206 Kateri Bnd · Crosby, TX 77532

$119,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured · 201 Days on market

Manufactured home Built 2026 Excellent condition 5,500 sqft lot ↓ 24% 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.7

Listing remarks MLS

* * * Tax Season Clearance Sale!!! Discover elevated living in the Community 28 (28663A) by Palm Harbor-an impressive 1,460 sq. ft. , 3-bedroom, 2-bath manufactured home that blends style, space, and comfort. Designed with functionality and flow in mind, this open-concept layout makes everyday living feel effortless. Step onto the charming front porch, perfect for morning coffee or evening unwinding. Inside, the spacious living and dinning rooms welcome you with natural light and flows directly into the chef-inspired kitchen, where a large center island with bar seating becomes the heart of the home. The kitchen also features stainless steel appliances, a farmhouse-style sink, and abundant cabinet storage. The primary suite is a private retreat, offering a huge walk-in closet and ensuite bathroom with dual sinks, linen closet, and a separate water closet. Two generously sized guest bedrooms, with large closet space, and a second full bath are situated down the hallway from the kitchen and living room. Additional highlights include a dedicated utility/laundry room, energy-efficient construction, and modern finishes throughout. Built to high HUD standards, this home offers lasting quality and comfort at an affordable price. Whether you're downsizing, upgrading, or buying your first home, the Community 28 gives you the space to live, work, and relax-all under one roof.

Key facts

• Charming front porch
• Large center island
• Farmhouse-style sink

Tags

• OPEN-CONCEPT LAYOUT
• CHARMING FRONT PORCH
• CHEF-INSPIRED KITCHEN
• LARGE CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• FARMHOUSE-STYLE SINK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.8% in Crosby — 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 59/100 on livability (#1,121 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment F.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL); Crosby H S (math 44% / reading 45%, grade F, #652 of 1,632 statewide, top 43%, 1,937 students, 54% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1446 active listings in the ZIP; 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 $823 of loan paydown is wiped out by about $4k 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 201 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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 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. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.35%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $251,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1333 Runneburg Rd	1.41mi	3/2.0	1,670 (+3%)	0mo	$230,000	$138	60
2450 Spring Rise Ln	1.12mi	3/2.0	1,536 (-5%)	1mo	$268,290	$175	56
15802 Lone Juniper Dr	1.05mi	3/2.0	1,536 (-5%)	1mo	$265,040	$173	55
1343 Alpha Ln	1.25mi	3/2.0	1,715 (+6%)	1mo	$264,960	$154	54
2514 Shady Walnut Dr	0.94mi	3/2.0	1,402 (-14%)	0mo	$259,800	$185	42
2510 Evergreen Falls Dr	1.00mi	3/2.5	1,826 (+13%)	0mo	$282,790	$155	42
15922 Mimosa Harvest Dr	1.00mi	3/2.5	1,826 (+13%)	1mo	$283,540	$155	41
15826 Tall Barberry Ln	1.07mi	3/2.0	1,910 (+18%)	1mo	$269,990	$141	40
2019 Indigo Ridge Dr	1.01mi	4/3.0 (+1)	1,861 (+15%)	0mo	$299,990	$161	31
2454 Spring Rise Ln	1.12mi	4/3.0 (+1)	1,912 (+18%)	0mo	$291,790	$153	31
15906 Mimosa Harvest Dr	1.00mi	4/3.0 (+1)	1,912 (+18%)	1mo	$229,990	$120	30
2506 Evergreen Falls Dr	1.00mi	4/3.0 (+1)	1,912 (+18%)	2mo	$290,790	$152	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.48% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $2,077
• Equity at exit: $17,743

10-year hold

• IRR: 9.7%
• Equity multiple: 1.70×
• Total profit: $23,251
• Equity at exit: $10,289

Cash invested: $33,320 (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 →

Active competition Active MLS

• For sale now: 13 active
• Median asking: $137,500 ($89/sqft)
• Median days on market: 199 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +73.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1446
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $371

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 70%

Sensitivity live

Price	-10% $453	-5% $412	+0% $371	+5% $330	+10% $289
Rent	-10% $251	-5% $311	+0% $371	+5% $430	+10% $490
Rate	-1.0pp $431	-0.5pp $401	base $371	+0.5pp $340	+1.0pp $309

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: $29,750
• Closing costs: $3,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-08-08
   days on market $119,000 Active 201 DOM
2. 2026-08-06
   days on market $119,000 Active 199 DOM
3. 2026-08-05
   days on market $119,000 Active 198 DOM
4. 2026-08-04
   days on market $119,000 Active 197 DOM
5. 2026-08-03
   pricedays on market $119,000 Active 196 DOM
6. 2026-08-01
   pricedays on market $165,000 Active 193 DOM
7. 2026-07-26
   days on market $127,773 Active 192 DOM
8. 2026-07-24
   days on market $127,773 Active 190 DOM
9. 2026-07-23
   days on market $127,773 Active 189 DOM
10. 2026-07-22
    days on market $127,773 Active 188 DOM
11. 2026-07-21
    days on market $127,773 Active 187 DOM
12. 2026-07-20
    days on market $127,773 Active 186 DOM
13. 2026-07-18
    days on market $127,773 Active 184 DOM
14. 2026-07-18
    days on market $127,773 Active 183 DOM
15. 2026-07-16
    days on market $127,773 Active 182 DOM
16. 2026-07-15
    days on market $127,773 Active 181 DOM
17. 2026-07-13
    days on market $127,773 Active 179 DOM
18. 2026-07-13
    days on market $127,773 Active 178 DOM
19. 2026-07-11
    days on market $127,773 Active 177 DOM
20. 2026-07-10
    days on market $127,773 Active 176 DOM
21. 2026-07-09
    days on market $127,773 Active 175 DOM
22. 2026-07-07
    days on market $127,773 Active 173 DOM
23. 2026-07-06
    days on market $127,773 Active 172 DOM
24. 2026-07-06
    days on market $127,773 Active 171 DOM
25. 2026-07-05
    days on market $127,773 Active 170 DOM
26. 2026-07-03
    days on market $127,773 Active 169 DOM
27. 2026-07-02
    days on market $127,773 Active 168 DOM
28. 2026-07-01
    days on market $127,773 Active 167 DOM
29. 2026-06-30
    days on market $127,773 Active 166 DOM
30. 2026-06-29
    days on market $127,773 Active 165 DOM
31. 2026-06-28
    days on market $127,773 Active 164 DOM
32. 2026-06-27
    days on market $127,773 Active 163 DOM
33. 2026-06-24
    days on market $127,773 Active 160 DOM
34. 2026-06-22
    days on market $127,773 Active 158 DOM
35. 2026-06-21
    days on market $127,773 Active 157 DOM
36. 2026-06-18
    days on market $127,773 Active 154 DOM
37. 2026-06-17
    days on market $127,773 Active 153 DOM
38. 2026-06-16
    days on market $127,773 Active 152 DOM
39. 2026-06-15
    days on market $127,773 Active 151 DOM
40. 2026-06-13
    days on market $127,773 Active 149 DOM
41. 2026-06-09
    days on market $127,773 Active 145 DOM
42. 2026-06-08
    days on market $127,773 Active 144 DOM
43. 2026-06-07
    days on market $127,773 Active 143 DOM
44. 2026-06-04
    days on market $127,773 Active 140 DOM
45. 2026-06-02
    days on market $127,773 Active 138 DOM
46. 2026-06-01
    days on market $127,773 Active 137 DOM
47. 2026-05-31
    days on market $127,773 Active 136 DOM
48. 2026-01-28
    price $129,737 1391-char remark

    Show marketing remark (1391 chars)

    * * * Tax Season Clearance Sale!!! Discover elevated living in the Community 28 (28663A) by Palm Harbor-an impressive 1,460 sq. ft. , 3-bedroom, 2-bath manufactured home that blends style, space, and comfort. Designed with functionality and flow in mind, this open-concept layout makes everyday living feel effortless. Step onto the charming front porch, perfect for morning coffee or evening unwinding. Inside, the spacious living and dinning rooms welcome you with natural light and flows directly into the chef-inspired kitchen, where a large center island with bar seating becomes the heart of the home. The kitchen also features stainless steel appliances, a farmhouse-style sink, and abundant cabinet storage. The primary suite is a private retreat, offering a huge walk-in closet and ensuite bathroom with dual sinks, linen closet, and a separate water closet. Two generously sized guest bedrooms, with large closet space, and a second full bath are situated down the hallway from the kitchen and living room. Additional highlights include a dedicated utility/laundry room, energy-efficient construction, and modern finishes throughout. Built to high HUD standards, this home offers lasting quality and comfort at an affordable price. Whether you're downsizing, upgrading, or buying your first home, the Community 28 gives you the space to live, work, and relax-all under one roof.

49. 2026-01-15
    listed $169,999 Active 1391-char remark

    Show marketing remark (1391 chars)

    * * * Tax Season Clearance Sale!!! Discover elevated living in the Community 28 (28663A) by Palm Harbor-an impressive 1,460 sq. ft. , 3-bedroom, 2-bath manufactured home that blends style, space, and comfort. Designed with functionality and flow in mind, this open-concept layout makes everyday living feel effortless. Step onto the charming front porch, perfect for morning coffee or evening unwinding. Inside, the spacious living and dinning rooms welcome you with natural light and flows directly into the chef-inspired kitchen, where a large center island with bar seating becomes the heart of the home. The kitchen also features stainless steel appliances, a farmhouse-style sink, and abundant cabinet storage. The primary suite is a private retreat, offering a huge walk-in closet and ensuite bathroom with dual sinks, linen closet, and a separate water closet. Two generously sized guest bedrooms, with large closet space, and a second full bath are situated down the hallway from the kitchen and living room. Additional highlights include a dedicated utility/laundry room, energy-efficient construction, and modern finishes throughout. Built to high HUD standards, this home offers lasting quality and comfort at an affordable price. Whether you're downsizing, upgrading, or buying your first home, the Community 28 gives you the space to live, work, and relax-all under one roof.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $18,123
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$3,462
• Taxable income: $2,716
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $3,797/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 · 6 photos

Excellent 100/100 None rehab

This move-in-ready manufactured home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious and well-designed layout with a large center island kitchen and multiple windows for natural light. The exterior is well-maintained, and the home is located in a desirable community with a 25 mph speed limit. The property is ready for immediate occupancy and would be an excellent investment.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Add a small outdoor rug on the front porch — Enhances curb appeal and adds comfort for outdoor use. ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Crosby Kindergarten Center High Crosby H S F TX #652/1,632 Nat'l #6,890/17,239

Schools (NCES district)

• District: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 of 826 in TX

D Composite livability gradescore 59/100

Livability — Crosby

• Score: 59/100
• State rank: #1121
• US rank: #19783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 5,571,493 people
• City population: 33,780
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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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: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-23.7% since first listed

2 events — show timeline

• 2026-01-28 Price Changed $129,737 Zillow
• 2026-01-15 Listed $169,999 Zillow