18227 Pin Oak St · Alvin, TX 77583

$150,000

4 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 78 Days on market

Manufactured home Built 2014 0.32 ac lot ↓ 29% since listing

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Why this score? — see what drove the B- 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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Country living with secluded feel yet still close to town! Set on 1/3 acre this cute 4 bedroom home has a great floor plan featuring spacious family room open to updated kitchen with double oven and large island work center with storage cabinets & breakfast area-both have pretty wood plank vinyl flooring. .. Split bedroom plan the primary bedroom & bath offer wood plank vinyl flooring, double sink vanity, huge walk in closet, oversized garden tub & separate shower. All secondary bedrooms are a nice size as well! Cute front porch overlooks your nicely cleared yet wooded property. This home is adjacent to four beautiful lots (1.28 addtl acres) also for sale at MLS#91093936!

Key facts

• Updated kitchen
• Split bedroom plan
• Double oven

Tags

• GREAT FLOOR PLAN
• UPDATED KITCHEN
• DOUBLE OVEN
• LARGE ISLAND WORK CENTER
• WOOD PLANK VINYL FLOORING
• SPLIT BEDROOM PLAN

Property features AI

Finance

• Other: Cleared, wooded lot with side yard; Asphalt road access; Lot about 0.32 acre

Exterior

• Parking: Additional parking
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank
• Home design: Residential property; Built in 2014; Pillar/post/pier foundation
• Construction: Composition roof; Construction materials: Unknown
• Exterior features: Deck; Patio

Interior

• Kitchen: Double oven; Dishwasher; Electric cooktop; Electric oven
• Bedrooms: Primary bedroom on first floor (16 x 13); Bedroom on first floor (11 x 10); Bedroom on first floor (11 x 10); Bedroom on first floor (10 x 10)
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Double vanity; High ceilings; Kitchen island; Kitchen/family room combo; Soaking tub; Separate shower; Vanity; Walk-in pantry; Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.7% in Alvin — 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 65/100 on livability (#704 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Angleton ISD (suburban): math 36% / reading 44% proficiency, ranked #375 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frontier El (math 66% / reading 58%, grade B, #321 of 4,322 statewide, top 8%, 445 students, 53% FRL); Angleton J H School (math 26% / reading 41%, grade F, #911 of 1,662 statewide, top 56%, 1,561 students, 68% FRL); Angleton H S (math 22% / reading 45%, grade F, #1,011 of 1,632 statewide, top 63%, 2,066 students, 67% FRL).
• Market conditions: Rents flat; 1151 active listings in the ZIP; high-income renter base; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.24% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,338
• Equity at exit: $22,365

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $7,757
• Equity at exit: $12,969

Cash invested: $42,000 (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 77583

• Rents YoY: 0.4%
• Active inventory: 1151
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,862 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$62
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $370

Break-even live

Break-even rent $1,393

Max offer price $150,000

Occupancy floor 75%

Sensitivity live

Price	-10% $455	-5% $413	+0% $370	+5% $328	+10% $285
Rent	-10% $223	-5% $297	+0% $370	+5% $444	+10% $517
Rate	-1.0pp $446	-0.5pp $408	base $370	+0.5pp $331	+1.0pp $292

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $150,000 Pending 78 DOM
2. 2026-06-21
   days on market $150,000 Pending 77 DOM
3. 2026-06-18
   days on market $150,000 Pending 74 DOM
4. 2026-06-17
   status $150,000 Pending 73 DOM
5. 2026-06-16
   days on market $150,000 Active 73 DOM
6. 2026-06-15
   days on market $150,000 Active 72 DOM
7. 2026-06-13
   days on market $150,000 Active 70 DOM
8. 2026-06-09
   days on market $150,000 Active 66 DOM
9. 2026-06-08
   days on market $150,000 Active 65 DOM
10. 2026-06-07
    days on market $150,000 Active 64 DOM
11. 2026-06-04
    days on market $150,000 Active 61 DOM
12. 2026-06-03
    days on market $150,000 Active 60 DOM
13. 2026-06-02
    days on market $150,000 Active 59 DOM
14. 2026-06-01
    days on market $150,000 Active 58 DOM
15. 2026-05-31
    days on market $150,000 Active 57 DOM
16. 2026-05-28
    status Active
17. 2026-04-05
    status Pending
18. 2026-03-27
    status Pending
19. 2026-03-27
    historical
20. 2026-02-10
    listed $150,000 Active
21. 2024-02-29
    historical
22. 2023-09-26
    price $200,000
23. 2023-09-13
    listed $210,000 Active
24. 2014-01-24
    soldstatus
25. 2006-08-31
    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: $1,549 · $129/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,196/yr (+$100/mo · 77.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $22,340
• − Mortgage interest: −$8,402
• − Property taxes: −$1,549
• − Insurance: −$2,218
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$4,364
• Taxable income: $2,233
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,906/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: Angleton ISD
• NCES district ID: 4808310
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $55,670
• Composite: 35.01/100
• National rank: #5046
• State rank: #375 of 826 in TX

Livability — Alvin

• Score: 65/100
• State rank: #704
• US rank: #13148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brazoria County · 374,982 people
• City population: 51,892
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,747
• Household income: $119,287
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 251.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 34% White 20% Two or more races 18% Asian 5%
• Hispanic origin (detail): Mexican 31% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 28% Other Asian/Pacific 2% Vietnamese 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: ▼ -120.19%
• Current HPI: 198.6559
• Rent YoY: ▲ 0.44%
• 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

-28.6% since first listed

10 events — show timeline

• 2026-05-28 Relisted — HARMLS
• 2026-04-05 Pending — HARMLS
• 2026-03-27 Pending — HARMLS
• 2026-03-27 Listing Removed — HARMLS
• 2026-02-10 Listed $150,000 HARMLS
• 2024-02-29 Listing Removed — HARMLS
• 2023-09-26 Price Changed $200,000 HARMLS
• 2023-09-13 Listed $210,000 HARMLS
• 2014-01-24 Sold (Public Records) — Public Records
• 2006-08-31 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,549 · +8.8% YoY. Source: county tax records.