15603 N Brentwood St · Channelview, TX 77530

$1,500,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 2 Days on market

Built 1985

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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).

• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Unique investment opportunity for a fully functional and cash-flowing 18 unit mobile home park. Conveniently located within minutes of I-10 and major employers, this investment property has years of proven income and room for increased rents for new owners.

Key facts

• Mobile home park
• Proven income
• Conveniently located

Tags

• INVESTMENT OPPORTUNITY
• MOBILE HOME PARK
• CONVENIENTLY LOCATED
• PROVEN INCOME
• ROOM FOR INCREASED RENTS

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Multifamily property with 18 total units

Exterior

• Parking: Paved parking
• Utilities: Cable available; Electricity available; Natural gas available; Water available
• Home design: Residential income property
• Construction: Aluminum siding; Vinyl siding; Unknown construction material
• Exterior features: Cleared lot

Interior

• Kitchen: Microwave
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Window treatments; Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $-9k ($-106k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (85.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (86.8% below list).
• Recommended offer: $197k (86.8% below list) — sets the bar for 1% rule.
• Cap rate -0.8% vs local median 4.8% in Channelview — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 66/100 on livability (#598 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Channelview ISD (suburban): math 27% / reading 30% proficiency, ranked #640 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Channelview H S (math 24% / reading 35%, grade F, #1,112 of 1,632 statewide, top 70%, 2,893 students, 87% FRL) — zoned schools average 87% FRL vs 70% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+16.9%/yr); 100 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 38% of the median local income ($62k/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 $10k of loan paydown is wiped out by about $45k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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.

Recommended offer $197,333 (86.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.13% ✗
• Cap rate: -0.75%
• Cash-on-cash: -25.16%
• DSCR: -0.12
• GRM: 63.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -70.3%
• Equity multiple: -0.89×
• Total profit: $-793,543
• Equity at exit: $223,655

10-year hold

• IRR: —
• Equity multiple: -2.25×
• Total profit: $-1,365,714
• Equity at exit: $129,693

Cash invested: $420,000 (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 77530

• Rents YoY: 16.9%
• Active inventory: 100
• Price-to-rent: 63.3×

Monthly cashflow live

• Estimated rent: $1,973 medium
• Mortgage (P&I): −$7,866
• Tax est. 1.5%: −$1,875 /mo · $22,500/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-8,807

Break-even live

Break-even rent $13,122

Max offer price $225,580

Occupancy floor —

Sensitivity live

Price	-10% $-7,771	-5% $-8,289	+0% $-8,807	+5% $-9,326	+10% $-9,844
Rent	-10% $-8,963	-5% $-8,885	+0% $-8,807	+5% $-8,729	+10% $-8,651
Rate	-1.0pp $-8,052	-0.5pp $-8,426	base $-8,807	+0.5pp $-9,196	+1.0pp $-9,591

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15255 Ferness Ln Channelview, TX	4.0	2.0	1326	$1,668	$1.26	3d	10	0.93mi
1379 Dell Dale St Channelview, TX	4.0	2.0	1444	$1,893	$1.31	6d	1	1.21mi

Listing history 3 events

1. 2026-06-18
   days on market $1,500,000 Active 2 DOM
2. 2026-06-17
   remarks 257-char remark
3. 2026-06-17
   listed $1,500,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,680
• − Mortgage interest: −$84,023
• − Property taxes: −$22,500
• − Insurance: −$7,500
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$43,636
• Taxable loss: −$137,769
• Est. tax savings @ 24.0%: +$33,064
• After-tax cash flow: $-72,622/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: Channelview ISD
• NCES district ID: 4813590
• Math proficiency: 27% ▼ -22.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $52,320
• Composite: 25.18/100
• National rank: #7513
• State rank: #640 of 826 in TX

Livability — Channelview

• Score: 66/100
• State rank: #598
• US rank: #11392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Channelview, TX
• County: Harris County · 4,702,590 people
• City population: 31,527
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 31,527
• Household income: $62,195
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 966.0

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: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 31% White 16% Black 9% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 33% · Canada, Vietnam, Jamaica
• Languages at home: 37% English-only · Spanish 60% Other Asian/Pacific 1% Vietnamese 1%

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: ▼ -172.05%
• Current HPI: 292.1862
• Rent YoY: ▲ 16.85%
• 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

+525.0% since first listed

13 events — show timeline

• 2026-06-16 Listed $1,500,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-10-06 Price Changed $2,635,000 HARMLS
• 2025-07-01 Price Changed $2,665,000 HARMLS
• 2025-05-30 Price Changed $2,700,000 HARMLS
• 2025-05-30 Listed $27,000,000 HARMLS
• 2022-06-15 Listing Removed — HARMLS
• 2022-06-11 Listed $199,999 HARMLS
• 2022-06-09 Listing Removed — HARMLS
• 2022-05-10 Relisted — HARMLS
• 2022-05-04 Pending — HARMLS
• 2022-04-12 Price Changed $220,000 HARMLS
• 2022-03-17 Listed $240,000 HARMLS

Property tax history

-1.9%/yr

Latest (2025): $119 · -1.2% YoY. Source: county tax records.