3362 County Road 5018 · Plum Grove, TX 77327

$180,000

4 bd · 2.0 ba · 1,632 sqft · Manufactured · 328 Days on market

Built 2019 0.47 ac lot $110/sqft · at area comps Est $186k · at est. $33/mo HOA · 2% of rent ↓ 8% since listing

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +8.9/15.0
• 1% rule +6.2/10.0
• Rent growth +3.5/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Great Home is ready for a new family. Four bedrooms with the primary on the opposite side of the home with its' own en-suite for quiet nights after long work or family days. The kitchen is combined with the dining area and opens up to the large living room. No Carpet! The current owners have added a walk in pantry off the laundry room which has its' own door into the primary bathroom for easy. This lovely home sits on just shy of half an acre fully fenced in for privacy and the automatic gate makes it really easy to leave and come home. The fence, automatic gate and night time spot lights around the home adds security to the list of value you will receive when you purchase this property. Schedule a time to view the property and take a tour of the neighborhood, which provides not only parks and schools but also restaurants, grocery stores, and popular shops for convenience.

Key facts

• Fully fenced
• Automatic gate
• Parks and schools

Tags

• WALK IN PANTRY
• FULLY FENCED
• AUTOMATIC GATE
• NIGHT TIME SPOT LIGHTS
• PARKS AND SCHOOLS
• RESTAURANTS GROCERY STORES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/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: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.0% in Plum Grove — 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 58/100 on livability (#1,206 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute 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); 1578 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.12% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (median comp): $185,772
• List price: $180,000
• Delta: -3.11%
• Verdict: FAIR
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,597
• Equity at exit: $26,839

10-year hold

• IRR: 11.8%
• Equity multiple: 1.97×
• Total profit: $49,026
• 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 77327

• Home prices YoY: -5.2%
• Rents YoY: 4.0%
• Active inventory: 1578
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,025 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$75
• HOA: −$33
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $467

Break-even live

Break-even rent $1,434

Max offer price $180,000

Occupancy floor 72%

Sensitivity live

Price	-10% $569	-5% $518	+0% $467	+5% $416	+10% $365
Rent	-10% $307	-5% $387	+0% $467	+5% $547	+10% $627
Rate	-1.0pp $558	-0.5pp $513	base $467	+0.5pp $420	+1.0pp $373

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1964 Road 5714 Cleveland, TX	3.0	2.0	1128	$1,575	$1.40	0d	1	1.14mi
1964 Road 5714 Cleveland, TX	3.0	2.0	1200	$1,595	$1.33	44d	1	1.14mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: security

Listing history 16 events

1. 2026-06-21
   days on market $180,000 Active 328 DOM
2. 2026-06-18
   days on market $180,000 Active 325 DOM
3. 2026-06-17
   days on market $180,000 Active 324 DOM
4. 2026-06-16
   days on market $180,000 Active 323 DOM
5. 2026-06-15
   days on market $180,000 Active 322 DOM
6. 2026-06-13
   days on market $180,000 Active 320 DOM
7. 2026-06-09
   days on market $180,000 Active 316 DOM
8. 2026-06-08
   days on market $180,000 Active 315 DOM
9. 2026-06-07
   days on market $180,000 Active 314 DOM
10. 2026-06-04
    days on market $180,000 Active 311 DOM
11. 2026-06-03
    days on market $180,000 Active 310 DOM
12. 2026-06-02
    days on market $180,000 Active 309 DOM
13. 2026-06-01
    days on market $180,000 Active 308 DOM
14. 2026-05-31
    days on market $180,000 Active 307 DOM
15. 2026-02-06
    price $180,000 890-char remark

    Show marketing remark (890 chars)

    This Great Home is ready for a new family. Four bedrooms with the primary on the opposite side of the home with its' own en-suite for quiet nights after long work or family days. The kitchen is combined with the dining area and opens up to the large living room. No Carpet! The current owners have added a walk in pantry off the laundry room which has its' own door into the primary bathroom for easy. This lovely home sits on just shy of half an acre fully fenced in for privacy and the automatic gate makes it really easy to leave and come home. The fence, automatic gate and night time spot lights around the home adds security to the list of value you will receive when you purchase this property. Schedule a time to view the property and take a tour of the neighborhood, which provides not only parks and schools but also restaurants, grocery stores, and popular shops for convenience.

16. 2025-07-28
    listed $195,000 Active 890-char remark

    Show marketing remark (890 chars)

    This Great Home is ready for a new family. Four bedrooms with the primary on the opposite side of the home with its' own en-suite for quiet nights after long work or family days. The kitchen is combined with the dining area and opens up to the large living room. No Carpet! The current owners have added a walk in pantry off the laundry room which has its' own door into the primary bathroom for easy. This lovely home sits on just shy of half an acre fully fenced in for privacy and the automatic gate makes it really easy to leave and come home. The fence, automatic gate and night time spot lights around the home adds security to the list of value you will receive when you purchase this property. Schedule a time to view the property and take a tour of the neighborhood, which provides not only parks and schools but also restaurants, grocery stores, and popular shops for convenience.

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$2,325/yr (+$194/mo · 239.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥112°F today · 20 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: $24,300
• − Mortgage interest: −$10,083
• − Property taxes: −$969
• − Insurance: −$900
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − HOA: −$396
• − Depreciation: −$5,236
• Taxable income: $2,827
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $4,926/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 — Plum Grove

• Score: 58/100
• State rank: #1206
• US rank: #21049

Category grades

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

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

-7.7% since first listed

2 events — show timeline

• 2026-02-06 Price Changed $180,000 HARMLS
• 2025-07-28 Listed $195,000 HARMLS

Property tax history

+7.7%/yr

Latest (2025): $969 · +0.7% YoY. Source: county tax records.