2592 County Rd 152 · Shiro, TX 77831

$135,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 38 Days on market

Built 1999 1.03 ac lot

---

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 +10.5/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Appreciation +3.4/10.0
• DSCR +3.0/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well maintained 2-bed, 2-bath single-wide mobile home on a 1-acre lot in the highly regarded Anderson-Shiro ISD. Inside, you’ll find a comfortable and functional layout with a spacious living area, a bright kitchen with ample cabinet space, and a split-bedroom design that offers privacy for both bedrooms. The primary suite features its own private bath, while the second bedroom and full bath are perfect for guests or family. Step outside and enjoy wide-open space with plenty of room for gardening, pets, and outdoor living.

Key facts

• 1.03 acre lot
• Built 1999
• Listed 38 days

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: No designated parking
• Utilities: Public water; Aerobic septic
• Home design: Residential property; Built in 1999
• Construction: Vinyl siding; Block foundation; Metal roof
• Exterior features: Cleared lot; Gravel road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Free-standing range; Oven
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Kitchen island; Pots & pan drawers; Soaking tub; Separate shower; Vanity; Kitchen/dining combo; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $-70 ($-837/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (24.6% below list).
• Recommended offer: $102k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Anderson-Shiro CISD (rural): math 57% / reading 54% proficiency, ranked #107 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Anderson-Shiro El (math 58% / reading 50%, grade C, #664 of 4,322 statewide, top 16%, 460 students, 46% FRL); Anderson-Shiro Jr/Sr H S (math 57% / reading 56%, grade C, #357 of 1,632 statewide, top 22%, 474 students, 40% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 116 active listings in the ZIP; 110 units permitted in Grimes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grimes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,840 (24.6% 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 38 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 11.0

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-26,337
• Equity at exit: $20,129

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-28,735
• Equity at exit: $11,672

Cash invested: $37,800 (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 77831

• Home prices YoY: -1.4%
• Active inventory: 116
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-70

Break-even live

Break-even rent $1,107

Max offer price $122,684

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-32	+0% $-70	+5% $-108	+10% $-146
Rent	-10% $-150	-5% $-110	+0% $-70	+5% $-29	+10% $11
Rate	-1.0pp $-2	-0.5pp $-35	base $-70	+0.5pp $-105	+1.0pp $-140

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $135,000 Active 38 DOM
2. 2026-06-17
   days on market $135,000 Active 37 DOM
3. 2026-06-16
   days on market $135,000 Active 36 DOM
4. 2026-06-15
   days on market $135,000 Active 35 DOM
5. 2026-06-14
   days on market $135,000 Active 33 DOM
6. 2026-06-13
   days on market $135,000 Active 32 DOM
7. 2026-06-10
   days on market $135,000 Active 30 DOM
8. 2026-06-09
   days on market $135,000 Active 29 DOM
9. 2026-06-08
   days on market $135,000 Active 28 DOM
10. 2026-06-07
    days on market $135,000 Active 27 DOM
11. 2026-06-05
    days on market $135,000 Active 24 DOM
12. 2026-06-02
    days on market $135,000 Active 22 DOM
13. 2026-06-01
    days on market $135,000 Active 21 DOM
14. 2026-05-31
    days on market $135,000 Active 20 DOM
15. 2026-05-30
    days on market $135,000 Active 19 DOM
16. 2026-05-11
    listed $135,000 Active 534-char remark
17. 2026-05-07
    listed $135,000 Active 534-char remark

    Show marketing remark (534 chars)

    Well maintained 2-bed, 2-bath single-wide mobile home on a 1-acre lot in the highly regarded Anderson-Shiro ISD. Inside, you’ll find a comfortable and functional layout with a spacious living area, a bright kitchen with ample cabinet space, and a split-bedroom design that offers privacy for both bedrooms. The primary suite features its own private bath, while the second bedroom and full bath are perfect for guests or family. Step outside and enjoy wide-open space with plenty of room for gardening, pets, and outdoor living.

18. 2026-01-09
    historical
19. 2025-09-03
    price $145,000
20. 2025-08-12
    price $150,000
21. 2025-05-22
    listed $160,000 Active
22. 2023-09-13
    historical
23. 2023-05-25
    status Pending
24. 2023-05-19
    price $119,900
25. 2023-04-04
    listed $134,900 Active

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,150/yr (+$96/mo · 87.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,221
• − Mortgage interest: −$7,562
• − Property taxes: −$1,321
• − Insurance: −$675
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$3,927
• Taxable loss: −$3,219
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $-64/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: Anderson-Shiro CISD
• NCES district ID: 4808230
• Math proficiency: 57% ▼ -12.00%
• Reading proficiency: 54% ▲ 4.00%
• Median HH income: $47,594
• Composite: 47.13/100
• National rank: #2327
• State rank: #107 of 826 in TX

Livability — Shiro

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,163

Population outlook (Grimes County) Hauer SSP2

• Today (2025): 28,910 people
• By 2030: 29,539 · +2.2%
• By 2040: 30,648 · +6.0%
• By 2050: 31,698 · +9.6%
• By 2075: 34,351 · +18.8%
• By 2100: 33,565 · +16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 9% Black 8%
• Hispanic origin (detail): Mexican 15% Cuban 1%
• Common ancestry: Italian 6% Iranian 3% Scottish 2%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Grimes

• 2024 margin: Solid R (+60.3) · D 19.5% · R 79.7%
• 2008→2024 swing: -25.9pp toward R · 2008: -34.3pp · 2024: -60.3pp
• All cycles: 2024: R+60.3 2020: R+53.2 2016: R+51.1 2012: R+44.2 2008: R+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.27%
• Current HPI: 240.0197
• 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

+0.1% since first listed

10 events — show timeline

• 2026-05-11 Listed $135,000 HARMLS
• 2026-05-07 Listed $135,000 BCSRMLS
• 2026-01-09 Listing Removed — HARMLS
• 2025-09-03 Price Changed $145,000 HARMLS
• 2025-08-12 Price Changed $150,000 HARMLS
• 2025-05-22 Listed $160,000 HARMLS
• 2023-09-13 Listing Removed — CTXMLS
• 2023-05-25 Pending — CTXMLS
• 2023-05-19 Price Changed $119,900 CTXMLS
• 2023-04-04 Listed $134,900 CTXMLS

Property tax history

+10.4%/yr

Latest (2025): $1,321 · +13.9% YoY. Source: county tax records.