140 Friar Tuck Rd · Cleveland, TX 77371

$149,000

3 bd · 2.0 ba · 1,489 sqft · SingleFamily public records · 150 Days on market

Built 1974 0.61 ac lot $100/sqft · 14% below area Est $174k · 14% under

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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 +17.8/30.0
• ARV discount +13.9/15.0
• 1% rule +5.6/10.0
• DSCR +5.6/10.0
• Appreciation +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Incredible value on over half an acre! This one-story ranch-style home sits on a spacious corner lot offering endless possibilities at an attractive price point. Step inside to a bright, open family room with soaring ceilings, updated laminate flooring, and sliding glass doors that flood the space with natural light. The breakfast area flows seamlessly into the kitchen, perfect for everyday living or entertaining. The home features three bedrooms, one full bath, and a half bath with the potential to convert into a second full bath, adding instant value. A convenient indoor utility room adds to the functionality. Outside, enjoy fully fenced grounds, a large covered carport with workshop, an extra concrete slab, plus a storage shed and bonus room ideal for a home office, gym, or flex space. No HOA. No restrictions. Low taxes. With quick access to Highway 59, room to expand, park toys, or create your dream outdoor setup, this property is a rare find. Big land, big value—don’t miss it!

Key facts

• Fully fenced grounds
• Bonus room
• Storage shed

Tags

• CORNER LOT
• INDOOR UTILITY ROOM
• FULLY FENCED GROUNDS
• LARGE COVERED CARPORT
• STORAGE SHED
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-2 ($-25/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.3% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Shepherd ISD (rural): math 20% / reading 22% proficiency, ranked #770 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 146 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $246 appreciation (0.2% local appreciation)).
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $16k (10%) 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% 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 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.06% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 7.9

CMA / ARV

• ARV (median comp): $173,529
• List price: $149,000
• Delta: -14.14%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.92×
• Total profit: $-3,172
• Equity at exit: $44,500

10-year hold

• IRR: 4.0%
• Equity multiple: 1.45×
• Total profit: $18,583
• Equity at exit: $54,486

Cash invested: $41,720 (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 77371

• Home prices YoY: 0.1%
• Active inventory: 146
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$283 /mo · $3,395/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-2

Break-even live

Break-even rent $1,584

Max offer price $148,627

Occupancy floor 95%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $149,000 Active 150 DOM
2. 2026-06-17
   days on market $149,000 Active 149 DOM
3. 2026-06-16
   days on market $149,000 Active 148 DOM
4. 2026-06-15
   days on market $149,000 Active 147 DOM
5. 2026-06-13
   days on market $149,000 Active 145 DOM
6. 2026-06-13
   days on market $149,000 Active 144 DOM
7. 2026-06-09
   days on market $149,000 Active 141 DOM
8. 2026-06-08
   days on market $149,000 Active 140 DOM
9. 2026-06-07
   pricedays on market $149,000 Active 139 DOM
10. 2026-06-04
    days on market $157,500 Active 136 DOM
11. 2026-06-03
    days on market $157,500 Active 135 DOM
12. 2026-06-02
    days on market $157,500 Active 134 DOM
13. 2026-06-01
    days on market $157,500 Active 133 DOM
14. 2026-05-31
    days on market $157,500 Active 132 DOM
15. 2026-03-29
    price $157,500 1010-char remark

    Show marketing remark (1010 chars)

    Incredible value on over half an acre! This one-story ranch-style home sits on a spacious corner lot offering endless possibilities at an attractive price point. Step inside to a bright, open family room with soaring ceilings, updated laminate flooring, and sliding glass doors that flood the space with natural light. The breakfast area flows seamlessly into the kitchen, perfect for everyday living or entertaining. The home features three bedrooms, one full bath, and a half bath with the potential to convert into a second full bath, adding instant value. A convenient indoor utility room adds to the functionality. Outside, enjoy fully fenced grounds, a large covered carport with workshop, an extra concrete slab, plus a storage shed and bonus room ideal for a home office, gym, or flex space. No HOA. No restrictions. Low taxes. With quick access to Highway 59, room to expand, park toys, or create your dream outdoor setup, this property is a rare find. Big land, big value—don’t miss it!

16. 2026-01-19
    listed $165,000 Active 1010-char remark

    Show marketing remark (1010 chars)

    Incredible value on over half an acre! This one-story ranch-style home sits on a spacious corner lot offering endless possibilities at an attractive price point. Step inside to a bright, open family room with soaring ceilings, updated laminate flooring, and sliding glass doors that flood the space with natural light. The breakfast area flows seamlessly into the kitchen, perfect for everyday living or entertaining. The home features three bedrooms, one full bath, and a half bath with the potential to convert into a second full bath, adding instant value. A convenient indoor utility room adds to the functionality. Outside, enjoy fully fenced grounds, a large covered carport with workshop, an extra concrete slab, plus a storage shed and bonus room ideal for a home office, gym, or flex space. No HOA. No restrictions. Low taxes. With quick access to Highway 59, room to expand, park toys, or create your dream outdoor setup, this property is a rare find. Big land, big value—don’t miss it!

17. 2026-01-18
    historical
18. 2025-08-28
    price $175,000
19. 2025-07-24
    listed $190,000 Active
20. 2015-06-03
    soldstatus
21. 2015-05-06
    soldstatus
22. 2015-03-24
    historical
23. 2015-03-24
    listed $54,900
24. 2015-02-26
    price $48,040
25. 2015-01-28
    price $52,140
26. 2014-12-31
    price $57,840
27. 2014-12-03
    listed $67,840 Active
28. 2014-11-17
    historical
29. 2014-04-05
    listed $65,000 Active
30. 2003-10-27
    soldstatus

ⓘ 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: $3,395 · $283/mo
• Projected year-2 tax: $3,395 · $283/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone A · 57% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $18,980
• − Mortgage interest: −$8,346
• − Property taxes: −$3,395
• − Insurance: −$2,248
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$4,335
• Taxable loss: −$2,381
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $546/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: Shepherd ISD
• NCES district ID: 4840020
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 22% ▼ -1.00%
• Median HH income: $39,857
• Composite: 17.77/100
• National rank: #9016
• State rank: #770 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

• City population: 17,208
• Population (ZIP): 7,548

Population outlook (San Jacinto County) Hauer SSP2

• Today (2025): 29,069 people
• By 2030: 29,750 · +2.3%
• By 2040: 30,714 · +5.7%
• By 2050: 31,010 · +6.7%
• By 2075: 31,616 · +8.8%
• By 2100: 29,874 · +2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 26% Black 12% Two or more races 10%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 22%

Political lean MEDSL · San Jacinto

• 2024 margin: Solid R (+65.3) · D 17.0% · R 82.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -38.3pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+61.9 2016: R+58.4 2012: R+48.9 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.17%
• Current HPI: 201.6618
• 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

+142.3% since first listed

16 events — show timeline

• 2026-03-29 Price Changed $157,500 HARMLS
• 2026-01-19 Listed $165,000 HARMLS
• 2026-01-18 Listing Removed — HARMLS
• 2025-08-28 Price Changed $175,000 HARMLS
• 2025-07-24 Listed $190,000 HARMLS
• 2015-06-03 Sold (Public Records) — Public Records
• 2015-05-06 Sold (MLS) — Unlock MLS
• 2015-03-24 Listing Removed — HARMLS
• 2015-03-24 Listed $54,900 Unlock MLS
• 2015-02-26 Price Changed $48,040 HARMLS
• 2015-01-28 Price Changed $52,140 HARMLS
• 2014-12-31 Price Changed $57,840 HARMLS
• 2014-12-03 Listed $67,840 HARMLS
• 2014-11-17 Listing Removed — HARMLS
• 2014-04-05 Listed $65,000 HARMLS
• 2003-10-27 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $3,395 · +7.7% YoY. Source: county tax records.