7225 King St · Manvel, TX 77578

$180,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 19 Days on market

Built 1986 1.03 ac lot

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lot with just over an acre of land, cleared and with beautiful mature trees. There's a mobile home currently occupied by the seller. It has 3 bedrooms, 2 baths double wide manufacture home. Selling "as-is" the floor has been repaced with new plywood, the roof needs to be repaired or replaced. Measurements are approximate and should be veryfied by buyer.

Key facts

• Floor replaced
• Acre of land
• Mature trees

Tags

• ACRE OF LAND
• MATURE TREES
• FLOOR REPLACED

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Built in 1986
• Construction: Wood siding construction; Composition roof
• Exterior features: Cleared lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating provided (window unit); Window unit cooling
• Interior features: 5 total rooms; Seller disclosure available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.2% in Manvel — 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 67/100 on livability (#544 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Alvin ISD (suburban): math 39% / reading 48% proficiency, ranked #255 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Iowa Colony H S (792 students, 56% FRL).
• Market conditions: Rents rising (+2.8%/yr); 1243 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 $5k 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 19 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $180k implies a 233% gain — meaningful room to come down on a strong offer.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-13,110
• Equity at exit: $26,839

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $8,211
• Equity at exit: $15,563

Cash invested: $50,400 (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 77578

• Rents YoY: 2.8%
• Active inventory: 1243
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,033 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$207 /mo · $2,485/yr
• Insurance: −$75
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $258

Break-even live

Break-even rent $1,707

Max offer price $180,000

Occupancy floor 82%

Sensitivity live

Price	-10% $360	-5% $309	+0% $258	+5% $207	+10% $156
Rent	-10% $97	-5% $178	+0% $258	+5% $338	+10% $419
Rate	-1.0pp $349	-0.5pp $304	base $258	+0.5pp $211	+1.0pp $164

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   statusdays on market $180,000 Pending 19 DOM
2. 2026-06-15
   days on market $180,000 Active 18 DOM
3. 2026-06-13
   days on market $180,000 Active 16 DOM
4. 2026-06-13
   days on market $180,000 Active 15 DOM
5. 2026-06-09
   days on market $180,000 Active 12 DOM
6. 2026-06-08
   days on market $180,000 Active 11 DOM
7. 2026-06-07
   days on market $180,000 Active 10 DOM
8. 2026-06-04
   days on market $180,000 Active 7 DOM
9. 2026-06-03
   days on market $180,000 Active 6 DOM
10. 2026-06-02
    days on market $180,000 Active 5 DOM
11. 2026-06-01
    days on market $180,000 Active 4 DOM
12. 2026-05-31
    days on market $180,000 Active 3 DOM
13. 2026-05-28
    listed $180,000 Active
14. 1998-10-30
    soldstatus $54,000

ⓘ 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: $2,485 · $207/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$809/yr (+$67/mo · 32.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AO · 67% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,400
• − Mortgage interest: −$10,083
• − Property taxes: −$2,485
• − Insurance: −$2,368
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$5,236
• Taxable income: $324
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $3,018/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: Alvin ISD
• NCES district ID: 4808090
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $66,740
• Composite: 38.96/100
• National rank: #4080
• State rank: #255 of 826 in TX

Livability — Manvel

• Score: 67/100
• State rank: #544
• US rank: #10576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manvel, TX
• County: Brazoria County · 374,982 people
• City population: 30,210
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 30,210
• Household income: $134,016
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 93.0

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 0.73)
• Race & ethnicity: White 36% Black 30% Hispanic / Latino 22% Two or more races 15% Asian 9%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Norwegian 2% Subsaharan African 2% Scotch-Irish 1%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 78% English-only · Spanish 13% Tagalog/Filipino 2% Vietnamese 2%

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: ▼ -154.15%
• Current HPI: 218.4264
• Rent YoY: ▲ 2.77%
• 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

+233.3% since first listed

2 events — show timeline

• 2026-05-28 Listed $180,000 HARMLS
• 1998-10-30 Sold (Public Records) $54,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,485 · +9.3% YoY. Source: county tax records.