5807 Fletcher · Crosby, TX 77532

$275,000

3 bd · 2.0 ba · 1,155 sqft · Manufactured public records · 229 Days on market

Built 2015 Good condition 0.38 ac lot

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Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Income-Producing Property with Growth Potential! This property features two income-generating mobile homes with tenants in place and space for two additional homes. Each existing unit has separate utilities and established rental income. Excellent opportunity for investors seeking to expand cash flow or develop a small mobile home community.

Key facts

• Separate utilities
• 0.38 acre lot
• Built 2015

Tags

• INCOME PRODUCING PROPERTY
• ESTABLISHED RENTAL INCOME
• SEPARATE UTILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (30.1% below list).
• Recommended offer: $192k (30.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,121 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment F.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL); Crosby H S (math 44% / reading 45%, grade F, #652 of 1,632 statewide, top 43%, 1,937 students, 54% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1189 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $8k 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 229 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $125k (31%) 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; moderate 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 $192,168 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.19×
• Total profit: $-62,224
• Equity at exit: $41,003

10-year hold

• IRR: -23.5%
• Equity multiple: -0.10×
• Total profit: $-84,900
• Equity at exit: $23,777

Cash invested: $77,000 (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 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1189
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,922 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$192 /mo · $2,307/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-231

Break-even live

Break-even rent $2,214

Max offer price $234,219

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-153	+0% $-231	+5% $-309	+10% $-387
Rent	-10% $-383	-5% $-307	+0% $-231	+5% $-155	+10% $-79
Rate	-1.0pp $-92	-0.5pp $-161	base $-231	+0.5pp $-302	+1.0pp $-375

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Fishhawk Way Crosby, TX	3.0	2.0	1369	$1,783	$1.30	1d	1	1.29mi

Listing history 21 events

1. 2026-06-18
   days on market $275,000 Active 229 DOM
2. 2026-06-17
   days on market $275,000 Active 228 DOM
3. 2026-06-16
   days on market $275,000 Active 227 DOM
4. 2026-06-15
   days on market $275,000 Active 226 DOM
5. 2026-06-13
   days on market $275,000 Active 224 DOM
6. 2026-06-09
   days on market $275,000 Active 220 DOM
7. 2026-06-08
   days on market $275,000 Active 219 DOM
8. 2026-06-07
   days on market $275,000 Active 218 DOM
9. 2026-06-04
   days on market $275,000 Active 215 DOM
10. 2026-06-03
    days on market $275,000 Active 214 DOM
11. 2026-06-02
    days on market $275,000 Active 213 DOM
12. 2026-06-01
    days on market $275,000 Active 212 DOM
13. 2026-05-31
    days on market $275,000 Active 211 DOM
14. 2026-05-20
    price $275,000 344-char remark

    Show marketing remark (344 chars)

    Income-Producing Property with Growth Potential! This property features two income-generating mobile homes with tenants in place and space for two additional homes. Each existing unit has separate utilities and established rental income. Excellent opportunity for investors seeking to expand cash flow or develop a small mobile home community.

15. 2026-02-22
    price $345,000 344-char remark

    Show marketing remark (344 chars)

    Income-Producing Property with Growth Potential! This property features two income-generating mobile homes with tenants in place and space for two additional homes. Each existing unit has separate utilities and established rental income. Excellent opportunity for investors seeking to expand cash flow or develop a small mobile home community.

16. 2026-01-20
    price $390,000 344-char remark

    Show marketing remark (344 chars)

    Income-Producing Property with Growth Potential! This property features two income-generating mobile homes with tenants in place and space for two additional homes. Each existing unit has separate utilities and established rental income. Excellent opportunity for investors seeking to expand cash flow or develop a small mobile home community.

17. 2025-11-01
    listed $400,000 Active 344-char remark

    Show marketing remark (344 chars)

    Income-Producing Property with Growth Potential! This property features two income-generating mobile homes with tenants in place and space for two additional homes. Each existing unit has separate utilities and established rental income. Excellent opportunity for investors seeking to expand cash flow or develop a small mobile home community.

18. 2025-07-10
    historical
19. 2025-07-09
    listed $1,400 Active
20. 2025-02-08
    historical $1,700
21. 2025-01-29
    listed $1,700

ⓘ 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: $2,307 · $192/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: +$2,725/yr (+$227/mo · 118.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $23,060
• − Mortgage interest: −$15,404
• − Property taxes: −$2,307
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$8,000
• Taxable loss: −$7,716
• Est. tax savings @ 24.0%: +$1,852
• After-tax cash flow: $-918/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 75/100 Cosmetic rehab

This income-producing property features two mobile homes with tenants in place and space for two additional homes. The home is in good condition with minimal repairs needed, and there are several high-ROI updates that can further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained front yard can enhance the home's curb appeal and attract potential buyers/tenants.
• Resale Upgrading the appliances in the kitchen — Modern appliances can make the home more appealing to potential buyers.
• Resale Upgrading the flooring in the bathrooms — Upgraded flooring can make the bathrooms more appealing to potential buyers.
• Both Upgrading the HVAC system — A new HVAC system can improve the home's comfort and energy efficiency, attracting both buyers and tenants.
• Both Upgrading the exterior siding — A new exterior siding can improve the home's curb appeal and energy efficiency, attracting both buyers and tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can enhance the home's curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the appliances in the kitchen — Modern appliances can make the home more appealing to potential buyers. ↑
• Resale Upgrading the flooring in the bathrooms — Upgraded flooring can make the bathrooms more appealing to potential buyers. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve the home's comfort and energy efficiency, attracting both buyers and tenants. ↑
• Both Upgrading the exterior siding — A new exterior siding can improve the home's curb appeal and energy efficiency, attracting both buyers and tenants. ↑

ⓘ 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: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 of 826 in TX

Livability — Crosby

• Score: 59/100
• State rank: #1121
• US rank: #19783

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: Crosby, TX
• County: Harris County · 4,702,590 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 382.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• 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

+16076.5% since first listed

8 events — show timeline

• 2026-05-20 Price Changed $275,000 HARMLS
• 2026-02-22 Price Changed $345,000 HARMLS
• 2026-01-20 Price Changed $390,000 HARMLS
• 2025-11-01 Listed $400,000 HARMLS
• 2025-07-10 Listing Removed — HARMLS
• 2025-07-09 Listed $1,400 HARMLS
• 2025-02-08 Rental Removed $1,700 HARMLS
• 2025-01-29 Listed for Rent $1,700 HARMLS

Property tax history

+52.3%/yr

Latest (2025): $2,307 · -4.9% YoY. Source: county tax records.