1264 Road 5735 · Plum Grove, TX 77327

$160,000

4 bd · 2.0 ba · 1,840 sqft · Manufactured · 83 Days on market

Built 2024 Excellent condition 7,840 sqft lot $87/sqft · 12% above area Est $143k · 12% over $10/mo HOA · 1% of rent ↓ 11% 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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +6.1/10.0
• Condition / age +4.8/5.0
• Rent growth +3.5/5.0
• Livability +2.9/5.0
• ARV discount +2.1/15.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience modern living in this pristine 2024 mobile home from Champion Homes. Spanning an impressive 60x30 feet, this home sits on a meticulously leveled and cleared lot in the newly developed Santa Fe subdivision. Enjoy the convenience of a spacious layout. The property’s prime location offers easy access to schools, supermarkets, gas stations, and the Grand Parkway 99, making daily commutes and errands a breeze. Don't miss the chance to own this move-in-ready home in a rapidly growing community!

Key facts

• Modern living
• Easy access
• Prime location

Tags

• MODERN LIVING
• SPACIOUS LAYOUT
• PRIME LOCATION
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $160k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.0% in Plum Grove — 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 58/100 on livability (#1,206 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Cleveland ISD (town): math 24% / reading 25% proficiency, ranked #723 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.0%/yr); 1574 active listings in the ZIP; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Liberty County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.11% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (median comp): $142,830
• List price: $160,000
• Delta: 12.02%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,273
• Equity at exit: $23,857

10-year hold

• IRR: 12.3%
• Equity multiple: 2.02×
• Total profit: $45,541
• Equity at exit: $13,834

Cash invested: $44,800 (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 77327

• Home prices YoY: -5.2%
• Rents YoY: 4.0%
• Active inventory: 1574
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,779 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$67
• HOA: −$10
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $431

Break-even live

Break-even rent $1,233

Max offer price $160,000

Occupancy floor 71%

Sensitivity live

Price	-10% $522	-5% $476	+0% $431	+5% $386	+10% $340
Rent	-10% $290	-5% $361	+0% $431	+5% $501	+10% $571
Rate	-1.0pp $512	-0.5pp $472	base $431	+0.5pp $389	+1.0pp $347

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: gas

Listing history 23 events

1. 2026-06-18
   days on market $160,000 Active 83 DOM
2. 2026-06-17
   days on market $160,000 Active 82 DOM
3. 2026-06-16
   days on market $160,000 Active 81 DOM
4. 2026-06-15
   days on market $160,000 Active 80 DOM
5. 2026-06-13
   days on market $160,000 Active 78 DOM
6. 2026-06-09
   days on market $160,000 Active 74 DOM
7. 2026-06-08
   days on market $160,000 Active 73 DOM
8. 2026-06-07
   days on market $160,000 Active 72 DOM
9. 2026-06-04
   days on market $160,000 Active 69 DOM
10. 2026-06-03
    days on market $160,000 Active 68 DOM
11. 2026-06-02
    days on market $160,000 Active 67 DOM
12. 2026-06-01
    days on market $160,000 Active 66 DOM
13. 2026-05-31
    days on market $160,000 Active 65 DOM
14. 2026-03-27
    listed $160,000 Active 510-char remark

    Show marketing remark (510 chars)

    Experience modern living in this pristine 2024 mobile home from Champion Homes. Spanning an impressive 60x30 feet, this home sits on a meticulously leveled and cleared lot in the newly developed Santa Fe subdivision. Enjoy the convenience of a spacious layout. The property’s prime location offers easy access to schools, supermarkets, gas stations, and the Grand Parkway 99, making daily commutes and errands a breeze. Don't miss the chance to own this move-in-ready home in a rapidly growing community!

15. 2025-11-30
    historical
16. 2025-05-13
    listed $170,000 Active
17. 2025-03-06
    historical $1,500
18. 2024-12-31
    historical
19. 2024-11-07
    listed $1,500
20. 2024-09-21
    price $172,000
21. 2024-08-22
    status Active
22. 2024-08-13
    historical
23. 2024-08-08
    listed $180,000 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: $701 · $58/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$2,227/yr (+$186/mo · 317.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,343
• − Mortgage interest: −$8,962
• − Property taxes: −$701
• − Insurance: −$800
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − HOA: −$120
• − Depreciation: −$4,655
• Taxable income: $2,690
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $4,526/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 · 3 photos

Excellent 95/100 None rehab

This move-in-ready mobile home is in excellent condition with modern finishes and a prime location. It offers a great opportunity for investors looking to capitalize on the rapidly growing community.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Painting exterior and interior — Fresh paint can improve the home's appearance and make it more attractive to potential buyers or renters.
• Both Install new flooring in bathrooms — Replacing old or damaged flooring in bathrooms can improve the home's overall appearance and functionality.
• Both Install new kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers or renters.
• Both Install new bathroom fixtures — Upgrading the bathroom fixtures can improve the home's functionality and make it more attractive to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting exterior and interior — Fresh paint can improve the home's appearance and make it more attractive to potential buyers or renters. ↑
• Both Install new flooring in bathrooms — Replacing old or damaged flooring in bathrooms can improve the home's overall appearance and functionality. ↑
• Both Install new kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers or renters. ↑
• Both Install new bathroom fixtures — Upgrading the bathroom fixtures can improve the home's functionality and make it more attractive to potential buyers or renters. ↑

ⓘ 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: Cleveland ISD
• NCES district ID: 4814370
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $39,173
• Composite: 20.61/100
• National rank: #8549
• State rank: #723 of 826 in TX

Livability — Plum Grove

• Score: 58/100
• State rank: #1206
• US rank: #21049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 82,189 people
• City population: 17,208
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 42,685
• Household income: $62,219
• Rent vs Own: 14.4% rent · 85.6% own
• Severe rent burden: 437.0

Population outlook (Liberty County) Hauer SSP2

• Today (2025): 87,956 people
• By 2030: 92,161 · +4.8%
• By 2040: 100,784 · +14.6%
• By 2050: 109,471 · +24.5%
• By 2075: 133,470 · +51.7%
• By 2100: 147,372 · +67.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 54% White 36% Two or more races 18% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 0%
• Foreign-born: 22% · Canada
• Languages at home: 51% English-only · Spanish 48%

Political lean MEDSL · Liberty

• 2024 margin: Solid R (+61.6) · D 19.0% · R 80.6%
• 2008→2024 swing: -17.9pp toward R · 2008: -43.7pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.7 2016: R+58.0 2012: R+53.3 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.39%
• Current HPI: 224.9222
• Rent YoY: ▲ 4.00%
• 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

-11.1% since first listed

10 events — show timeline

• 2026-03-27 Listed $160,000 HARMLS
• 2025-11-30 Listing Removed — HARMLS
• 2025-05-13 Listed $170,000 HARMLS
• 2025-03-06 Rental Removed $1,500 HARMLS
• 2024-12-31 Listing Removed — HARMLS
• 2024-11-07 Listed for Rent $1,500 HARMLS
• 2024-09-21 Price Changed $172,000 HARMLS
• 2024-08-22 Relisted — HARMLS
• 2024-08-13 Listing Removed — HARMLS
• 2024-08-08 Listed $180,000 HARMLS

Property tax history

+4.0%/yr

Latest (2025): $701 · +6.5% YoY. Source: county tax records.