3614 College St · Damon, TX 77430

$125,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 184 Days on market

Built 1997 8,102 sqft lot $74/sqft · 50% below area Est $249k · 50% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +8.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

This move-in-ready manufactured home features 3 bedrooms and 2 full bathrooms with an open-concept floor plan perfect for comfortable living. The spacious living area flows seamlessly into the kitchen and dining spaces, creating a warm and inviting atmosphere. Conveniently located near Highway 36 Highway 59, and just a short drive to Highway 288, this property offers easy access to nearby cities and amenities. This is a great opportunity for a first-time homebuyer or an investor looking to add another rental property to their portfolio. With new developments and growth happening nearby, this property offers great potential.

Key facts

• Spacious living area
• 8,102 sq ft lot
• Built 1997

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS LIVING AREA
• EASY ACCESS TO NEARBY CITIES
• NEW DEVELOPMENTS NEARBY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,522 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: schools F, amenities F, commute F.
• Damon ISD (rural): math 25% / reading 15% proficiency, ranked #1,103 of 1,141 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 58 active listings in the ZIP; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($864 loan paydown + $8k appreciation (6.7% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 8829% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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: 1.47% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.69%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (median comp): $249,466
• List price: $125,000
• Delta: -49.89%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18005 Cr 644	0.55mi	3/2.0	1,767 (+5%)	6mo	$269,900	$153	60
1005 County Road 643	0.73mi	4/2.0 (+1)	1,768 (+5%)	1mo	$234,900	$133	52

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

Projected returns pro-forma

6.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 3.29×
• Total profit: $79,988
• Equity at exit: $84,381

10-year hold

• IRR: 31.1%
• Equity multiple: 6.83×
• Total profit: $204,034
• Equity at exit: $158,297

Cash invested: $35,000 (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 77430

• Home prices YoY: 2.2%
• Active inventory: 58
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$142 /mo · $1,701/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $603

Break-even live

Break-even rent $1,075

Max offer price $125,000

Occupancy floor 62%

Sensitivity live

Price	-10% $674	-5% $639	+0% $603	+5% $568	+10% $533
Rent	-10% $458	-5% $531	+0% $603	+5% $676	+10% $749
Rate	-1.0pp $666	-0.5pp $635	base $603	+0.5pp $571	+1.0pp $538

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $125,000 Active 184 DOM
2. 2026-06-17
   days on market $125,000 Active 183 DOM
3. 2026-06-16
   days on market $125,000 Active 182 DOM
4. 2026-06-15
   days on market $125,000 Active 181 DOM
5. 2026-06-13
   days on market $125,000 Active 179 DOM
6. 2026-06-12
   days on market $125,000 Active 178 DOM
7. 2026-06-09
   days on market $125,000 Active 175 DOM
8. 2026-06-08
   days on market $125,000 Active 174 DOM
9. 2026-06-08
   days on market $125,000 Active 173 DOM
10. 2026-06-05
    days on market $125,000 Active 171 DOM
11. 2026-06-03
    days on market $125,000 Active 169 DOM
12. 2026-06-02
    days on market $125,000 Active 168 DOM
13. 2026-06-01
    days on market $125,000 Active 167 DOM
14. 2026-05-31
    days on market $125,000 Active 166 DOM
15. 2026-05-08
    listed $1,400
16. 2026-03-10
    price $125,000 632-char remark

    Show marketing remark (632 chars)

    This move-in-ready manufactured home features 3 bedrooms and 2 full bathrooms with an open-concept floor plan perfect for comfortable living. The spacious living area flows seamlessly into the kitchen and dining spaces, creating a warm and inviting atmosphere. Conveniently located near Highway 36 Highway 59, and just a short drive to Highway 288, this property offers easy access to nearby cities and amenities. This is a great opportunity for a first-time homebuyer or an investor looking to add another rental property to their portfolio. With new developments and growth happening nearby, this property offers great potential.

17. 2026-02-26
    historical $1,400
18. 2025-12-31
    listed $1,400
19. 2025-12-16
    listed $140,000 Active 632-char remark

    Show marketing remark (632 chars)

    This move-in-ready manufactured home features 3 bedrooms and 2 full bathrooms with an open-concept floor plan perfect for comfortable living. The spacious living area flows seamlessly into the kitchen and dining spaces, creating a warm and inviting atmosphere. Conveniently located near Highway 36 Highway 59, and just a short drive to Highway 288, this property offers easy access to nearby cities and amenities. This is a great opportunity for a first-time homebuyer or an investor looking to add another rental property to their portfolio. With new developments and growth happening nearby, this property offers great potential.

20. 2025-12-16
    historical

    Show marketing remark (632 chars)

    This move-in-ready manufactured home features 3 bedrooms and 2 full bathrooms with an open-concept floor plan perfect for comfortable living. The spacious living area flows seamlessly into the kitchen and dining spaces, creating a warm and inviting atmosphere. Conveniently located near Highway 36 Highway 59, and just a short drive to Highway 288, this property offers easy access to nearby cities and amenities. This is a great opportunity for a first-time homebuyer or an investor looking to add another rental property to their portfolio. With new developments and growth happening nearby, this property offers great potential.

21. 2025-10-13
    listed $155,000 Active
22. 2025-10-04
    historical
23. 2025-08-27
    price $165,000
24. 2025-07-28
    price $169,000
25. 2025-07-15
    listed $179,000 Active
26. 2023-12-21
    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: $1,701 · $142/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$587/yr (+$49/mo · 34.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $22,065
• − Mortgage interest: −$7,002
• − Property taxes: −$1,701
• − Insurance: −$625
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$3,636
• Taxable income: $5,571
• Est. tax owed @ 24.0%: −$1,337
• After-tax cash flow: $5,903/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: Damon ISD
• NCES district ID: 4816260
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 15% ▬ 0.00%
• Median HH income: $45,296
• Composite: 20.73/100
• National rank: #13747
• State rank: #1103 of 1141 in TX

Livability — Damon

• Score: 49/100
• State rank: #1522
• US rank: #25981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Damon, TX
• Population (ZIP): 1,916

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 15% Two or more races 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Iranian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.73%
• Current HPI: 312.7758
• Rent YoY: —
• Metro: —
• 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

-99.2% since first listed

12 events — show timeline

• 2026-05-08 Listed for Rent $1,400 HARMLS
• 2026-03-10 Price Changed $125,000 HARMLS
• 2026-02-26 Rental Removed $1,400 HARMLS
• 2025-12-31 Listed for Rent $1,400 HARMLS
• 2025-12-16 Listing Removed — HARMLS
• 2025-12-16 Listed $140,000 HARMLS
• 2025-10-13 Listed $155,000 HARMLS
• 2025-10-04 Listing Removed — HARMLS
• 2025-08-27 Price Changed $165,000 HARMLS
• 2025-07-28 Price Changed $169,000 HARMLS
• 2025-07-15 Listed $179,000 HARMLS
• 2023-12-21 Sold (Public Records) — Public Records

Property tax history

+15.2%/yr

Latest (2025): $1,701 · +805.8% YoY. Source: county tax records.