5442 Woodland Dr · Mauriceville, TX 77632

$165,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 288 Days on market

Built 1997 0.92 ac lot

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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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next home, tucked away on almost an acre of land! From the moment you arrive, you’ll notice the inviting curb appeal and expansive front yard that gives this property a warm and welcoming feel. Inside, you’ll find bright, comfortable living spaces designed for both everyday living and entertaining. Step out back to enjoy a private yard with plenty of room for outdoor fun, complete with a chicken coop ready for your feathered friends or a touch of country charm. Whether it’s weekend cookouts, relaxing evenings, or simply soaking up the outdoors, this space has so much to offer. Blending comfort, space, and a hint of rural living, this home gives you the best of both worlds, peaceful surroundings while being just 15 minutes from the Louisiana–Texas state line.

Key facts

• Private yard
• Almost an acre
• Expansive front yard

Tags

• ALMOST AN ACRE
• EXPANSIVE FRONT YARD
• PRIVATE YARD
• CHICKEN COOP
• PEACEFUL SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-23 ($-282/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (14.3% below list).
• Recommended offer: $141k (14.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#575 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Little Cypress-Mauriceville CISD (rural): math 35% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mauriceville El (math 29% / reading 33%, grade F, #2,429 of 4,322 statewide, top 57%, 571 students, 62% FRL); Mauriceville Middle (math 37% / reading 36%, grade F, #786 of 1,662 statewide, top 48%, 292 students, 49% FRL); Lit Cypr-Mrceville H S (math 27% / reading 49%, grade F, #880 of 1,632 statewide, top 54%, 1,014 students, 42% FRL).
• Market conditions: 294 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 235 units permitted in Orange County in 2024 (50 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 $5k of value loss. Plan a longer hold.
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,326 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-28,210
• Equity at exit: $24,602

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-26,403
• Equity at exit: $14,266

Cash invested: $46,200 (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 77632

• Home prices YoY: -31.6%
• Active inventory: 294
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$81 /mo · $968/yr
• Insurance: −$69
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-23

Break-even live

Break-even rent $1,443

Max offer price $160,856

Occupancy floor 97%

Sensitivity live

Price	-10% $70	-5% $23	+0% $-23	+5% $-70	+10% $-117
Rent	-10% $-135	-5% $-79	+0% $-23	+5% $32	+10% $88
Rate	-1.0pp $60	-0.5pp $19	base $-23	+0.5pp $-66	+1.0pp $-110

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6111 Ashland Dr Orange, TX	2.0	2.0	1114	$1,250	$1.12	15d	1	0.77mi

Listing history 31 events

1. 2026-06-21
   days on market $165,000 Active 288 DOM
2. 2026-06-18
   days on market $165,000 Active 285 DOM
3. 2026-06-17
   days on market $165,000 Active 284 DOM
4. 2026-06-16
   days on market $165,000 Active 283 DOM
5. 2026-06-15
   days on market $165,000 Active 282 DOM
6. 2026-06-14
   days on market $165,000 Active 280 DOM
7. 2026-06-13
   days on market $165,000 Active 279 DOM
8. 2026-06-10
   days on market $165,000 Active 277 DOM
9. 2026-06-09
   days on market $165,000 Active 276 DOM
10. 2026-06-08
    days on market $165,000 Active 275 DOM
11. 2026-06-07
    days on market $165,000 Active 274 DOM
12. 2026-06-03
    days on market $165,000 Active 270 DOM
13. 2026-06-02
    days on market $165,000 Active 269 DOM
14. 2026-06-01
    days on market $165,000 Active 268 DOM
15. 2026-05-31
    days on market $165,000 Active 267 DOM
16. 2026-05-30
    days on market $165,000 Active 266 DOM
17. 2026-04-21
    status Active 808-char remark

    Show marketing remark (808 chars)

    Welcome to your next home, tucked away on almost an acre of land! From the moment you arrive, you’ll notice the inviting curb appeal and expansive front yard that gives this property a warm and welcoming feel. Inside, you’ll find bright, comfortable living spaces designed for both everyday living and entertaining. Step out back to enjoy a private yard with plenty of room for outdoor fun, complete with a chicken coop ready for your feathered friends or a touch of country charm. Whether it’s weekend cookouts, relaxing evenings, or simply soaking up the outdoors, this space has so much to offer. Blending comfort, space, and a hint of rural living, this home gives you the best of both worlds, peaceful surroundings while being just 15 minutes from the Louisiana–Texas state line.

18. 2026-04-06
    status Pending 808-char remark

    Show marketing remark (808 chars)

    Welcome to your next home, tucked away on almost an acre of land! From the moment you arrive, you’ll notice the inviting curb appeal and expansive front yard that gives this property a warm and welcoming feel. Inside, you’ll find bright, comfortable living spaces designed for both everyday living and entertaining. Step out back to enjoy a private yard with plenty of room for outdoor fun, complete with a chicken coop ready for your feathered friends or a touch of country charm. Whether it’s weekend cookouts, relaxing evenings, or simply soaking up the outdoors, this space has so much to offer. Blending comfort, space, and a hint of rural living, this home gives you the best of both worlds, peaceful surroundings while being just 15 minutes from the Louisiana–Texas state line.

19. 2026-03-26
    status Pending 808-char remark

    Show marketing remark (808 chars)

    Welcome to your next home, tucked away on almost an acre of land! From the moment you arrive, you’ll notice the inviting curb appeal and expansive front yard that gives this property a warm and welcoming feel. Inside, you’ll find bright, comfortable living spaces designed for both everyday living and entertaining. Step out back to enjoy a private yard with plenty of room for outdoor fun, complete with a chicken coop ready for your feathered friends or a touch of country charm. Whether it’s weekend cookouts, relaxing evenings, or simply soaking up the outdoors, this space has so much to offer. Blending comfort, space, and a hint of rural living, this home gives you the best of both worlds, peaceful surroundings while being just 15 minutes from the Louisiana–Texas state line.

20. 2026-03-10
    price $165,000 808-char remark

    Show marketing remark (808 chars)

    Welcome to your next home, tucked away on almost an acre of land! From the moment you arrive, you’ll notice the inviting curb appeal and expansive front yard that gives this property a warm and welcoming feel. Inside, you’ll find bright, comfortable living spaces designed for both everyday living and entertaining. Step out back to enjoy a private yard with plenty of room for outdoor fun, complete with a chicken coop ready for your feathered friends or a touch of country charm. Whether it’s weekend cookouts, relaxing evenings, or simply soaking up the outdoors, this space has so much to offer. Blending comfort, space, and a hint of rural living, this home gives you the best of both worlds, peaceful surroundings while being just 15 minutes from the Louisiana–Texas state line.

21. 2026-01-16
    price $170,000 808-char remark

    Show marketing remark (808 chars)

    Welcome to your next home, tucked away on almost an acre of land! From the moment you arrive, you’ll notice the inviting curb appeal and expansive front yard that gives this property a warm and welcoming feel. Inside, you’ll find bright, comfortable living spaces designed for both everyday living and entertaining. Step out back to enjoy a private yard with plenty of room for outdoor fun, complete with a chicken coop ready for your feathered friends or a touch of country charm. Whether it’s weekend cookouts, relaxing evenings, or simply soaking up the outdoors, this space has so much to offer. Blending comfort, space, and a hint of rural living, this home gives you the best of both worlds, peaceful surroundings while being just 15 minutes from the Louisiana–Texas state line.

22. 2026-01-09
    price $180,000 808-char remark

    Show marketing remark (808 chars)

    Welcome to your next home, tucked away on almost an acre of land! From the moment you arrive, you’ll notice the inviting curb appeal and expansive front yard that gives this property a warm and welcoming feel. Inside, you’ll find bright, comfortable living spaces designed for both everyday living and entertaining. Step out back to enjoy a private yard with plenty of room for outdoor fun, complete with a chicken coop ready for your feathered friends or a touch of country charm. Whether it’s weekend cookouts, relaxing evenings, or simply soaking up the outdoors, this space has so much to offer. Blending comfort, space, and a hint of rural living, this home gives you the best of both worlds, peaceful surroundings while being just 15 minutes from the Louisiana–Texas state line.

23. 2025-12-08
    status Active 808-char remark

    Show marketing remark (808 chars)

    Welcome to your next home, tucked away on almost an acre of land! From the moment you arrive, you’ll notice the inviting curb appeal and expansive front yard that gives this property a warm and welcoming feel. Inside, you’ll find bright, comfortable living spaces designed for both everyday living and entertaining. Step out back to enjoy a private yard with plenty of room for outdoor fun, complete with a chicken coop ready for your feathered friends or a touch of country charm. Whether it’s weekend cookouts, relaxing evenings, or simply soaking up the outdoors, this space has so much to offer. Blending comfort, space, and a hint of rural living, this home gives you the best of both worlds, peaceful surroundings while being just 15 minutes from the Louisiana–Texas state line.

24. 2025-12-08
    status Pending 808-char remark

    Show marketing remark (808 chars)

    Welcome to your next home, tucked away on almost an acre of land! From the moment you arrive, you’ll notice the inviting curb appeal and expansive front yard that gives this property a warm and welcoming feel. Inside, you’ll find bright, comfortable living spaces designed for both everyday living and entertaining. Step out back to enjoy a private yard with plenty of room for outdoor fun, complete with a chicken coop ready for your feathered friends or a touch of country charm. Whether it’s weekend cookouts, relaxing evenings, or simply soaking up the outdoors, this space has so much to offer. Blending comfort, space, and a hint of rural living, this home gives you the best of both worlds, peaceful surroundings while being just 15 minutes from the Louisiana–Texas state line.

25. 2025-11-26
    status Pending 808-char remark

    Show marketing remark (808 chars)

    Welcome to your next home, tucked away on almost an acre of land! From the moment you arrive, you’ll notice the inviting curb appeal and expansive front yard that gives this property a warm and welcoming feel. Inside, you’ll find bright, comfortable living spaces designed for both everyday living and entertaining. Step out back to enjoy a private yard with plenty of room for outdoor fun, complete with a chicken coop ready for your feathered friends or a touch of country charm. Whether it’s weekend cookouts, relaxing evenings, or simply soaking up the outdoors, this space has so much to offer. Blending comfort, space, and a hint of rural living, this home gives you the best of both worlds, peaceful surroundings while being just 15 minutes from the Louisiana–Texas state line.

26. 2025-08-20
    listed $185,000 Active 808-char remark

    Show marketing remark (808 chars)

    Welcome to your next home, tucked away on almost an acre of land! From the moment you arrive, you’ll notice the inviting curb appeal and expansive front yard that gives this property a warm and welcoming feel. Inside, you’ll find bright, comfortable living spaces designed for both everyday living and entertaining. Step out back to enjoy a private yard with plenty of room for outdoor fun, complete with a chicken coop ready for your feathered friends or a touch of country charm. Whether it’s weekend cookouts, relaxing evenings, or simply soaking up the outdoors, this space has so much to offer. Blending comfort, space, and a hint of rural living, this home gives you the best of both worlds, peaceful surroundings while being just 15 minutes from the Louisiana–Texas state line.

27. 2023-06-20
    soldstatus
28. 2020-04-13
    soldstatus
29. 2018-06-05
    soldstatus
30. 2018-05-10
    soldstatus 657-char remark

    Show marketing remark (657 chars)

    "All Electric" Double Wide Mobile Home - 3 bedrooms, 2 bath home sits on approximately 0.918 Acres. Covered Porch w/ Metal roof attached. Lower deck and walkway. Kitchen w/ island. Dishwasher approximately 5 years old. Refrigerator(2017) & Stove stays. Dining room leading into the living room with wood burning fireplace. Master bedroom with walk in closet. Master bathroom with garden tub and separate shower. Laundry room with sink. Carport attached to Large Shop/Garage with electricity includes roll up doors. Backyard has a 5 ft. cyclone fence . Dog Pen. Per sellers measurements: Shop is 30'x 36', Carport on the front is 30' x 25' .

31. 2018-03-29
    listed $84,900 657-char remark

    Show marketing remark (657 chars)

    "All Electric" Double Wide Mobile Home - 3 bedrooms, 2 bath home sits on approximately 0.918 Acres. Covered Porch w/ Metal roof attached. Lower deck and walkway. Kitchen w/ island. Dishwasher approximately 5 years old. Refrigerator(2017) & Stove stays. Dining room leading into the living room with wood burning fireplace. Master bedroom with walk in closet. Master bathroom with garden tub and separate shower. Laundry room with sink. Carport attached to Large Shop/Garage with electricity includes roll up doors. Backyard has a 5 ft. cyclone fence . Dog Pen. Per sellers measurements: Shop is 30'x 36', Carport on the front is 30' x 25' .

ⓘ 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: $968 · $81/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$2,051/yr (+$171/mo · 211.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $16,959
• − Mortgage interest: −$9,243
• − Property taxes: −$968
• − Insurance: −$2,328
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$4,800
• Taxable loss: −$3,093
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $461/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: Little Cypress-Mauriceville CISD
• NCES district ID: 4827690
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $60,483
• Composite: 33.41/100
• National rank: #5473
• State rank: #435 of 826 in TX

Livability — Mauriceville

• Score: 67/100
• State rank: #575
• US rank: #10991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mauriceville, TX
• County: Orange County · 87,112 people
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,976
• Household income: $74,418
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 431.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 88,065 people
• By 2030: 89,591 · +1.7%
• By 2040: 91,982 · +4.4%
• By 2050: 93,023 · +5.6%
• By 2075: 94,871 · +7.7%
• By 2100: 88,155 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Orange

• 2024 margin: Solid R (+66.8) · D 16.4% · R 83.1%
• 2008→2024 swing: -19.6pp toward R · 2008: -47.1pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+63.4 2016: R+61.9 2012: R+54.3 2008: R+47.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.96%
• Current HPI: 149.354
• Rent YoY: —
• Metro: Beaumont-Port Arthur, 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

+94.3% since first listed

15 events — show timeline

• 2026-04-21 Relisted — HARMLS
• 2026-04-06 Pending — HARMLS
• 2026-03-26 Pending — HARMLS
• 2026-03-10 Price Changed $165,000 HARMLS
• 2026-01-16 Price Changed $170,000 HARMLS
• 2026-01-09 Price Changed $180,000 HARMLS
• 2025-12-08 Relisted — HARMLS
• 2025-12-08 Pending — HARMLS
• 2025-11-26 Pending — HARMLS
• 2025-08-20 Listed $185,000 HARMLS
• 2023-06-20 Sold (Public Records) — Public Records
• 2020-04-13 Sold (Public Records) — Public Records
• 2018-06-05 Sold (Public Records) — Public Records
• 2018-05-10 Sold (MLS) — BBOR
• 2018-03-29 Listed $84,900 BBOR

Property tax history

-0.9%/yr

Latest (2025): $968 · -10.3% YoY. Source: county tax records.