171 County Road 4322 · Liberty, TX 77535

$240,000

4 bd · 2.5 ba · 2,488 sqft · Manufactured · 260 Days on market

Built 2002 0.66 ac lot Est $291k · 18% under ↓ 8% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious double-wide manufactured home, nestled on a generous . 66 acre lot in Dayton. This property features 4 bedrooms, 2 and 1/2 bathrooms, offering ample living space both indoors and outdoors. The home boasts a formal living and dining room, open kitchen to the breakfast area and casual living room, and a study tucked away with the primary bedroom. The kitchen has ample cabinet and counter space to host a party for your friends and family. The interior is the perfect combination of an open floor plan, while the extensive lot provides room for outdoor activities and potential expansion. Whether you're seeking a peaceful retreat or a place to call home, this property offers the perfect blend of comfort and space for your lifestyle.

Key facts

• Casual living room
• Study tucked away
• Open kitchen

Tags

• GENEROUS .66 ACRE LOT
• FORMAL LIVING AND DINING ROOM
• OPEN KITCHEN
• BREAKFAST AREA
• CASUAL LIVING ROOM
• STUDY TUCKED AWAY

Property features AI

Finance

• Other: Lease not considered; Seller disclosure available

Exterior

• Parking: Detached carport; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2002; Block foundation
• Construction: Vinyl siding; Composition roof
• Exterior features: Cleared lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: Primary bedroom on first level (approx. 10 x 10); Bedroom on second level (approx. 8 x 8); Bedroom on third level (approx. 10 x 8); Bedroom on fourth level (approx. 10 x 6)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Wood-burning fireplace (1); Double vanity; Kitchen island; Kitchen/family room combo

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $28 ($337/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 $186k (22.6% below list).
• Recommended offer: $186k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Dayton ISD (town): math 34% / reading 35% proficiency, ranked #512 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kimmie M Brown El (math 26% / reading 25%, grade F, #2,982 of 4,322 statewide, top 70%, 845 students, 82% FRL); Dayton H S (math 45% / reading 45%, grade D-, #643 of 1,632 statewide, top 40%, 1,633 students, 66% FRL) — zoned schools average 74% FRL vs 54% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1209 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 260 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,867 (22.6% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 23% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $291,096
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
677 County Road 4281	0.53mi	5/3.0 (+1)	2,352 (-6%)	4mo	$159,000	$68	56
90 County Road 440	0.67mi	3/3.0 (-1)	2,184 (-12%)	8mo	$255,000	$117	35

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-37,206
• Equity at exit: $35,785

10-year hold

• IRR: -7.2%
• Equity multiple: 0.55×
• Total profit: $-30,524
• Equity at exit: $20,751

Cash invested: $67,200 (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 77535

• Home prices YoY: -24.8%
• Active inventory: 1209
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $28

Break-even live

Break-even rent $1,823

Max offer price $240,000

Occupancy floor 93%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $240,000 Active 260 DOM
2. 2026-06-17
   days on market $240,000 Active 259 DOM
3. 2026-06-16
   days on market $240,000 Active 258 DOM
4. 2026-06-15
   days on market $240,000 Active 257 DOM
5. 2026-06-13
   days on market $240,000 Active 255 DOM
6. 2026-06-13
   days on market $240,000 Active 254 DOM
7. 2026-06-09
   days on market $240,000 Active 251 DOM
8. 2026-06-08
   days on market $240,000 Active 250 DOM
9. 2026-06-07
   days on market $240,000 Active 249 DOM
10. 2026-06-04
    days on market $240,000 Active 246 DOM
11. 2026-06-02
    days on market $240,000 Active 244 DOM
12. 2026-06-01
    days on market $240,000 Active 243 DOM
13. 2026-05-31
    days on market $240,000 Active 242 DOM
14. 2025-11-05
    price $240,000
15. 2025-10-01
    listed $245,000 Active
16. 2024-05-17
    soldstatus
17. 2024-05-16
    soldstatus Sold 760-char remark

    Show marketing remark (760 chars)

    Welcome to this spacious double-wide manufactured home, nestled on a generous . 66 acre lot in Dayton. This property features 4 bedrooms, 2 and 1/2 bathrooms, offering ample living space both indoors and outdoors. The home boasts a formal living and dining room, open kitchen to the breakfast area and casual living room, and a study tucked away with the primary bedroom. The kitchen has ample cabinet and counter space to host a party for your friends and family. The interior is the perfect combination of an open floor plan, while the extensive lot provides room for outdoor activities and potential expansion. Whether you're seeking a peaceful retreat or a place to call home, this property offers the perfect blend of comfort and space for your lifestyle.

18. 2024-04-07
    status Pending 760-char remark

    Show marketing remark (760 chars)

    Welcome to this spacious double-wide manufactured home, nestled on a generous . 66 acre lot in Dayton. This property features 4 bedrooms, 2 and 1/2 bathrooms, offering ample living space both indoors and outdoors. The home boasts a formal living and dining room, open kitchen to the breakfast area and casual living room, and a study tucked away with the primary bedroom. The kitchen has ample cabinet and counter space to host a party for your friends and family. The interior is the perfect combination of an open floor plan, while the extensive lot provides room for outdoor activities and potential expansion. Whether you're seeking a peaceful retreat or a place to call home, this property offers the perfect blend of comfort and space for your lifestyle.

19. 2024-03-13
    price $215,000 760-char remark

    Show marketing remark (760 chars)

    Welcome to this spacious double-wide manufactured home, nestled on a generous . 66 acre lot in Dayton. This property features 4 bedrooms, 2 and 1/2 bathrooms, offering ample living space both indoors and outdoors. The home boasts a formal living and dining room, open kitchen to the breakfast area and casual living room, and a study tucked away with the primary bedroom. The kitchen has ample cabinet and counter space to host a party for your friends and family. The interior is the perfect combination of an open floor plan, while the extensive lot provides room for outdoor activities and potential expansion. Whether you're seeking a peaceful retreat or a place to call home, this property offers the perfect blend of comfort and space for your lifestyle.

20. 2024-02-20
    price $220,000 760-char remark

    Show marketing remark (760 chars)

    Welcome to this spacious double-wide manufactured home, nestled on a generous . 66 acre lot in Dayton. This property features 4 bedrooms, 2 and 1/2 bathrooms, offering ample living space both indoors and outdoors. The home boasts a formal living and dining room, open kitchen to the breakfast area and casual living room, and a study tucked away with the primary bedroom. The kitchen has ample cabinet and counter space to host a party for your friends and family. The interior is the perfect combination of an open floor plan, while the extensive lot provides room for outdoor activities and potential expansion. Whether you're seeking a peaceful retreat or a place to call home, this property offers the perfect blend of comfort and space for your lifestyle.

21. 2024-01-11
    listed $225,000 Active 760-char remark

    Show marketing remark (760 chars)

    Welcome to this spacious double-wide manufactured home, nestled on a generous . 66 acre lot in Dayton. This property features 4 bedrooms, 2 and 1/2 bathrooms, offering ample living space both indoors and outdoors. The home boasts a formal living and dining room, open kitchen to the breakfast area and casual living room, and a study tucked away with the primary bedroom. The kitchen has ample cabinet and counter space to host a party for your friends and family. The interior is the perfect combination of an open floor plan, while the extensive lot provides room for outdoor activities and potential expansion. Whether you're seeking a peaceful retreat or a place to call home, this property offers the perfect blend of comfort and space for your lifestyle.

22. 2024-01-10
    historical $225,000 760-char remark

    Show marketing remark (760 chars)

    Welcome to this spacious double-wide manufactured home, nestled on a generous . 66 acre lot in Dayton. This property features 4 bedrooms, 2 and 1/2 bathrooms, offering ample living space both indoors and outdoors. The home boasts a formal living and dining room, open kitchen to the breakfast area and casual living room, and a study tucked away with the primary bedroom. The kitchen has ample cabinet and counter space to host a party for your friends and family. The interior is the perfect combination of an open floor plan, while the extensive lot provides room for outdoor activities and potential expansion. Whether you're seeking a peaceful retreat or a place to call home, this property offers the perfect blend of comfort and space for your lifestyle.

23. 2024-01-03
    historical
24. 2023-11-29
    price $225,000
25. 2023-10-21
    price $240,000
26. 2023-10-04
    price $250,000
27. 2023-09-26
    listed $260,850 Active
28. 2023-08-14
    soldstatus
29. 2002-10-17
    soldstatus

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$3,412/yr (+$284/mo · 348.3%)

ⓘ 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 ≥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: $22,304
• − Mortgage interest: −$13,444
• − Property taxes: −$980
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$6,982
• Taxable loss: −$3,870
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $1,266/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: Dayton ISD
• NCES district ID: 4816410
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 35% ▲ 2.00%
• Median HH income: $53,293
• Composite: 30.25/100
• National rank: #6287
• State rank: #512 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

• County: Liberty County · 82,189 people
• City population: 16,617
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 39,504
• Household income: $84,497
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 321.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 26% Two or more races 12% Black 7%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 19% Russian/Polish/Slavic 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: ▼ -75.61%
• Current HPI: 229.0925
• 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

-8.0% since first listed

16 events — show timeline

• 2025-11-05 Price Changed $240,000 HARMLS
• 2025-10-01 Listed $245,000 HARMLS
• 2024-05-17 Sold (Public Records) — Public Records
• 2024-05-16 Sold (MLS) — HARMLS
• 2024-04-07 Pending — HARMLS
• 2024-03-13 Price Changed $215,000 HARMLS
• 2024-02-20 Price Changed $220,000 HARMLS
• 2024-01-11 Listed $225,000 HARMLS
• 2024-01-10 Coming Soon $225,000 HARMLS
• 2024-01-03 Listing Removed — HARMLS
• 2023-11-29 Price Changed $225,000 HARMLS
• 2023-10-21 Price Changed $240,000 HARMLS
• 2023-10-04 Price Changed $250,000 HARMLS
• 2023-09-26 Listed $260,850 HARMLS
• 2023-08-14 Sold (Public Records) — Public Records
• 2002-10-17 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $980 · +5.6% YoY. Source: county tax records.