520 Lakeshore Dr · Big Thicket Lake Estates, TX 77327

$115,999

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 1 Days on market

Built 1970 9,583 sqft lot $5/mo HOA

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 520 Lakeshore Drive, located in the peaceful Six Lakes subdivision of Cleveland, Texas. This charming 1-bedroom, 1-bath home with an additional flex room offers the perfect opportunity for investors or anyone seeking a quiet retreat surrounded by nature. Six Lakes is known for its serene setting, scenic lakes, and abundant wildlife, creating a relaxing environment. The property provides private lake access for fishing, kayaking, and enjoying the natural beauty of the area. This home is not located in a flood zone. Whether you plan to renovate, rent, or simply enjoy a peaceful getaway, this property has it all.

Key facts

• Completely remodeled
• New flooring
• New roof

Tags

• COMPLETELY REMODELED
• NEW FLOORING
• NEW ROOF
• HANDICAP-ACCESSIBLE RAMP
• TWO SHEDS
• SHORT WALK TO FISHING PIER

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered
• HOA & community: Member of Six Lakes HOA; Annual association fee of $62 covering common areas

Exterior

• Parking: Paved driveway
• Security: No specific security features provided
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Has a view; Lakefront / on a lake
• Construction: Built in 1970; Cement siding and wood siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Deck; Patio; Porch; Private yard; Fence at back yard; Paved driveway; Storage shed(s); Workshop

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: Two bedrooms on the first floor (approximately 12x12 each)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Window heating unit; Window cooling unit
• Interior features: Kitchen/family room combo; Kitchen/dining combo; Tub with shower; Ceiling fan(s)
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Cap rate 8.4% vs local median 4.0% in Big Thicket Lake Estates — 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 48/100 on livability (#1,532 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Hardin ISD (rural): math 39% / reading 44% proficiency, ranked #354 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hardin H S (math 67% / reading 57%, grade B-, #237 of 1,632 statewide, top 16%, 394 students, 57% FRL) — zoned schools at 57% FRL track the district average.
• Zoned-school proficiency averages 62% at this address vs 42% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Hardin ISD average implies; a family-tenant draw the district grade alone would hide.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $802 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,999

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $49,296
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Lakeshore Dr	0.00mi	1/1.0 (-1)	624 (0%)	2mo	$49,000	$79	93

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-4,416
• Equity at exit: $17,296

10-year hold

• IRR: 7.1%
• Equity multiple: 1.56×
• Total profit: $18,042
• Equity at exit: $10,029

Cash invested: $32,480 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$48
• HOA: −$5
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $208

Break-even live

Break-even rent $911

Max offer price $115,999

Occupancy floor 77%

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 30 events

1. 2026-06-18
   pricedays on marketlisting id $115,999 Active 1 DOM
2. 2026-06-17
   days on market $118,999 Active 22 DOM
3. 2026-06-16
   days on market $118,999 Active 21 DOM
4. 2026-06-15
   days on market $118,999 Active 20 DOM
5. 2026-06-13
   days on market $118,999 Active 18 DOM
6. 2026-06-09
   days on market $118,999 Active 14 DOM
7. 2026-06-08
   days on market $118,999 Active 13 DOM
8. 2026-06-07
   days on market $118,999 Active 12 DOM
9. 2026-06-04
   pricedays on market $118,999 Active 9 DOM
10. 2026-06-03
    days on market $120,999 Active 8 DOM
11. 2026-06-02
    days on market $120,999 Active 7 DOM
12. 2026-06-01
    days on market $120,999 Active 6 DOM
13. 2026-05-31
    days on market $120,999 Active 5 DOM
14. 2026-05-26
    listed $120,999 Active
15. 2026-04-10
    soldstatus Closed 628-char remark

    Show marketing remark (628 chars)

    Welcome to 520 Lakeshore Drive, located in the peaceful Six Lakes subdivision of Cleveland, Texas. This charming 1-bedroom, 1-bath home with an additional flex room offers the perfect opportunity for investors or anyone seeking a quiet retreat surrounded by nature. Six Lakes is known for its serene setting, scenic lakes, and abundant wildlife, creating a relaxing environment. The property provides private lake access for fishing, kayaking, and enjoying the natural beauty of the area. This home is not located in a flood zone. Whether you plan to renovate, rent, or simply enjoy a peaceful getaway, this property has it all.

16. 2026-04-10
    soldstatus

    Show marketing remark (628 chars)

    Welcome to 520 Lakeshore Drive, located in the peaceful Six Lakes subdivision of Cleveland, Texas. This charming 1-bedroom, 1-bath home with an additional flex room offers the perfect opportunity for investors or anyone seeking a quiet retreat surrounded by nature. Six Lakes is known for its serene setting, scenic lakes, and abundant wildlife, creating a relaxing environment. The property provides private lake access for fishing, kayaking, and enjoying the natural beauty of the area. This home is not located in a flood zone. Whether you plan to renovate, rent, or simply enjoy a peaceful getaway, this property has it all.

17. 2026-03-27
    status Pending 628-char remark

    Show marketing remark (628 chars)

    Welcome to 520 Lakeshore Drive, located in the peaceful Six Lakes subdivision of Cleveland, Texas. This charming 1-bedroom, 1-bath home with an additional flex room offers the perfect opportunity for investors or anyone seeking a quiet retreat surrounded by nature. Six Lakes is known for its serene setting, scenic lakes, and abundant wildlife, creating a relaxing environment. The property provides private lake access for fishing, kayaking, and enjoying the natural beauty of the area. This home is not located in a flood zone. Whether you plan to renovate, rent, or simply enjoy a peaceful getaway, this property has it all.

18. 2026-03-05
    status Active 628-char remark

    Show marketing remark (628 chars)

    Welcome to 520 Lakeshore Drive, located in the peaceful Six Lakes subdivision of Cleveland, Texas. This charming 1-bedroom, 1-bath home with an additional flex room offers the perfect opportunity for investors or anyone seeking a quiet retreat surrounded by nature. Six Lakes is known for its serene setting, scenic lakes, and abundant wildlife, creating a relaxing environment. The property provides private lake access for fishing, kayaking, and enjoying the natural beauty of the area. This home is not located in a flood zone. Whether you plan to renovate, rent, or simply enjoy a peaceful getaway, this property has it all.

19. 2026-03-05
    status Pending 628-char remark

    Show marketing remark (628 chars)

    Welcome to 520 Lakeshore Drive, located in the peaceful Six Lakes subdivision of Cleveland, Texas. This charming 1-bedroom, 1-bath home with an additional flex room offers the perfect opportunity for investors or anyone seeking a quiet retreat surrounded by nature. Six Lakes is known for its serene setting, scenic lakes, and abundant wildlife, creating a relaxing environment. The property provides private lake access for fishing, kayaking, and enjoying the natural beauty of the area. This home is not located in a flood zone. Whether you plan to renovate, rent, or simply enjoy a peaceful getaway, this property has it all.

20. 2026-03-05
    status Pending 628-char remark

    Show marketing remark (628 chars)

    Welcome to 520 Lakeshore Drive, located in the peaceful Six Lakes subdivision of Cleveland, Texas. This charming 1-bedroom, 1-bath home with an additional flex room offers the perfect opportunity for investors or anyone seeking a quiet retreat surrounded by nature. Six Lakes is known for its serene setting, scenic lakes, and abundant wildlife, creating a relaxing environment. The property provides private lake access for fishing, kayaking, and enjoying the natural beauty of the area. This home is not located in a flood zone. Whether you plan to renovate, rent, or simply enjoy a peaceful getaway, this property has it all.

21. 2026-02-26
    status Pending 628-char remark

    Show marketing remark (628 chars)

    Welcome to 520 Lakeshore Drive, located in the peaceful Six Lakes subdivision of Cleveland, Texas. This charming 1-bedroom, 1-bath home with an additional flex room offers the perfect opportunity for investors or anyone seeking a quiet retreat surrounded by nature. Six Lakes is known for its serene setting, scenic lakes, and abundant wildlife, creating a relaxing environment. The property provides private lake access for fishing, kayaking, and enjoying the natural beauty of the area. This home is not located in a flood zone. Whether you plan to renovate, rent, or simply enjoy a peaceful getaway, this property has it all.

22. 2026-02-11
    price $49,000 628-char remark

    Show marketing remark (628 chars)

    Welcome to 520 Lakeshore Drive, located in the peaceful Six Lakes subdivision of Cleveland, Texas. This charming 1-bedroom, 1-bath home with an additional flex room offers the perfect opportunity for investors or anyone seeking a quiet retreat surrounded by nature. Six Lakes is known for its serene setting, scenic lakes, and abundant wildlife, creating a relaxing environment. The property provides private lake access for fishing, kayaking, and enjoying the natural beauty of the area. This home is not located in a flood zone. Whether you plan to renovate, rent, or simply enjoy a peaceful getaway, this property has it all.

23. 2025-11-03
    price $59,000 628-char remark

    Show marketing remark (628 chars)

    Welcome to 520 Lakeshore Drive, located in the peaceful Six Lakes subdivision of Cleveland, Texas. This charming 1-bedroom, 1-bath home with an additional flex room offers the perfect opportunity for investors or anyone seeking a quiet retreat surrounded by nature. Six Lakes is known for its serene setting, scenic lakes, and abundant wildlife, creating a relaxing environment. The property provides private lake access for fishing, kayaking, and enjoying the natural beauty of the area. This home is not located in a flood zone. Whether you plan to renovate, rent, or simply enjoy a peaceful getaway, this property has it all.

24. 2025-10-10
    listed $62,000 Active 628-char remark

    Show marketing remark (628 chars)

    Welcome to 520 Lakeshore Drive, located in the peaceful Six Lakes subdivision of Cleveland, Texas. This charming 1-bedroom, 1-bath home with an additional flex room offers the perfect opportunity for investors or anyone seeking a quiet retreat surrounded by nature. Six Lakes is known for its serene setting, scenic lakes, and abundant wildlife, creating a relaxing environment. The property provides private lake access for fishing, kayaking, and enjoying the natural beauty of the area. This home is not located in a flood zone. Whether you plan to renovate, rent, or simply enjoy a peaceful getaway, this property has it all.

25. 2018-01-22
    soldstatus
26. 2016-01-15
    historical
27. 2016-01-15
    listed $37,500 Active
28. 2015-12-31
    historical
29. 2015-08-14
    listed $37,500 Active
30. 2014-04-01
    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: $701 · $58/mo
• Projected year-2 tax: $2,123 · $177/mo
• Expected delta: +$1,422/yr (+$118/mo · 202.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $14,091
• − Mortgage interest: −$6,498
• − Property taxes: −$701
• − Insurance: −$580
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − HOA: −$60
• − Depreciation: −$3,375
• Taxable income: $623
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $2,341/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: Hardin ISD
• NCES district ID: 4822380
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 44% ▲ 6.00%
• Median HH income: $48,099
• Composite: 35.54/100
• National rank: #4907
• State rank: #354 of 826 in TX

Livability — Big Thicket Lake Estates

• Score: 48/100
• State rank: #1532
• US rank: #26123

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 82,189 people
• 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

+222.7% since first listed

17 events — show timeline

• 2026-05-26 Listed $120,999 HARMLS
• 2026-04-10 Sold (Public Records) — Public Records
• 2026-04-10 Sold (MLS) — HARMLS
• 2026-03-27 Pending — HARMLS
• 2026-03-05 Relisted — HARMLS
• 2026-03-05 Pending — HARMLS
• 2026-03-05 Pending — HARMLS
• 2026-02-26 Pending — HARMLS
• 2026-02-11 Price Changed $49,000 HARMLS
• 2025-11-03 Price Changed $59,000 HARMLS
• 2025-10-10 Listed $62,000 HARMLS
• 2018-01-22 Sold (Public Records) — Public Records
• 2016-01-15 Listing Removed — HARMLS
• 2016-01-15 Listed $37,500 HARMLS
• 2015-12-31 Listing Removed — HARMLS
• 2015-08-14 Listed $37,500 HARMLS
• 2014-04-01 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $701 · -0.1% YoY. Source: county tax records.