1016 Exotic Pine St · Houston, TX 77336

$229,000

5 bd · 3.0 ba · 2,128 sqft · Other · 209 Days on market

Built 2024 Good condition 0.32 ac lot $108/sqft · at area comps Est $229k · at est. ↓ 5% 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Come experience country living and yet so close to all major Hwy and shopping areas. No HOA and this property is surrounded by new construction homes. This manufacture home features 5 bedrooms with 3 full bath. Spacious family room that opens to dining room and kitchen. This wonderful kitchen with an island is ready for all kinds of family gathering. The Split bedroom plan gives each bedroom ample privacy room. This property sits on a big lot and the adjacent lot is also available for sale.

Key facts

• Country living
• Wonderful kitchen
• Split bedroom plan

Tags

• COUNTRY LIVING
• NO HOA
• NEW CONSTRUCTION HOMES
• SPACIOUS FAMILY ROOM
• WONDERFUL KITCHEN
• SPLIT BEDROOM PLAN

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $229k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 585 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 $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 209 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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. 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: 1.04% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.41%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (median comp): $229,000
• List price: $229,000
• Delta: —
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-5,169
• Equity at exit: $34,145

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $36,370
• Equity at exit: $19,800

Cash invested: $64,120 (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: 585
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,377 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $503

Break-even live

Break-even rent $1,740

Max offer price $229,000

Occupancy floor 74%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $229,000 Active 209 DOM
2. 2026-06-17
   days on market $229,000 Active 208 DOM
3. 2026-06-16
   days on market $229,000 Active 207 DOM
4. 2026-06-15
   days on market $229,000 Active 206 DOM
5. 2026-06-13
   days on market $229,000 Active 204 DOM
6. 2026-06-09
   days on market $229,000 Active 200 DOM
7. 2026-06-08
   days on market $229,000 Active 199 DOM
8. 2026-06-07
   days on market $229,000 Active 198 DOM
9. 2026-06-04
   days on market $229,000 Active 195 DOM
10. 2026-06-03
    days on market $229,000 Active 194 DOM
11. 2026-06-02
    days on market $229,000 Active 193 DOM
12. 2026-06-01
    days on market $229,000 Active 192 DOM
13. 2026-05-31
    days on market $229,000 Active 191 DOM
14. 2026-05-02
    price $229,000 499-char remark

    Show marketing remark (499 chars)

    Come experience country living and yet so close to all major Hwy and shopping areas. No HOA and this property is surrounded by new construction homes. This manufacture home features 5 bedrooms with 3 full bath. Spacious family room that opens to dining room and kitchen. This wonderful kitchen with an island is ready for all kinds of family gathering. The Split bedroom plan gives each bedroom ample privacy room. This property sits on a big lot and the adjacent lot is also available for sale.

15. 2026-02-24
    price $235,000 499-char remark

    Show marketing remark (499 chars)

    Come experience country living and yet so close to all major Hwy and shopping areas. No HOA and this property is surrounded by new construction homes. This manufacture home features 5 bedrooms with 3 full bath. Spacious family room that opens to dining room and kitchen. This wonderful kitchen with an island is ready for all kinds of family gathering. The Split bedroom plan gives each bedroom ample privacy room. This property sits on a big lot and the adjacent lot is also available for sale.

16. 2025-11-21
    listed $240,000 Active 499-char remark

    Show marketing remark (499 chars)

    Come experience country living and yet so close to all major Hwy and shopping areas. No HOA and this property is surrounded by new construction homes. This manufacture home features 5 bedrooms with 3 full bath. Spacious family room that opens to dining room and kitchen. This wonderful kitchen with an island is ready for all kinds of family gathering. The Split bedroom plan gives each bedroom ample privacy room. This property sits on a big lot and the adjacent lot is also available for sale.

17. 2024-02-28
    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: $940 · $78/mo
• Projected year-2 tax: $4,191 · $349/mo
• Expected delta: +$3,251/yr (+$271/mo · 346.0%)

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

Taxation est. · year 1

• Rental income: $28,519
• − Mortgage interest: −$12,828
• − Property taxes: −$940
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,282
• − Management: −$2,282
• − Depreciation: −$6,662
• Taxable income: $2,382
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $5,463/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 75/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Dated appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace bathroom fixtures — Modern fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Dated appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace bathroom fixtures — Modern fixtures enhance functionality and aesthetics ↑

ⓘ 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
• City population: 3,226,434
• 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

-4.6% since first listed

4 events — show timeline

• 2026-05-02 Price Changed $229,000 HARMLS
• 2026-02-24 Price Changed $235,000 HARMLS
• 2025-11-21 Listed $240,000 HARMLS
• 2024-02-28 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $940 · +7.6% YoY. Source: county tax records.