1839 Road 5502 · Cleveland, TX 77327

$109,900

3 bd · 2.0 ba · 816 sqft · Manufactured public records · 178 Days on market

Manufactured home Built 2023 Good condition 10,018 sqft lot $135/sqft · 34% below area Est $167k · 34% under ↓ 6% since listing

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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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.1

Listing remarks MLS

Welcome to this recently remodeled home located in a quiet and well-established community. Priced under $200,000, this property offers exceptional value and is perfect for first-time buyers, downsizers, or investors. Conveniently situated close to major freeways, shopping malls, and schools, this home provides easy access to everything you need while still offering a peaceful neighborhood setting. The front of the property is gated, adding an extra layer of safety and privacy for you and your family. With its recent updates and prime location, this move-in-ready home is a fantastic opportunity you don’t want to miss.

Key facts

• Gated front
• Prime location
• Remodeled home

Tags

• REMODELED HOME
• QUIET COMMUNITY
• GATED FRONT
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.0% in Cleveland — 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 61/100 on livability (#1,013 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Cleveland ISD (town): math 24% / reading 25% proficiency, ranked #723 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northside El (math 33% / reading 31%, grade F, #2,268 of 4,322 statewide, top 55%, 1,235 students, 90% FRL); Cleveland Middle (math 22% / reading 25%, grade F, #1,317 of 1,662 statewide, top 80%, 1,696 students, 98% FRL); Cleveland H S (math 30% / reading 32%, grade F, #1,077 of 1,632 statewide, top 66%, 3,310 students, 92% FRL) — zoned schools average 93% FRL vs 71% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 1804 active listings in the ZIP; 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 $760 of loan paydown is wiped out by about $3k 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 178 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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. Crime grade is D 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: 1.07% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (median comp): $167,149
• List price: $109,900
• Delta: -10.32%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
374 Lucia Way	1.89mi	2/2.0 (-1)	771 (-6%)	0mo	$120,990	$157	51
350 Lucia Way	1.93mi	3/2.0	1,049 (+29%)	0mo	$133,990	$128	40
382 Lucia Way	1.93mi	3/2.0	1,033 (+27%)	2mo	$156,990	$152	38
401 Lucia Way	1.93mi	3/2.0	1,049 (+29%)	2mo	$170,990	$163	38
5245 Road 3550	2.06mi	2/2.0 (-1)	808 (-1%)	28mo	$116,990	$145	38
385 Lucia Way	1.93mi	3/2.0	1,049 (+29%)	2mo	$170,991	$163	38
836 Road 5605	1.52mi	2/2.0 (-1)	1,000 (+22%)	0mo	$150,000	$150	35
TBD 663 Road 5252	1.46mi	2/2.0 (-1)	982 (+20%)	2mo	$120,000	$122	34
235 Road 5253	1.72mi	2/1.5 (-1)	1,020 (+25%)	5mo	$150,000	$147	29
1837 Road 5740	2.08mi	3/2.0	1,058 (+30%)	22mo	$172,900	$163	22
2341 Road 5100 Rd	1.83mi	3/2.0	984 (+21%)	26mo	$165,000	$168	20
483 Road 5704	1.98mi	3/2.0	1,000 (+22%)	31mo	$134,990	$135	20

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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-8,072
• Equity at exit: $16,386

10-year hold

• IRR: 3.9%
• Equity multiple: 1.30×
• Total profit: $9,097
• Equity at exit: $9,502

Cash invested: $30,772 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77327

• Home prices YoY: -5.2%
• Rents YoY: 4.0%
• Active inventory: 1804
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$176 /mo · $2,106/yr
• Insurance: −$46
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $133

Break-even live

Break-even rent $1,010

Max offer price $109,900

Occupancy floor 84%

Sensitivity live

Price	-10% $196	-5% $165	+0% $133	+5% $102	+10% $71
Rent	-10% $40	-5% $87	+0% $133	+5% $180	+10% $227
Rate	-1.0pp $189	-0.5pp $161	base $133	+0.5pp $105	+1.0pp $76

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: $27,475
• Closing costs: $3,297
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   pricedays on market $109,900 Active 178 DOM
2. 2026-08-06
   days on market $149,900 Active 176 DOM
3. 2026-08-05
   days on market $149,900 Active 175 DOM
4. 2026-08-04
   days on market $149,900 Active 174 DOM
5. 2026-08-03
   days on market $149,900 Active 173 DOM
6. 2026-07-31
   days on market $149,900 Active 170 DOM
7. 2026-07-30
   days on market $149,900 Active 169 DOM
8. 2026-07-30
   days on market $149,900 Active 168 DOM
9. 2026-07-28
   days on market $149,900 Active 167 DOM
10. 2026-07-26
    days on market $149,900 Active 165 DOM
11. 2026-07-24
    days on market $149,900 Active 163 DOM
12. 2026-07-23
    days on market $149,900 Active 162 DOM
13. 2026-07-22
    days on market $149,900 Active 161 DOM
14. 2026-07-21
    days on market $149,900 Active 160 DOM
15. 2026-07-20
    days on market $149,900 Active 159 DOM
16. 2026-07-18
    days on market $149,900 Active 157 DOM
17. 2026-07-18
    days on market $149,900 Active 156 DOM
18. 2026-07-16
    days on market $149,900 Active 155 DOM
19. 2026-07-15
    days on market $149,900 Active 154 DOM
20. 2026-07-14
    days on market $149,900 Active 153 DOM
21. 2026-07-13
    days on market $149,900 Active 152 DOM
22. 2026-07-13
    days on market $149,900 Active 151 DOM
23. 2026-07-11
    days on market $149,900 Active 150 DOM
24. 2026-07-10
    days on market $149,900 Active 149 DOM
25. 2026-07-09
    days on market $149,900 Active 148 DOM
26. 2026-07-07
    days on market $149,900 Active 146 DOM
27. 2026-07-06
    days on market $149,900 Active 145 DOM
28. 2026-07-06
    days on market $149,900 Active 144 DOM
29. 2026-07-05
    days on market $149,900 Active 143 DOM
30. 2026-07-03
    days on market $149,900 Active 142 DOM
31. 2026-07-02
    days on market $149,900 Active 141 DOM
32. 2026-07-01
    days on market $149,900 Active 140 DOM
33. 2026-06-30
    days on market $149,900 Active 139 DOM
34. 2026-06-29
    days on market $149,900 Active 138 DOM
35. 2026-06-28
    days on market $149,900 Active 137 DOM
36. 2026-06-27
    days on market $149,900 Active 136 DOM
37. 2026-06-24
    days on market $149,900 Active 133 DOM
38. 2026-06-22
    days on market $149,900 Active 131 DOM
39. 2026-06-21
    days on market $149,900 Active 130 DOM
40. 2026-06-18
    days on market $149,900 Active 127 DOM
41. 2026-06-17
    days on market $149,900 Active 126 DOM
42. 2026-06-16
    days on market $149,900 Active 125 DOM
43. 2026-06-15
    days on market $149,900 Active 124 DOM
44. 2026-06-13
    days on market $149,900 Active 122 DOM
45. 2026-06-09
    days on market $149,900 Active 118 DOM
46. 2026-06-08
    days on market $149,900 Active 117 DOM
47. 2026-06-07
    days on market $149,900 Active 116 DOM
48. 2026-06-04
    days on market $149,900 Active 113 DOM
49. 2026-06-03
    days on market $149,900 Active 112 DOM
50. 2026-06-02
    days on market $149,900 Active 111 DOM

ⓘ 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: $2,106 · $176/mo
• Projected year-2 tax: $2,106 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $14,143
• − Mortgage interest: −$6,156
• − Property taxes: −$2,106
• − Insurance: −$550
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,197
• Taxable loss: −$129
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $1,632/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 Est. rehab $4,080–$12,240 screening

This recently remodeled home offers a good condition with modern updates and a prime location. It is move-in ready and presents a great opportunity for investors.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Painting exterior and interior — Fresh paint can make the home more appealing and increase its value ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Northside El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Santa Fe Middle High Cleveland H S F TX #1,077/1,632 Nat'l #10,806/17,239

Schools (NCES district)

• District: Cleveland ISD
• NCES district ID: 4814370
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $39,173
• Composite: 20.61/100
• National rank: #8549
• State rank: #723 of 826 in TX

C Composite livability gradescore 61/100

Livability — Cleveland

• Score: 61/100
• State rank: #1013
• US rank: #17943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 87,956 people
• City population: 17,208
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 42,685
• Household income: $62,219
• Rent vs Own: 14.4% rent · 85.6% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 54% White 36% Two or more races 18% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 0%
• Foreign-born: 22% · Canada
• Languages at home: 51% English-only · Spanish 48%

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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: ▼ -12.39%
• Current HPI: 224.9222
• Rent YoY: ▲ 4.00%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-6.3% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $149,900 HARMLS
• 2026-04-22 Price Changed $155,000 HARMLS
• 2026-02-11 Listed $159,900 HARMLS

Property tax history

+26.6%/yr

Latest (2025): $2,106 · -30.9% YoY. Source: county tax records.