1801 Wallisville Rd · Liberty, TX 77575

$189,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 33 Days on market

Built 2012 3.12 ac lot $155/sqft · 14% above area Est $166k · 14% over ↓ 5% 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 +17.3/30.0
• DSCR +5.4/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks

3 bedrooms, 2 bathrooms single wide Mobile house on over 3 acres in Liberty on FM 563. Brand new energy saving windows and new blinds, central AC, granite countertop, high end looking cabinets, brass sinks in all vanities. Double door stainless steel fridge. Kitchen Aid dishwasher. Garbage disposal. Laundry room inside. Crown molding throughout the whole house, nice trims around all doors and windows. Titled bathrooms, Lots of cabinets for storage space. Backyard is fenced and extra fenced space for your pets. brand new fence in the front which will give you a lot of privacy and a piece of safe mind for your kids and pets. water proof vinyl plank flooring throughout, Covered front and back

Key facts

• 3.12 acre lot
• Built 2012
• Listed 33 days

Property features AI

Finance

• Financial info: Leases considered

Exterior

• Utilities: Public water; Aerobic septic / septic tank
• Home design: Residential property; Faces east
• Construction: Built in 2012; Block foundation; Composition roof
• Exterior features: Cleared lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Garbage disposal; Ice maker; Microwave
• Bedrooms: Primary bedroom on the first floor (16x15); Bedroom on the first floor (14x13); Bedroom on the first floor (14x12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Window unit heating option; Central air conditioning (electric); Window unit air conditioning; Thermostat (energy-efficient)
• Interior features: Granite counters; Ceiling fans; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $140 ($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 $161k (15.0% below list).
• Recommended offer: $161k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.6% in Liberty — 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 68/100 on livability (#489 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, amenities F, commute F.
• Liberty ISD (town): math 34% / reading 41% proficiency, ranked #464 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Middle (math 28% / reading 44%, grade F, #805 of 1,662 statewide, top 50%, 557 students, 68% FRL); Liberty H S (math 57% / reading 47%, grade D+, #447 of 1,632 statewide, top 29%, 707 students, 64% FRL).
• Market conditions: 222 active listings in the ZIP; 1,321 units permitted in Liberty County in 2024 (0 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 $6k 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 33 days — a 3% lower offer ($183k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,732 (15.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (median comp): $165,815
• List price: $189,000
• Delta: 13.98%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-21,792
• Equity at exit: $28,181

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-7,834
• Equity at exit: $16,341

Cash invested: $52,920 (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 77575

• Home prices YoY: -26.6%
• Active inventory: 222
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $140

Break-even live

Break-even rent $1,430

Max offer price $189,000

Occupancy floor 86%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $189,000 Active 33 DOM
2. 2026-06-17
   days on market $189,000 Active 32 DOM
3. 2026-06-16
   days on market $189,000 Active 31 DOM
4. 2026-06-15
   days on market $189,000 Active 30 DOM
5. 2026-06-13
   days on market $189,000 Active 28 DOM
6. 2026-06-13
   days on market $189,000 Active 27 DOM
7. 2026-06-09
   days on market $189,000 Active 24 DOM
8. 2026-06-08
   days on market $189,000 Active 23 DOM
9. 2026-06-08
   price $189,000 Active 22 DOM
10. 2026-06-07
    days on market $199,999 Active 22 DOM
11. 2026-06-04
    days on market $199,999 Active 19 DOM
12. 2026-06-03
    days on market $199,999 Active 18 DOM
13. 2026-06-02
    days on market $199,999 Active 17 DOM
14. 2026-06-01
    days on market $199,999 Active 16 DOM
15. 2026-05-31
    days on market $199,999 Active 15 DOM
16. 2026-05-16
    listed $199,999 Active 929-char remark
17. 2026-05-07
    historical $199,999 929-char remark
18. 1997-12-10
    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: $718 · $60/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$2,740/yr (+$228/mo · 381.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 25 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,288
• − Mortgage interest: −$10,587
• − Property taxes: −$718
• − Insurance: −$945
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$5,498
• Taxable loss: −$1,547
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $2,052/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: Liberty ISD
• NCES district ID: 4827450
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $46,931
• Composite: 32.11/100
• National rank: #5803
• State rank: #464 of 826 in TX

Livability — Liberty

• Score: 68/100
• State rank: #489
• US rank: #9688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, TX
• City population: 16,617
• Population (ZIP): 16,617

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 0.61)
• Race & ethnicity: White 56% Hispanic / Latino 25% Black 12% Two or more races 11%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 19% Other Asian/Pacific 1%

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: ▼ -74.17%
• Current HPI: 204.9372
• Rent YoY: —
• Metro: —
• 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

-5.5% since first listed

4 events — show timeline

• 2026-06-07 Price Changed $189,000 HARMLS
• 2026-05-16 Listed $199,999 HARMLS
• 2026-05-07 Coming Soon $199,999 HARMLS
• 1997-12-10 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $718 · -1.1% YoY. Source: county tax records.