2106 Avenue C · Rosenberg, TX 77471

$155,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 75 Days on market

Built 1998 7,200 sqft lot $127/sqft · at area comps Est $151k · at est.

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• ARV discount +6.4/15.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential at 2106 Avenue C—an ideal investment opportunity in the growing Rosenberg market. This 3-bedroom, 2-bath manufactured home offers immediate income potential and long-term upside. Previously rented at $1,500/month, it delivers strong rental yield and consistent cash flow. With no HOA fees and a low tax assessment, expenses remain minimal, maximizing returns. Built in 1998 and refreshed by the builder, the home includes updated appliances and a 2023 AC system, helping reduce maintenance costs. Its move-in-ready condition allows for quick tenant placement. Conveniently located in Lamar Consolidated Independent School District with easy access to Interstate 69 / U.S. Highway 59, this property benefits from strong rental demand. A solid addition to any portfolio. Don’t miss your chance to make this property your own!

Key facts

• Low tax assessment
• No hoa fees
• Strong rental yield

Tags

• INVESTMENT OPPORTUNITY
• IMMEDIATE INCOME POTENTIAL
• STRONG RENTAL YIELD
• CONSISTENT CASH FLOW
• NO HOA FEES
• LOW TAX ASSESSMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.4% in Rosenberg — 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 62/100 on livability (#922 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D-, amenities F, commute F.
• Lamar CISD (suburban): math 50% / reading 53% proficiency, ranked #116 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.0%/yr); 716 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 31% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 103233% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.20% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (median comp): $151,141
• List price: $155,000
• Delta: 2.55%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,035
• Equity at exit: $23,111

10-year hold

• IRR: 8.5%
• Equity multiple: 1.57×
• Total profit: $24,668
• Equity at exit: $13,402

Cash invested: $43,400 (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 77471

• Home prices YoY: -19.3%
• Rents YoY: -1.0%
• Active inventory: 716
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$813
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $529

Break-even live

Break-even rent $1,196

Max offer price $155,000

Occupancy floor 67%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 3rd St Rosenberg, TX	3.0	2.0	1400	$1,575	$1.12	24d	1	0.58mi
1209 Mulcahy St Unit 1205 Rosenberg, TX	2.0	1.0	700	$1,075	$1.54	2d	1	0.69mi
2009 Tremont Ct Rosenberg, TX	3.0	1.5	1425	$1,701	$1.19	22d	1	1.13mi
3412 Avenue R Unit R Rosenberg, TX	3.0	2.0	1467	$1,775	$1.21	44d	1	1.36mi
3828 Avenue N Rosenberg, TX	3.0	2.0	1238	$1,650	$1.33	44d	1	1.39mi
4932 Vancouver Blvd Richmond, TX	3.0	2.0	1321	$3,500	$2.65	13d	1	1.43mi

Listing history 24 events

1. 2026-06-18
   days on market $155,000 Active 75 DOM
2. 2026-06-17
   days on market $155,000 Active 74 DOM
3. 2026-06-16
   days on market $155,000 Active 73 DOM
4. 2026-06-15
   days on market $155,000 Active 72 DOM
5. 2026-06-13
   days on market $155,000 Active 70 DOM
6. 2026-06-10
   days on market $155,000 Active 66 DOM
7. 2026-06-08
   days on market $155,000 Active 65 DOM
8. 2026-06-07
   days on market $155,000 Active 64 DOM
9. 2026-06-04
   days on market $155,000 Active 61 DOM
10. 2026-06-03
    days on market $155,000 Active 60 DOM
11. 2026-06-02
    days on market $155,000 Active 59 DOM
12. 2026-06-01
    days on market $155,000 Active 58 DOM
13. 2026-05-31
    days on market $155,000 Active 57 DOM
14. 2026-05-09
    price $158,500 865-char remark

    Show marketing remark (865 chars)

    Unlock the potential at 2106 Avenue C—an ideal investment opportunity in the growing Rosenberg market. This 3-bedroom, 2-bath manufactured home offers immediate income potential and long-term upside. Previously rented at $1,500/month, it delivers strong rental yield and consistent cash flow. With no HOA fees and a low tax assessment, expenses remain minimal, maximizing returns. Built in 1998 and refreshed by the builder, the home includes updated appliances and a 2023 AC system, helping reduce maintenance costs. Its move-in-ready condition allows for quick tenant placement. Conveniently located in Lamar Consolidated Independent School District with easy access to Interstate 69 / U.S. Highway 59, this property benefits from strong rental demand. A solid addition to any portfolio. Don’t miss your chance to make this property your own!

15. 2026-04-05
    price $160,000 865-char remark

    Show marketing remark (865 chars)

    Unlock the potential at 2106 Avenue C—an ideal investment opportunity in the growing Rosenberg market. This 3-bedroom, 2-bath manufactured home offers immediate income potential and long-term upside. Previously rented at $1,500/month, it delivers strong rental yield and consistent cash flow. With no HOA fees and a low tax assessment, expenses remain minimal, maximizing returns. Built in 1998 and refreshed by the builder, the home includes updated appliances and a 2023 AC system, helping reduce maintenance costs. Its move-in-ready condition allows for quick tenant placement. Conveniently located in Lamar Consolidated Independent School District with easy access to Interstate 69 / U.S. Highway 59, this property benefits from strong rental demand. A solid addition to any portfolio. Don’t miss your chance to make this property your own!

16. 2026-04-04
    price $150,000 865-char remark

    Show marketing remark (865 chars)

    Unlock the potential at 2106 Avenue C—an ideal investment opportunity in the growing Rosenberg market. This 3-bedroom, 2-bath manufactured home offers immediate income potential and long-term upside. Previously rented at $1,500/month, it delivers strong rental yield and consistent cash flow. With no HOA fees and a low tax assessment, expenses remain minimal, maximizing returns. Built in 1998 and refreshed by the builder, the home includes updated appliances and a 2023 AC system, helping reduce maintenance costs. Its move-in-ready condition allows for quick tenant placement. Conveniently located in Lamar Consolidated Independent School District with easy access to Interstate 69 / U.S. Highway 59, this property benefits from strong rental demand. A solid addition to any portfolio. Don’t miss your chance to make this property your own!

17. 2026-04-04
    listed $150 Active 865-char remark

    Show marketing remark (865 chars)

    Unlock the potential at 2106 Avenue C—an ideal investment opportunity in the growing Rosenberg market. This 3-bedroom, 2-bath manufactured home offers immediate income potential and long-term upside. Previously rented at $1,500/month, it delivers strong rental yield and consistent cash flow. With no HOA fees and a low tax assessment, expenses remain minimal, maximizing returns. Built in 1998 and refreshed by the builder, the home includes updated appliances and a 2023 AC system, helping reduce maintenance costs. Its move-in-ready condition allows for quick tenant placement. Conveniently located in Lamar Consolidated Independent School District with easy access to Interstate 69 / U.S. Highway 59, this property benefits from strong rental demand. A solid addition to any portfolio. Don’t miss your chance to make this property your own!

18. 2025-07-24
    soldstatus
19. 2025-07-18
    soldstatus Closed 668-char remark

    Show marketing remark (668 chars)

    Explore the possibilities at 2106 Avenue C in Rosenberg, Texas — a charming property in a peaceful, family-oriented neighborhood. This manufactured home is perfect for first-time buyers or savvy investors seeking a customizable space. Built in 1998, but refurbished by the builder, appliances and AC from 2023. Situated in the acclaimed Lamar Consolidated ISD, residents enjoy easy access to schools, parks, and local gatherings. Pet-friendly and conveniently located near Highway 59/69 for commuters heading to Sugar Land or Houston. No HOA fees and a lower assessment value make this a rare chance to invest in a promising area with long-term growth potential.

20. 2025-06-24
    status Pending 668-char remark

    Show marketing remark (668 chars)

    Explore the possibilities at 2106 Avenue C in Rosenberg, Texas — a charming property in a peaceful, family-oriented neighborhood. This manufactured home is perfect for first-time buyers or savvy investors seeking a customizable space. Built in 1998, but refurbished by the builder, appliances and AC from 2023. Situated in the acclaimed Lamar Consolidated ISD, residents enjoy easy access to schools, parks, and local gatherings. Pet-friendly and conveniently located near Highway 59/69 for commuters heading to Sugar Land or Houston. No HOA fees and a lower assessment value make this a rare chance to invest in a promising area with long-term growth potential.

21. 2025-06-15
    status Pending 668-char remark

    Show marketing remark (668 chars)

    Explore the possibilities at 2106 Avenue C in Rosenberg, Texas — a charming property in a peaceful, family-oriented neighborhood. This manufactured home is perfect for first-time buyers or savvy investors seeking a customizable space. Built in 1998, but refurbished by the builder, appliances and AC from 2023. Situated in the acclaimed Lamar Consolidated ISD, residents enjoy easy access to schools, parks, and local gatherings. Pet-friendly and conveniently located near Highway 59/69 for commuters heading to Sugar Land or Houston. No HOA fees and a lower assessment value make this a rare chance to invest in a promising area with long-term growth potential.

22. 2025-06-04
    status Option Pending 668-char remark

    Show marketing remark (668 chars)

    Explore the possibilities at 2106 Avenue C in Rosenberg, Texas — a charming property in a peaceful, family-oriented neighborhood. This manufactured home is perfect for first-time buyers or savvy investors seeking a customizable space. Built in 1998, but refurbished by the builder, appliances and AC from 2023. Situated in the acclaimed Lamar Consolidated ISD, residents enjoy easy access to schools, parks, and local gatherings. Pet-friendly and conveniently located near Highway 59/69 for commuters heading to Sugar Land or Houston. No HOA fees and a lower assessment value make this a rare chance to invest in a promising area with long-term growth potential.

23. 2025-05-16
    listed $150,000 Active 668-char remark

    Show marketing remark (668 chars)

    Explore the possibilities at 2106 Avenue C in Rosenberg, Texas — a charming property in a peaceful, family-oriented neighborhood. This manufactured home is perfect for first-time buyers or savvy investors seeking a customizable space. Built in 1998, but refurbished by the builder, appliances and AC from 2023. Situated in the acclaimed Lamar Consolidated ISD, residents enjoy easy access to schools, parks, and local gatherings. Pet-friendly and conveniently located near Highway 59/69 for commuters heading to Sugar Land or Houston. No HOA fees and a lower assessment value make this a rare chance to invest in a promising area with long-term growth potential.

24. 2008-12-19
    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: $811 · $68/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$2,026/yr (+$169/mo · 249.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $22,384
• − Mortgage interest: −$8,682
• − Property taxes: −$811
• − Insurance: −$775
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$4,509
• Taxable income: $4,025
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $5,377/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: Lamar CISD
• NCES district ID: 4826580
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $75,213
• Composite: 46.43/100
• National rank: #2452
• State rank: #116 of 826 in TX

Livability — Rosenberg

• Score: 62/100
• State rank: #922
• US rank: #16414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosenberg, TX
• County: Fort Bend County · 836,777 people
• City population: 115,151
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 45,325
• Household income: $73,186
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1688.0

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 56% White 23% Two or more races 21% Black 12% Asian 7%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 57% English-only · Spanish 35% Tagalog/Filipino 2% Other Indo-European 1%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.06%
• Current HPI: 309.5425
• Rent YoY: ▼ -0.97%
• 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

+5.7% since first listed

11 events — show timeline

• 2026-05-09 Price Changed $158,500 HARMLS
• 2026-04-05 Price Changed $160,000 HARMLS
• 2026-04-04 Price Changed $150,000 HARMLS
• 2026-04-04 Listed $150 HARMLS
• 2025-07-24 Sold (Public Records) — Public Records
• 2025-07-18 Sold (MLS) — HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-06-15 Pending — HARMLS
• 2025-06-04 Pending — HARMLS
• 2025-05-16 Listed $150,000 HARMLS
• 2008-12-19 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $811 · -39.3% YoY. Source: county tax records.