2056 Road 5210 · Cleveland, TX 77327

$154,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 469 Days on market

Built 2019 0.42 ac lot $127/sqft · 43% above area Est $108k · 43% over $10/mo HOA · 1% of rent

---

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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2019 manufactured built home featuring 3 bedrooms and 2 bathrooms. This property seamlessly blends rural charm with modern convenience. Enjoy stylish vinyl flooring, a spacious kitchen with ample storage. The open layout connects the kitchen, and living area centered around a large island. The Primary bedroom offers privacy at the rear of the home, while the large backyard is perfect for entertaining. Situated on a concrete slab, this home boasts upgrades like a digital thermostat, TRANE A/C unit, crushed asphalt driveway, and more. Don't miss out on this unique property!

Key facts

• Vinyl flooring
• Digital thermostat
• Concrete slab

Tags

• VINYL FLOORING
• LARGE ISLAND
• CONCRETE SLAB
• DIGITAL THERMOSTAT
• TRANE A/C UNIT
• CRUSHED ASPHALT DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $154k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.7% in Cleveland — 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 61/100 on livability (#1,013 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities 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; 2 comparable units currently listed for rent nearby; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 469 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 469 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.96%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $107,900
• List price: $154,500
• Delta: 43.19%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-309
• Equity at exit: $23,036

10-year hold

• IRR: 10.5%
• Equity multiple: 1.85×
• Total profit: $36,933
• Equity at exit: $13,358

Cash invested: $43,260 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,798 medium
• Mortgage (P&I): −$810
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$64
• HOA: −$10
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $359

Break-even live

Break-even rent $1,344

Max offer price $154,500

Occupancy floor 75%

Sensitivity live

Price	-10% $447	-5% $403	+0% $359	+5% $315	+10% $272
Rent	-10% $217	-5% $288	+0% $359	+5% $430	+10% $501
Rate	-1.0pp $437	-0.5pp $398	base $359	+0.5pp $319	+1.0pp $278

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: $38,625
• Closing costs: $4,635
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Road 5248 Cleveland, TX	3.0	2.0	910	$1,680	$1.85	15d	1	0.34mi
1192 Road 57071 Cleveland, TX	2.0	2.0	1000	$950	$0.95	1d	1	1.32mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 18 events

1. 2026-06-07
   days on market $154,500 Active 469 DOM
2. 2026-06-04
   days on market $154,500 Active 466 DOM
3. 2026-06-03
   days on market $154,500 Active 465 DOM
4. 2026-06-02
   days on market $154,500 Active 464 DOM
5. 2026-06-01
   days on market $154,500 Active 463 DOM
6. 2026-05-31
   days on market $154,500 Active 462 DOM
7. 2025-08-01
   price $154,500 603-char remark

   Show marketing remark (603 chars)

   Welcome to this charming 2019 manufactured built home featuring 3 bedrooms and 2 bathrooms. This property seamlessly blends rural charm with modern convenience. Enjoy stylish vinyl flooring, a spacious kitchen with ample storage. The open layout connects the kitchen, and living area centered around a large island. The Primary bedroom offers privacy at the rear of the home, while the large backyard is perfect for entertaining. Situated on a concrete slab, this home boasts upgrades like a digital thermostat, TRANE A/C unit, crushed asphalt driveway, and more. Don't miss out on this unique property!

8. 2025-03-02
   status Active 603-char remark

   Show marketing remark (603 chars)

   Welcome to this charming 2019 manufactured built home featuring 3 bedrooms and 2 bathrooms. This property seamlessly blends rural charm with modern convenience. Enjoy stylish vinyl flooring, a spacious kitchen with ample storage. The open layout connects the kitchen, and living area centered around a large island. The Primary bedroom offers privacy at the rear of the home, while the large backyard is perfect for entertaining. Situated on a concrete slab, this home boasts upgrades like a digital thermostat, TRANE A/C unit, crushed asphalt driveway, and more. Don't miss out on this unique property!

9. 2024-08-27
   historical 603-char remark

   Show marketing remark (603 chars)

   Welcome to this charming 2019 manufactured built home featuring 3 bedrooms and 2 bathrooms. This property seamlessly blends rural charm with modern convenience. Enjoy stylish vinyl flooring, a spacious kitchen with ample storage. The open layout connects the kitchen, and living area centered around a large island. The Primary bedroom offers privacy at the rear of the home, while the large backyard is perfect for entertaining. Situated on a concrete slab, this home boasts upgrades like a digital thermostat, TRANE A/C unit, crushed asphalt driveway, and more. Don't miss out on this unique property!

10. 2024-08-20
    listed $158,500 Active 603-char remark

    Show marketing remark (603 chars)

    Welcome to this charming 2019 manufactured built home featuring 3 bedrooms and 2 bathrooms. This property seamlessly blends rural charm with modern convenience. Enjoy stylish vinyl flooring, a spacious kitchen with ample storage. The open layout connects the kitchen, and living area centered around a large island. The Primary bedroom offers privacy at the rear of the home, while the large backyard is perfect for entertaining. Situated on a concrete slab, this home boasts upgrades like a digital thermostat, TRANE A/C unit, crushed asphalt driveway, and more. Don't miss out on this unique property!

11. 2022-10-18
    soldstatus
12. 2022-10-14
    soldstatus Sold 980-char remark

    Show marketing remark (980 chars)

    Better than new 2019 Single-wide Manufactured Home, sited on a . 42 acre lot and located in the flourishing community of Sante Fe. The home sits on a concrete slab (unlike most mobile homes in this area) and has many other upgrades such as a crushed asphalt driveway that make this property stand out from the rest! Luxury Vinyl plank flooring throughout the home; NO CARPET in this home which is awesome for those who are allergy-prone. The home includes an open kitchen and living room. The kitchen offers an abundance of cabinets & storage and a huge island/breakfast bar that can double as an eating area, prep space, etc. Home also boasts upgrades like a digital thermostat, TRANE A/C unit and top-of-the-line electrical. Refrigerator to stay with home along with blinds, curtain and rods. Bypass ALL the permits needed to get all the goodies that come with this home that the sellers have already purchased! You won't need to do a thing but move on in to this beauty!

13. 2022-09-19
    status Pending 980-char remark

    Show marketing remark (980 chars)

    Better than new 2019 Single-wide Manufactured Home, sited on a . 42 acre lot and located in the flourishing community of Sante Fe. The home sits on a concrete slab (unlike most mobile homes in this area) and has many other upgrades such as a crushed asphalt driveway that make this property stand out from the rest! Luxury Vinyl plank flooring throughout the home; NO CARPET in this home which is awesome for those who are allergy-prone. The home includes an open kitchen and living room. The kitchen offers an abundance of cabinets & storage and a huge island/breakfast bar that can double as an eating area, prep space, etc. Home also boasts upgrades like a digital thermostat, TRANE A/C unit and top-of-the-line electrical. Refrigerator to stay with home along with blinds, curtain and rods. Bypass ALL the permits needed to get all the goodies that come with this home that the sellers have already purchased! You won't need to do a thing but move on in to this beauty!

14. 2022-09-12
    status Option Pending 980-char remark

    Show marketing remark (980 chars)

    Better than new 2019 Single-wide Manufactured Home, sited on a . 42 acre lot and located in the flourishing community of Sante Fe. The home sits on a concrete slab (unlike most mobile homes in this area) and has many other upgrades such as a crushed asphalt driveway that make this property stand out from the rest! Luxury Vinyl plank flooring throughout the home; NO CARPET in this home which is awesome for those who are allergy-prone. The home includes an open kitchen and living room. The kitchen offers an abundance of cabinets & storage and a huge island/breakfast bar that can double as an eating area, prep space, etc. Home also boasts upgrades like a digital thermostat, TRANE A/C unit and top-of-the-line electrical. Refrigerator to stay with home along with blinds, curtain and rods. Bypass ALL the permits needed to get all the goodies that come with this home that the sellers have already purchased! You won't need to do a thing but move on in to this beauty!

15. 2022-05-20
    price $145,000 980-char remark

    Show marketing remark (980 chars)

    Better than new 2019 Single-wide Manufactured Home, sited on a . 42 acre lot and located in the flourishing community of Sante Fe. The home sits on a concrete slab (unlike most mobile homes in this area) and has many other upgrades such as a crushed asphalt driveway that make this property stand out from the rest! Luxury Vinyl plank flooring throughout the home; NO CARPET in this home which is awesome for those who are allergy-prone. The home includes an open kitchen and living room. The kitchen offers an abundance of cabinets & storage and a huge island/breakfast bar that can double as an eating area, prep space, etc. Home also boasts upgrades like a digital thermostat, TRANE A/C unit and top-of-the-line electrical. Refrigerator to stay with home along with blinds, curtain and rods. Bypass ALL the permits needed to get all the goodies that come with this home that the sellers have already purchased! You won't need to do a thing but move on in to this beauty!

16. 2022-03-31
    listed $150,000 Active 980-char remark

    Show marketing remark (980 chars)

    Better than new 2019 Single-wide Manufactured Home, sited on a . 42 acre lot and located in the flourishing community of Sante Fe. The home sits on a concrete slab (unlike most mobile homes in this area) and has many other upgrades such as a crushed asphalt driveway that make this property stand out from the rest! Luxury Vinyl plank flooring throughout the home; NO CARPET in this home which is awesome for those who are allergy-prone. The home includes an open kitchen and living room. The kitchen offers an abundance of cabinets & storage and a huge island/breakfast bar that can double as an eating area, prep space, etc. Home also boasts upgrades like a digital thermostat, TRANE A/C unit and top-of-the-line electrical. Refrigerator to stay with home along with blinds, curtain and rods. Bypass ALL the permits needed to get all the goodies that come with this home that the sellers have already purchased! You won't need to do a thing but move on in to this beauty!

17. 2021-12-16
    historical
18. 2021-06-17
    listed $154,999 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: $2,122 · $177/mo
• Projected year-2 tax: $2,827 · $236/mo
• Expected delta: +$705/yr (+$59/mo · 33.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 24 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: $21,579
• − Mortgage interest: −$8,654
• − Property taxes: −$2,122
• − Insurance: −$772
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − HOA: −$120
• − Depreciation: −$4,495
• Taxable income: $1,963
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $3,839/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: 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 — Cleveland

• Score: 61/100
• State rank: #1013
• US rank: #17943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 82,189 people
• City population: 82,189
• 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

-0.3% since first listed

12 events — show timeline

• 2025-08-01 Price Changed $154,500 HARMLS
• 2025-03-02 Relisted — HARMLS
• 2024-08-27 Listing Removed — HARMLS
• 2024-08-20 Listed $158,500 HARMLS
• 2022-10-18 Sold (Public Records) — Public Records
• 2022-10-14 Sold (MLS) — HARMLS
• 2022-09-19 Pending — HARMLS
• 2022-09-12 Pending — HARMLS
• 2022-05-20 Price Changed $145,000 HARMLS
• 2022-03-31 Listed $150,000 HARMLS
• 2021-12-16 Listing Removed — HARMLS
• 2021-06-17 Listed $154,999 HARMLS

Property tax history

+21.9%/yr

Latest (2025): $2,122 · -1.5% YoY. Source: county tax records.