595 Road 3371a · Cleveland, TX 77327

$152,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 158 Days on market

Built 2010 0.49 ac lot $125/sqft · 22% above area Est $125k · 22% over ↓ 10% since listing

---

Why this score? — see what drove the D+ 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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +5.6/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and spacious! This inviting 3-bedroom, 2-bath mobile home features a bright open-concept living area that’s perfect for relaxing or entertaining. Set on a generous 0.492-acre, fully fenced lot, you’ll enjoy privacy, space for pets, outdoor fun, parking, or future projects in a quiet neighborhood. The large yard offers endless possibilities while the interior delivers comfortable, easy living. A great opportunity for homeowners or investors looking for space, value, and versatility!

Key facts

• Large yard
• Quiet neighborhood
• Fully fenced lot

Tags

• OPEN-CONCEPT LIVING AREA
• FULLY FENCED LOT
• LARGE YARD
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $152k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.7% 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: schools F, crime D-, amenities 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.
• Market conditions: Rents rising fast (+4.0%/yr); 1574 active listings in the ZIP; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $5k 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 158 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (median comp): $125,000
• List price: $152,000
• Delta: 21.60%
• Verdict: OVERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,102
• Equity at exit: $22,664

10-year hold

• IRR: 8.7%
• Equity multiple: 1.70×
• Total profit: $29,657
• Equity at exit: $13,142

Cash invested: $42,560 (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 77327

• Home prices YoY: -5.2%
• Rents YoY: 4.0%
• Active inventory: 1574
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $313

Break-even live

Break-even rent $1,209

Max offer price $152,000

Occupancy floor 76%

Sensitivity live

Price	-10% $399	-5% $356	+0% $313	+5% $270	+10% $227
Rent	-10% $186	-5% $250	+0% $313	+5% $376	+10% $440
Rate	-1.0pp $389	-0.5pp $352	base $313	+0.5pp $274	+1.0pp $233

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $152,000 Active 158 DOM
2. 2026-06-17
   days on market $152,000 Active 157 DOM
3. 2026-06-16
   days on market $152,000 Active 156 DOM
4. 2026-06-15
   days on market $152,000 Active 155 DOM
5. 2026-06-13
   days on market $152,000 Active 153 DOM
6. 2026-06-09
   days on market $152,000 Active 149 DOM
7. 2026-06-08
   days on market $152,000 Active 148 DOM
8. 2026-06-07
   days on market $152,000 Active 147 DOM
9. 2026-06-04
   days on market $152,000 Active 144 DOM
10. 2026-06-03
    days on market $152,000 Active 143 DOM
11. 2026-06-02
    days on market $152,000 Active 142 DOM
12. 2026-06-01
    days on market $152,000 Active 141 DOM
13. 2026-05-31
    days on market $152,000 Active 140 DOM
14. 2026-01-11
    listed $152,000 Active 507-char remark

    Show marketing remark (507 chars)

    Charming and spacious! This inviting 3-bedroom, 2-bath mobile home features a bright open-concept living area that’s perfect for relaxing or entertaining. Set on a generous 0.492-acre, fully fenced lot, you’ll enjoy privacy, space for pets, outdoor fun, parking, or future projects in a quiet neighborhood. The large yard offers endless possibilities while the interior delivers comfortable, easy living. A great opportunity for homeowners or investors looking for space, value, and versatility!

15. 2025-10-27
    historical
16. 2025-10-09
    listed $160,000 Active
17. 2025-10-08
    historical
18. 2025-10-03
    price $160,000
19. 2025-09-19
    listed $169,600 Active

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $2,782 · $232/mo
• Expected delta: +$1,644/yr (+$137/mo · 144.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $19,264
• − Mortgage interest: −$8,514
• − Property taxes: −$1,138
• − Insurance: −$760
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$4,422
• Taxable income: $1,348
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $3,432/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: 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

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 · 82,189 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: 437.0

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%

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%

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

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

-10.4% since first listed

6 events — show timeline

• 2026-01-11 Listed $152,000 HARMLS
• 2025-10-27 Listing Removed — HARMLS
• 2025-10-09 Listed $160,000 HARMLS
• 2025-10-08 Listing Removed — HARMLS
• 2025-10-03 Price Changed $160,000 HARMLS
• 2025-09-19 Listed $169,600 HARMLS

Property tax history

+10.8%/yr

Latest (2025): $1,138 · +11.2% YoY. Source: county tax records.