MOVED IN RIGHT AWAY!!!

21. 2016-07-14
    listed $124,900 Active 263-char remark

    Show marketing remark (263 chars)

    Very Well Maintained Mobile Home located on 2 lots. .. Above Ground Pool and Fully Fenced Backyard. This Huffman Charmer is located in the GREAT Huffman School District and is READY FOR ITS NEW OWNER! THIS ONE WON'T LAST LONG-LET'S GET YOU MOVED IN RIGHT AWAY!!!

22. 2007-09-16
    historical
23. 2007-03-31
    listed $89,900
24. 2006-12-31
    historical
25. 2006-08-18
    listed $96,000
26. 2003-04-09
    soldstatus
27. 2002-12-31
    historical
28. 2002-01-08
    listed $19,500

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$1,830/yr (+$152/mo · 117.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,317
• − Mortgage interest: −$10,363
• − Property taxes: −$1,556
• − Insurance: −$925
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$5,382
• Taxable income: $3,041
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $5,148/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: Huffman ISD
• NCES district ID: 4823820
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $65,848
• Composite: 30.61/100
• National rank: #6195
• State rank: #500 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 14,342
• Household income: $96,404
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 377.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 23% Two or more races 9% Black 5% Native American 4%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 2%

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: ▼ -8.59%
• Current HPI: 472.03
• Rent YoY: —
• 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

+848.7% since first listed

14 events — show timeline

• 2026-05-05 Listed $185,000 HARMLS
• 2025-05-05 Sold (Public Records) — Public Records
• 2016-08-23 Sold (Public Records) — Public Records
• 2016-08-22 Sold (MLS) — HARMLS
• 2016-08-19 Pending — HARMLS
• 2016-08-16 Pending — HARMLS
• 2016-07-14 Listed $124,900 HARMLS
• 2007-09-16 Listing Removed — HARMLS
• 2007-03-31 Listed $89,900 HARMLS
• 2006-12-31 Listing Removed — HARMLS
• 2006-08-18 Listed $96,000 HARMLS
• 2003-04-09 Sold (Public Records) — Public Records
• 2002-12-31 Listing Removed — HARMLS
• 2002-01-08 Listed $19,500 HARMLS

Property tax history

+5.4%/yr

Latest (2025): $1,556 · +10.6% YoY. Source: county tax records.