857 Isidor Way · Crosby, TX 77532

$141,957

3 bd · 2.0 ba · 1,534 sqft · Manufactured · 147 Days on market

Built 2026 Good condition 5,800 sqft lot $93/sqft · at area comps Est $137k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +5.9/15.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Tax Season Clearance Sale! The Whitehaven is a best-selling 3-bedroom, 2-bathroom multi-section home offering 1,530 sq. ft. of well-planned living space in a 28' x 56' layout. Designed for comfort and versatility, with an beautiful open concept perfect for those who enjoy entertaining. Ample amount of natural light brightens this home with so many windows, sliding glass door, and transom windows in the dormer. The open-concept living and dining area creates a bright, airy feel, perfect for gatherings or just time to relax. The chef's kitchen features an island, ample cabinetry, and a walk-in pantry, making meal prep and storage easy. A spacious walk-through utility room with built-in cabinetry, freezer space, and utility sink adds everyday convenience. The primary suite includes a huge walk-in closet and the option to upgrade to a deluxe bath with a 72" tub and walk-in shower. Two large secondary bedrooms provide comfort and generous closet space. Additional highlights include a study nook in the hallway, a full-sized guest bathroom with a 60" tub/shower combo, and the option to add extra windows for more natural light. The Whitehaven offers a versatile, value-packed layout with features that elevate both everyday living and special occasions.

Key facts

• Built-in cabinetry
• Open concept
• Natural light

Tags

• OPEN CONCEPT
• NATURAL LIGHT
• CHEF'S KITCHEN
• WALK-IN PANTRY
• WALK-THROUGH UTILITY ROOM
• BUILT-IN CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $142k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $125k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: schools D, amenities F, commute 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.
• Market conditions: Rents rising (+1.5%/yr); 1172 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 $982 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $40k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($125k) 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 $124,922 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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: 1.35% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.12%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $136,956
• List price: $141,957
• Delta: 3.65%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.4%
• Equity multiple: 1.20×
• Total profit: $8,144
• Equity at exit: $21,166

10-year hold

• IRR: 13.4%
• Equity multiple: 1.99×
• Total profit: $39,501
• Equity at exit: $12,274

Cash invested: $39,748 (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 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1172
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,918 medium
• Mortgage (P&I): −$744
• Tax est. 1.5%: −$177 /mo · $2,129/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $534

Break-even live

Break-even rent $1,242

Max offer price $141,957

Occupancy floor 67%

Sensitivity live

Price	-10% $632	-5% $583	+0% $534	+5% $485	+10% $436
Rent	-10% $382	-5% $458	+0% $534	+5% $610	+10% $685
Rate	-1.0pp $605	-0.5pp $570	base $534	+0.5pp $497	+1.0pp $460

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: $35,489
• Closing costs: $4,259
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $141,957 Active 147 DOM
2. 2026-06-17
   days on market $141,957 Active 146 DOM
3. 2026-06-16
   days on market $141,957 Active 145 DOM
4. 2026-06-15
   days on market $141,957 Active 144 DOM
5. 2026-06-13
   days on market $141,957 Active 142 DOM
6. 2026-06-09
   days on market $141,957 Active 138 DOM
7. 2026-06-08
   days on market $141,957 Active 137 DOM
8. 2026-06-07
   days on market $141,957 Active 136 DOM
9. 2026-06-04
   days on market $141,957 Active 133 DOM
10. 2026-06-02
    days on market $141,957 Active 131 DOM
11. 2026-06-01
    days on market $141,957 Active 130 DOM
12. 2026-05-31
    days on market $141,957 Active 129 DOM
13. 2026-01-22
    listed $141,957 Active 1279-char remark

    Show marketing remark (1279 chars)

    * * Tax Season Clearance Sale! The Whitehaven is a best-selling 3-bedroom, 2-bathroom multi-section home offering 1,530 sq. ft. of well-planned living space in a 28' x 56' layout. Designed for comfort and versatility, with an beautiful open concept perfect for those who enjoy entertaining. Ample amount of natural light brightens this home with so many windows, sliding glass door, and transom windows in the dormer. The open-concept living and dining area creates a bright, airy feel, perfect for gatherings or just time to relax. The chef's kitchen features an island, ample cabinetry, and a walk-in pantry, making meal prep and storage easy. A spacious walk-through utility room with built-in cabinetry, freezer space, and utility sink adds everyday convenience. The primary suite includes a huge walk-in closet and the option to upgrade to a deluxe bath with a 72" tub and walk-in shower. Two large secondary bedrooms provide comfort and generous closet space. Additional highlights include a study nook in the hallway, a full-sized guest bathroom with a 60" tub/shower combo, and the option to add extra windows for more natural light. The Whitehaven offers a versatile, value-packed layout with features that elevate both everyday living and special occasions.

ⓘ 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: $23,012
• − Mortgage interest: −$7,952
• − Property taxes: −$2,129
• − Insurance: −$710
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$4,130
• Taxable income: $4,410
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $5,349/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 manufactured home is in excellent condition with a good condition score of 80. It is move-in ready with a modern kitchen, two bathrooms, and a well-maintained exterior. The home has a good foundation and structure, and the landscaping is well-maintained. The highest-ROI updates would be painting the exterior and interior walls, landscaping improvements, adding smart home features, and upgrading the kitchen appliances.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve the overall appearance and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern, high-end appliances can make the kitchen more functional and attractive to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the overall appearance and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern, high-end appliances can make the kitchen more functional and attractive to potential buyers/tenants. ↑

ⓘ 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: 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

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 · 4,702,590 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: 382.0

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: 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%

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

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

1 event — show timeline

• 2026-01-22 Listed $141,957 Zillow