10992 Fm 244 Rd · Anderson, TX 77830

$220,000

4 bd · 2.0 ba · 2,432 sqft · Manufactured · 54 Days on market

Built 2004 1.94 ac lot

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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).

• Cash flow +10.5/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.7/10.0
• DSCR +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

Discover peaceful country living on almost 2 acres! This spacious home offers 4 bedrooms, 2 bathrooms, formal living and dining area, a family room with a wood burning fireplace, and a dedicated study or craft room, providing plenty of space for both everyday living and entertaining. Enjoy pear, peach and mulberry trees along with space for gardening and outdoor projects. Additional improvements include 4 storage buildings, 2 of which are equipped with electricity, includes a tool room and an enclosed chicken coop. Roof and hot water heater are less than five years old. Located on FM 244, near College-Station, Navasota, Madisonville and Huntsville, the property provides convenient access to nearby communities while maintaining the quiet and privacy of country living. Buyers will appreciate the opportunity to enjoy small-acreage living with room for hobbies, homesteading, or simply relaxing outdoors. Don't miss this opportunity, check it out today!

Key facts

• Gardening space
• Storage buildings
• Dedicated study

Tags

• WOOD BURNING FIREPLACE
• DEDICATED STUDY
• STORAGE BUILDINGS
• ENCLOSED CHICKEN COOP
• GARDENING SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (31.8% below list).
• Recommended offer: $150k (31.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,197 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Anderson-Shiro CISD (rural): math 57% / reading 54% proficiency, ranked #107 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 79 active listings in the ZIP; 110 units permitted in Grimes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24 of equity ($2k loan paydown + $-1k appreciation (-0.7% local appreciation)).
• Grimes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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, 93% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,992 (31.8% 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 54 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.68% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.66×
• Total profit: $-20,781
• Equity at exit: $56,499

10-year hold

• IRR: -1.1%
• Equity multiple: 0.89×
• Total profit: $-6,687
• Equity at exit: $62,272

Cash invested: $61,600 (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 77830

• Home prices YoY: -0.3%
• Active inventory: 79
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-115

Break-even live

Break-even rent $1,645

Max offer price $199,773

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-52	+0% $-115	+5% $-177	+10% $-239
Rent	-10% $-233	-5% $-174	+0% $-115	+5% $-55	+10% $4
Rate	-1.0pp $-4	-0.5pp $-59	base $-115	+0.5pp $-172	+1.0pp $-230

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-02
   days on market $220,000 Active 54 DOM
2. 2026-06-01
   days on market $220,000 Active 53 DOM
3. 2026-05-31
   days on market $220,000 Active 52 DOM
4. 2026-05-30
   days on market $220,000 Active 51 DOM
5. 2026-04-09
   listed $220,000 Active 966-char remark

   Show marketing remark (966 chars)

   Discover peaceful country living on almost 2 acres! This spacious home offers 4 bedrooms, 2 bathrooms, formal living and dining area, a family room with a wood burning fireplace, and a dedicated study or craft room, providing plenty of space for both everyday living and entertaining. Enjoy pear, peach and mulberry trees along with space for gardening and outdoor projects. Additional improvements include 4 storage buildings, 2 of which are equipped with electricity, includes a tool room and an enclosed chicken coop. Roof and hot water heater are less than five years old. Located on FM 244, near College-Station, Navasota, Madisonville and Huntsville, the property provides convenient access to nearby communities while maintaining the quiet and privacy of country living. Buyers will appreciate the opportunity to enjoy small-acreage living with room for hobbies, homesteading, or simply relaxing outdoors. Don't miss this opportunity, check it out today!

6. 2017-09-18
   soldstatus 451-char remark

   Show marketing remark (451 chars)

   This 3 bedroom, 2 bath well maintained home is nestled on 1.94 wooded acres, and located very near Gibbons Creek Reservoir and town. A great place to getaway for the weekend or to "go fishing" full time. The property includes 2 separate storage sheds and air conditioned office building. A quick drive from both Huntsville and Bryan/College Station, this property is priced to sell and won't last long! Make your appointment to see it today!

7. 2015-09-04
   listed $72,500 451-char remark

   Show marketing remark (451 chars)

   This 3 bedroom, 2 bath well maintained home is nestled on 1.94 wooded acres, and located very near Gibbons Creek Reservoir and town. A great place to getaway for the weekend or to "go fishing" full time. The property includes 2 separate storage sheds and air conditioned office building. A quick drive from both Huntsville and Bryan/College Station, this property is priced to sell and won't last long! Make your appointment to see it today!

8. 2005-11-07
   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: $649 · $54/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$3,377/yr (+$281/mo · 520.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 93% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,999
• − Mortgage interest: −$12,323
• − Property taxes: −$649
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$6,400
• Taxable loss: −$5,353
• Est. tax savings @ 24.0%: +$1,285
• After-tax cash flow: $-89/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: Anderson-Shiro CISD
• NCES district ID: 4808230
• Math proficiency: 57% ▼ -12.00%
• Reading proficiency: 54% ▲ 4.00%
• Median HH income: $47,594
• Composite: 47.13/100
• National rank: #2327
• State rank: #107 of 826 in TX

Livability — Anderson

• Score: 58/100
• State rank: #1197
• US rank: #20979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,907

Population outlook (Grimes County) Hauer SSP2

• Today (2025): 28,910 people
• By 2030: 29,539 · +2.2%
• By 2040: 30,648 · +6.0%
• By 2050: 31,698 · +9.6%
• By 2075: 34,351 · +18.8%
• By 2100: 33,565 · +16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 8% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 22% Lithuanian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Russian/Polish/Slavic 3% Other Asian/Pacific 1%

Political lean MEDSL · Grimes

• 2024 margin: Solid R (+60.3) · D 19.5% · R 79.7%
• 2008→2024 swing: -25.9pp toward R · 2008: -34.3pp · 2024: -60.3pp
• All cycles: 2024: R+60.3 2020: R+53.2 2016: R+51.1 2012: R+44.2 2008: R+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.68%
• Current HPI: 250.5669
• 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

+203.4% since first listed

4 events — show timeline

• 2026-04-09 Listed $220,000 HARMLS
• 2017-09-18 Sold (MLS) — BCSRMLS
• 2015-09-04 Listed $72,500 BCSRMLS
• 2005-11-07 Sold (Public Records) — Public Records

Property tax history

-4.0%/yr

Latest (2025): $649 · +15.5% YoY. Source: county tax records.