1202 Long Leaf Pine St · Houston, TX 77336

$219,999

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 104 Days on market

Built 2023 Good condition 0.34 ac lot $146/sqft · 6% below area Est $234k · 6% under

---

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 +17.8/30.0
• ARV discount +10.3/15.0
• DSCR +5.6/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Welcome to 1202 Longleaf Pine St! This beautiful one-story home features 3 bedrooms and 2 full bathrooms with an open concept floor plan and abundant natural light throughout. The kitchen offers granite countertops, 42-inch cabinets, a spacious island, plenty of storage space, and stainless steel appliances perfect for entertaining and everyday living. The spacious primary suite includes two large walk in closets, dual vanities with his and hers sinks, and a comfortable layout designed for relaxation. Situated on a massive 14,865 sq ft corner lot, this property provides plenty of outdoor space and privacy. Come take a look today this one won’t last long!

Key facts

• Spacious island
• Dual vanities
• Walk in closets

Tags

• OPEN CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• SPACIOUS ISLAND
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSETS
• DUAL VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (8.3% below list).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.2% in Houston — 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 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime F.
• Huffman ISD (rural): math 32% / reading 35% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 587 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 104 days — a 9% lower offer ($200k) 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.

Recommended offer $200,199 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 0.92% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

• ARV (median comp): $234,500
• List price: $219,999
• Delta: -6.18%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-24,122
• Equity at exit: $32,803

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-6,262
• Equity at exit: $19,021

Cash invested: $61,600 (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 77336

• Home prices YoY: -1.8%
• Active inventory: 587
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $182

Break-even live

Break-even rent $1,788

Max offer price $219,999

Occupancy floor 86%

Sensitivity live

Price	-10% $306	-5% $244	+0% $182	+5% $119	+10% $57
Rent	-10% $22	-5% $102	+0% $182	+5% $261	+10% $341
Rate	-1.0pp $292	-0.5pp $238	base $182	+0.5pp $125	+1.0pp $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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,800	$1.32	25d	1	1.07mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	3d	1	1.15mi

Listing history 14 events

1. 2026-06-09
   days on market $219,999 Active 104 DOM
2. 2026-06-08
   days on market $219,999 Active 103 DOM
3. 2026-06-07
   days on market $219,999 Active 102 DOM
4. 2026-06-04
   days on market $219,999 Active 99 DOM
5. 2026-06-03
   days on market $219,999 Active 98 DOM
6. 2026-06-02
   days on market $219,999 Active 97 DOM
7. 2026-06-01
   days on market $219,999 Active 96 DOM
8. 2026-05-31
   days on market $219,999 Active 95 DOM
9. 2026-02-25
   listed $219,999 Active 675-char remark

   Show marketing remark (675 chars)

   Welcome to 1202 Longleaf Pine St! This beautiful one-story home features 3 bedrooms and 2 full bathrooms with an open concept floor plan and abundant natural light throughout. The kitchen offers granite countertops, 42-inch cabinets, a spacious island, plenty of storage space, and stainless steel appliances perfect for entertaining and everyday living. The spacious primary suite includes two large walk in closets, dual vanities with his and hers sinks, and a comfortable layout designed for relaxation. Situated on a massive 14,865 sq ft corner lot, this property provides plenty of outdoor space and privacy. Come take a look today this one won’t last long!

10. 2026-02-21
    historical $2,400
11. 2026-02-01
    listed $2,400
12. 2026-02-01
    historical $2,400
13. 2026-01-31
    listed $2,400
14. 2025-01-27
    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: $2,004 · $167/mo
• Projected year-2 tax: $4,026 · $335/mo
• Expected delta: +$2,022/yr (+$168/mo · 100.9%)

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

Taxation est. · year 1

• Rental income: $24,212
• − Mortgage interest: −$12,323
• − Property taxes: −$2,004
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$6,400
• Taxable loss: −$1,490
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $2,536/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This one-story manufactured home is in excellent condition with a good condition score of 80. It features an open concept floor plan, granite countertops, hardwood floors, and a spacious primary suite. The property is situated on a large corner lot with ample outdoor space. The home is move-in ready and would benefit from a fresh coat of paint and some landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — A well-maintained yard can increase curb appeal and property value
• Both Add a small outdoor seating area — This can increase the property's appeal for both resale and rental

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — A well-maintained yard can increase curb appeal and property value ↑
• Both Add a small outdoor seating area — This can increase the property's appeal for both resale and rental ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Huffman ISD
• NCES district ID: 4823820
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $65,848
• Composite: 30.61/100
• National rank: #6195
• State rank: #500 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 14,342
• Household income: $96,404
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 377.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 23% Two or more races 9% Black 5% Native American 4%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 2%

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: ▼ -8.59%
• Current HPI: 472.03
• Rent YoY: —
• 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

+9066.6% since first listed

6 events — show timeline

• 2026-02-25 Listed $219,999 HARMLS
• 2026-02-21 Rental Removed $2,400 ZUMPER1
• 2026-02-01 Listed for Rent $2,400 ZUMPER1
• 2026-02-01 Rental Removed $2,400 ZipRent
• 2026-01-31 Listed for Rent $2,400 ZipRent
• 2025-01-27 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2025): $2,004 · -1.2% YoY. Source: county tax records.