1218 Long Leaf Pine St · Houston, TX 77336

$210,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 75 Days on market

Built 2024 Good condition 0.32 ac lot $134/sqft · 10% below area Est $234k · 10% under

---

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 +20.6/30.0
• ARV discount +12.2/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Beautiful 2024 modular home offering 1,568 SF of living space on a spacious 14,000 SF lot. This open-concept design features modern finishes throughout. The kitchen is equipped with stainless steel appliances, ample cabinetry, and a center island that opens to the living and dining areas, perfect for entertaining. The spacious primary suite includes a double vanity and a separate combo tub and shower with an extra-large soaking tub. Three additional bedrooms provide flexibility for family, guests, or a home office. With no HOA, a low tax rate, and located outside the flood zone, this property offers both comfort and freedom.

Key facts

• 0.32 acre lot
• Built 2024
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (3.9% below list).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: schools D, 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.
• Market conditions: 587 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (median comp): $234,500
• List price: $210,000
• Delta: -10.45%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-16,327
• Equity at exit: $31,312

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $8,430
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,017 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $279

Break-even live

Break-even rent $1,665

Max offer price $210,000

Occupancy floor 81%

Sensitivity live

Price	-10% $398	-5% $338	+0% $279	+5% $219	+10% $160
Rent	-10% $119	-5% $199	+0% $279	+5% $358	+10% $438
Rate	-1.0pp $385	-0.5pp $332	base $279	+0.5pp $224	+1.0pp $169

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,800	$1.32	25d	1	1.15mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	3d	1	1.23mi

Listing history 15 events

1. 2026-06-21
   days on market $210,000 Active 75 DOM
2. 2026-06-18
   days on market $210,000 Active 72 DOM
3. 2026-06-17
   days on market $210,000 Active 71 DOM
4. 2026-06-16
   days on market $210,000 Active 70 DOM
5. 2026-06-15
   days on market $210,000 Active 69 DOM
6. 2026-06-13
   days on market $210,000 Active 67 DOM
7. 2026-06-09
   days on market $210,000 Active 63 DOM
8. 2026-06-08
   days on market $210,000 Active 62 DOM
9. 2026-06-07
   days on market $210,000 Active 61 DOM
10. 2026-06-04
    days on market $210,000 Active 58 DOM
11. 2026-06-03
    days on market $210,000 Active 57 DOM
12. 2026-06-02
    days on market $210,000 Active 56 DOM
13. 2026-06-01
    days on market $210,000 Active 55 DOM
14. 2026-05-31
    days on market $210,000 Active 54 DOM
15. 2026-04-07
    listed $210,000 Active 632-char remark

    Show marketing remark (632 chars)

    Beautiful 2024 modular home offering 1,568 SF of living space on a spacious 14,000 SF lot. This open-concept design features modern finishes throughout. The kitchen is equipped with stainless steel appliances, ample cabinetry, and a center island that opens to the living and dining areas, perfect for entertaining. The spacious primary suite includes a double vanity and a separate combo tub and shower with an extra-large soaking tub. Three additional bedrooms provide flexibility for family, guests, or a home office. With no HOA, a low tax rate, and located outside the flood zone, this property offers both comfort and freedom.

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$2,329/yr (+$194/mo · 153.8%)

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

Taxation est. · year 1

• Rental income: $24,209
• − Mortgage interest: −$11,763
• − Property taxes: −$1,514
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$6,109
• Taxable loss: −$101
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $3,370/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

Good 80/100 Cosmetic rehab

This 2024 modular home is in good condition with modern finishes and ample space. It offers a good investment opportunity with potential for modest updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Replace the wood-look tile with porcelain tile — Improves durability and aesthetic
• Both Install a smart thermostat — Saves energy and improves comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace the wood-look tile with porcelain tile — Improves durability and aesthetic ↑
• Both Install a smart thermostat — Saves energy and improves comfort ↑

ⓘ 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: 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

1 event — show timeline

• 2026-04-07 Listed $210,000 HARMLS