8534 White Pine Pl · Houston, TX 77375

$95,000

4 bd · 2.0 ba · 1,872 sqft · Other · 37 Days on market

Built 2015 Average condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 2015 Clayton double-wide manufactured home offering 4 bedrooms and 2 full bathrooms across 1,896 square feet of living space. With its spacious 28 x 72 layout, this home is designed for both comfort and functionality. The open-concept floor plan features a large living area that flows seamlessly into the kitchen, complete with a breakfast bar & acirc; & euro; & rdquo; perfect for entertaining or everyday living. The generously sized primary suite provides a relaxing retreat, while the additional bedrooms offer flexibility for family, guests, or a home office. Currently located in Pinewood Place Mobile Home Park with a lot rent of $720/month

Key facts

• Open-concept design
• Built 2015
• Listed 37 days

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• OPEN-CONCEPT DESIGN
• KITCHEN WITH BREAKFAST BAR

Property features AI

Exterior

• Home design: Single-family property built in 2015
• Construction: Built in 2015
• Exterior features: Located in the Pinewood Place subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $95k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.5% 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.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.5%/yr); 654 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $657 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
4. 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?
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: 2.48% ✓
• Cap rate: 21.52%
• Cash-on-cash: 54.39%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 49.1%
• Equity multiple: 3.05×
• Total profit: $54,523
• Equity at exit: $14,165

10-year hold

• IRR: 53.4%
• Equity multiple: 5.50×
• Total profit: $119,804
• Equity at exit: $8,214

Cash invested: $26,600 (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 77375

• Home prices YoY: -33.9%
• Rents YoY: -0.5%
• Active inventory: 654
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,206

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 44%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21201 Emerald Mist Pkwy Unit 21234 Spring, TX	3.0	2.0	1409	$2,224	$1.58	44d	1	0.75mi
21201 Emerald Mist Pkwy Unit 3174 Spring, TX	3.0	2.0	1409	$2,213	$1.57	11d	1	0.82mi
21201 Emerald Mist Pkwy Unit 3112 Spring, TX	3.0	2.0	1409	$2,181	$1.55	3d	1	0.82mi
22303 Mosswillow Ln Tomball, TX	3.0	2.0	1622	$1,815	$1.12	18d	1	0.84mi
7515 Spring Stuebner Rd Unit 3228 Spring, TX	3.0	2.0	1238	$1,901	$1.54	3d	1	1.01mi
7515 Spring Stuebner Rd Unit 7548 Spring, TX	3.0	2.0	1238	$1,944	$1.57	12d	1	1.01mi
7515 Spring Stuebner Rd Unit 3174 Spring, TX	3.0	2.0	1238	$1,933	$1.56	11d	1	1.01mi
7801 FM 2920 Rd Spring, TX	1.0–4.0	1.0–3.5	1314	$2,970	$2.26	2d	39	1.02mi
7515 Spring Stuebner Rd Unit 3047 Spring, TX	3.0	2.0	1238	$1,894	$1.53	12d	1	1.07mi
9835 Willow Creek Commerce Dr Unit 516 Tomball, TX	3.0	2.5	1464	$2,219	$1.52	44d	1	1.19mi
9835 Willow Creek Commerce Dr Unit 202 Tomball, TX	3.0	2.5	1464	$2,079	$1.42	44d	1	1.24mi
9835 Willow Creek Commerce Dr Unit 304 Tomball, TX	4.0	2.5	2015	$2,609	$1.29	44d	1	1.24mi
9835 Willow Creek Commerce Dr #610 Tomball, TX	4.0	3.0	1865	$2,459	$1.32	44d	1	1.24mi
9835 Willow Creek Commerce Dr Unit 410 Tomball, TX	4.0	2.5	2017	$2,649	$1.31	44d	1	1.25mi
9835 Willow Creek Commerce Dr Tomball, TX	3.0	2.0	1464	$2,199	$1.50	44d	1	1.27mi
9835 Willow Creek Commerce Dr Tomball, TX	3.0–4.0	2.5–3.0	1739	$3,405	$1.96	1d	1	1.27mi
9835 Willow Creek Commerce Dr Tomball, TX	3.0	2.5	1666	$2,297	$1.38	44d	1	1.27mi
9530 Farm to Market 2920 Tomball, TX	1.0–3.0	1.0–2.0	1033	$1,640	$1.59	2d	34	1.29mi
9835 Willow Creek Commerce Dr Unit 223 Tomball, TX	4.0	2.5	2015	$2,579	$1.28	44d	1	1.29mi
7203 N Grand Pkwy W Unit 3174 Spring, TX	3.0	2.0	1360	$2,131	$1.57	12d	1	1.43mi
7203 N Grand Pkwy W Unit 7236 Spring, TX	3.0	2.0	1360	$2,120	$1.56	11d	1	1.43mi
7203 N Grand Pkwy W Unit 3228 Spring, TX	3.0	2.0	1360	$2,088	$1.54	3d	1	1.43mi

Listing history 14 events

1. 2026-06-18
   days on market $95,000 Active 37 DOM
2. 2026-06-17
   days on market $95,000 Active 36 DOM
3. 2026-06-16
   days on market $95,000 Active 35 DOM
4. 2026-06-15
   days on market $95,000 Active 34 DOM
5. 2026-06-13
   days on market $95,000 Active 32 DOM
6. 2026-06-09
   days on market $95,000 Active 28 DOM
7. 2026-06-08
   days on market $95,000 Active 27 DOM
8. 2026-06-07
   days on market $95,000 Active 26 DOM
9. 2026-06-04
   days on market $95,000 Active 23 DOM
10. 2026-06-03
    days on market $95,000 Active 22 DOM
11. 2026-06-02
    days on market $95,000 Active 21 DOM
12. 2026-06-01
    days on market $95,000 Active 20 DOM
13. 2026-05-31
    days on market $95,000 Active 19 DOM
14. 2026-05-12
    listed $95,000 Active 1191-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,286
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$2,764
• Taxable income: $13,775
• Est. tax owed @ 24.0%: −$3,306
• After-tax cash flow: $11,162/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 · 1 photo

Average 55/100 Cosmetic rehab

This 2015 Clayton double-wide manufactured home is in average condition with minor repairs needed to the exterior and foundation. Painting and repairing these areas can significantly improve its resale and rental value.

Repairs flagged

• Minor foundation — Slight discoloration suggests minor foundation issues
• Minor exterior siding — Slight weathering indicates minor siding issues

Value-add opportunities

• Both paint exterior walls — Fresh paint can improve curb appeal and home value
• Both repair foundation — A repaired foundation can prevent further structural issues and improve home value
• Both repair exterior siding — Fresh siding can improve the home's appearance and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
foundation · Slight discoloration suggests minor foundation issues	Minor	$500–3,000
exterior siding · Slight weathering indicates minor siding issues	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior walls — Fresh paint can improve curb appeal and home value ↑
• Both repair foundation — A repaired foundation can prevent further structural issues and improve home value ↑
• Both repair exterior siding — Fresh siding can improve the home's appearance and increase its value ↑

ⓘ 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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 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): 72,311
• Household income: $102,488
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 1803.0

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 0.65)
• Race & ethnicity: White 48% Hispanic / Latino 33% Two or more races 13% Black 10% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 22% Other Indo-European 2% Vietnamese 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: ▼ -119.81%
• Current HPI: 233.6155
• Rent YoY: ▼ -0.49%
• 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

• 2026-05-12 Listed $95,000 FSBO.com