19059 Rolling Hills Dr · Porter Heights, TX 77365

$159,999

4 bd · 2.0 ba · 924 sqft · Manufactured public records · 272 Days on market

Built 1984 Average condition 0.25 ac lot $173/sqft · 51% above area Est $146k · 10% over ↓ 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Livability +3.2/5.0
• ARV discount +3.1/15.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape the city and enjoy the peace and quiet this spacious manufactured home has to offer. Expanded with two additional rooms, it now provides a total of four comfortable bedrooms and two full bathrooms, giving you plenty of space for family, guests, or a home office. Set on a generous lot, this property offers room to spread out, relax, and make the most of country living. Very low taxes and no HOA. Easy access to 99, dining, and shopping.

Key facts

• Generous lot
• Easy access to 99
• Shopping

Tags

• GENEROUS LOT
• EASY ACCESS TO 99
• DINING
• SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $160k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.5% in Porter Heights — 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 65/100 on livability (#663 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• New Caney ISD (suburban): math 31% / reading 32% proficiency, ranked #570 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 955 active listings in the ZIP; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 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 $5k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $140,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 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 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: 1.22% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $145,761
• List price: $159,999
• Delta: 9.77%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-637
• Equity at exit: $23,856

10-year hold

• IRR: 7.8%
• Equity multiple: 1.56×
• Total profit: $25,007
• Equity at exit: $13,834

Cash invested: $44,800 (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 77365

• Home prices YoY: -33.0%
• Rents YoY: 1.6%
• Active inventory: 955
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,954 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $438

Break-even live

Break-even rent $1,400

Max offer price $159,999

Occupancy floor 73%

Sensitivity live

Price	-10% $548	-5% $493	+0% $438	+5% $382	+10% $327
Rent	-10% $283	-5% $361	+0% $438	+5% $515	+10% $592
Rate	-1.0pp $518	-0.5pp $478	base $438	+0.5pp $396	+1.0pp $354

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $159,999 Active 272 DOM
2. 2026-06-18
   days on market $159,999 Active 269 DOM
3. 2026-06-17
   days on market $159,999 Active 268 DOM
4. 2026-06-16
   days on market $159,999 Active 267 DOM
5. 2026-06-15
   days on market $159,999 Active 266 DOM
6. 2026-06-13
   days on market $159,999 Active 264 DOM
7. 2026-06-10
   days on market $159,999 Active 260 DOM
8. 2026-06-08
   days on market $159,999 Active 259 DOM
9. 2026-06-07
   days on market $159,999 Active 258 DOM
10. 2026-06-04
    days on market $159,999 Active 255 DOM
11. 2026-06-03
    days on market $159,999 Active 254 DOM
12. 2026-06-02
    days on market $159,999 Active 253 DOM
13. 2026-06-01
    days on market $159,999 Active 252 DOM
14. 2026-05-31
    days on market $159,999 Active 251 DOM
15. 2026-03-02
    status Active 445-char remark

    Show marketing remark (445 chars)

    Escape the city and enjoy the peace and quiet this spacious manufactured home has to offer. Expanded with two additional rooms, it now provides a total of four comfortable bedrooms and two full bathrooms, giving you plenty of space for family, guests, or a home office. Set on a generous lot, this property offers room to spread out, relax, and make the most of country living. Very low taxes and no HOA. Easy access to 99, dining, and shopping.

16. 2026-02-28
    historical 445-char remark

    Show marketing remark (445 chars)

    Escape the city and enjoy the peace and quiet this spacious manufactured home has to offer. Expanded with two additional rooms, it now provides a total of four comfortable bedrooms and two full bathrooms, giving you plenty of space for family, guests, or a home office. Set on a generous lot, this property offers room to spread out, relax, and make the most of country living. Very low taxes and no HOA. Easy access to 99, dining, and shopping.

17. 2026-02-13
    status Active 445-char remark

    Show marketing remark (445 chars)

    Escape the city and enjoy the peace and quiet this spacious manufactured home has to offer. Expanded with two additional rooms, it now provides a total of four comfortable bedrooms and two full bathrooms, giving you plenty of space for family, guests, or a home office. Set on a generous lot, this property offers room to spread out, relax, and make the most of country living. Very low taxes and no HOA. Easy access to 99, dining, and shopping.

18. 2026-01-26
    historical Active Under Contract 445-char remark

    Show marketing remark (445 chars)

    Escape the city and enjoy the peace and quiet this spacious manufactured home has to offer. Expanded with two additional rooms, it now provides a total of four comfortable bedrooms and two full bathrooms, giving you plenty of space for family, guests, or a home office. Set on a generous lot, this property offers room to spread out, relax, and make the most of country living. Very low taxes and no HOA. Easy access to 99, dining, and shopping.

19. 2025-11-10
    price $159,999 445-char remark

    Show marketing remark (445 chars)

    Escape the city and enjoy the peace and quiet this spacious manufactured home has to offer. Expanded with two additional rooms, it now provides a total of four comfortable bedrooms and two full bathrooms, giving you plenty of space for family, guests, or a home office. Set on a generous lot, this property offers room to spread out, relax, and make the most of country living. Very low taxes and no HOA. Easy access to 99, dining, and shopping.

20. 2025-10-22
    price $165,000 445-char remark

    Show marketing remark (445 chars)

    Escape the city and enjoy the peace and quiet this spacious manufactured home has to offer. Expanded with two additional rooms, it now provides a total of four comfortable bedrooms and two full bathrooms, giving you plenty of space for family, guests, or a home office. Set on a generous lot, this property offers room to spread out, relax, and make the most of country living. Very low taxes and no HOA. Easy access to 99, dining, and shopping.

21. 2025-09-20
    listed $170,000 Active 445-char remark

    Show marketing remark (445 chars)

    Escape the city and enjoy the peace and quiet this spacious manufactured home has to offer. Expanded with two additional rooms, it now provides a total of four comfortable bedrooms and two full bathrooms, giving you plenty of space for family, guests, or a home office. Set on a generous lot, this property offers room to spread out, relax, and make the most of country living. Very low taxes and no HOA. Easy access to 99, dining, and shopping.

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,445
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$4,655
• Taxable income: $2,877
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $4,562/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 · 12 photos

Average 55/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. With some updates, it can become a move-in-ready property.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Bathroom walls — Discoloration
• Moderate Flooring — Worn appearance
• Moderate Interior walls/paint — Chipping paint
• Moderate HVAC ductwork — May need cleaning or replacement
• Minor Windows — May need caulking or sealing

Value-add opportunities

• Both Paint touch-ups and minor repairs — Enhances curb appeal and interior condition
• Both Floor refinishing — Improves appearance and functionality
• Both HVAC ductwork cleaning — Improves air quality and energy efficiency
• Both Landscaping — Enhances curb appeal and creates a welcoming environment

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathroom walls · Discoloration	Moderate	$3,000–15,000
Flooring · Worn appearance	Moderate	$3,000–15,000
Interior walls/paint · Chipping paint	Moderate	$3,000–15,000
HVAC ductwork · May need cleaning or replacement	Moderate	$3,000–15,000
Windows · May need caulking or sealing	Minor	$500–3,000
Total estimated repair cost · 6 items		$15,500–78,000

Value-add ROI direction

• Both Paint touch-ups and minor repairs — Enhances curb appeal and interior condition ↑
• Both Floor refinishing — Improves appearance and functionality ↑
• Both HVAC ductwork cleaning — Improves air quality and energy efficiency ↑
• Both Landscaping — Enhances curb appeal and creates a welcoming environment ↑

ⓘ 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: New Caney ISD
• NCES district ID: 4832400
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $55,380
• Composite: 27.97/100
• National rank: #6857
• State rank: #570 of 826 in TX

Livability — Porter Heights

• Score: 65/100
• State rank: #663
• US rank: #12479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 46,418
• Household income: $95,702
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1016.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 15% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.46%
• Current HPI: 225.9903
• Rent YoY: ▲ 1.65%
• 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

-5.9% since first listed

7 events — show timeline

• 2026-03-02 Relisted — HARMLS
• 2026-02-28 Listing Removed — HARMLS
• 2026-02-13 Relisted — HARMLS
• 2026-01-26 Contingent — HARMLS
• 2025-11-10 Price Changed $159,999 HARMLS
• 2025-10-22 Price Changed $165,000 HARMLS
• 2025-09-20 Listed $170,000 HARMLS

Property tax history

-4.0%/yr

Latest (2025): $268 · -0.3% YoY. Source: county tax records.