217 N Holly Ave · Cleveland, TX 77327

$165,000

3 bd · 3.0 ba · 1,876 sqft · SingleFamily public records · 29 Days on market

Built 1965 0.34 ac lot Est $227k · 27% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +5.2/10.0
• DSCR +4.3/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

Key facts

• Hardwood flooring
• City utilities
• Split-bedroom layout

Tags

• HARDWOOD FLOORING
• GRANITE COUNTERTOPS
• SPLIT-BEDROOM LAYOUT
• CITY UTILITIES

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (built 1965)
• Construction: Brick and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: 3 total rooms; Seller disclosure available

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $29 ($343/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.6% 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: crime D-, 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.
• Zoned schools: Northside El (math 33% / reading 31%, grade F, #2,268 of 4,322 statewide, top 55%, 1,235 students, 90% FRL); Cleveland Middle (math 22% / reading 25%, grade F, #1,317 of 1,662 statewide, top 80%, 1,696 students, 98% FRL); Cleveland H S (math 30% / reading 32%, grade F, #1,077 of 1,632 statewide, top 66%, 3,310 students, 92% FRL) — zoned schools average 93% FRL vs 71% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 1577 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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

• Watch-outs: property tax is 2.6% of price.
• 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $226,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
670 Maria Elena Way	0.29mi	4/2.5 (+1)	1,954 (+4%)	1mo	$206,990	$106	72
315 Tanner Ave	0.44mi	3/2.5	1,933 (+3%)	3mo	$219,900	$114	70
4509 5914 21	0.29mi	3/2.0	1,754 (-6%)	3mo	$265,000	$151	69
812 Linia Alfred	0.38mi	4/2.5 (+1)	1,834 (-2%)	3mo	$279,000	$152	69
407 Tanner Ave	0.49mi	3/2.0	1,922 (+2%)	3mo	$142,900	$74	67
1016 Rachel B Scott St	0.59mi	3/2.5	1,693 (-10%)	1mo	$185,000	$109	54
677 Maria Elena Way	0.29mi	4/2.0 (+1)	1,600 (-15%)	0mo	$190,990	$119	53
662 Maria Elena Way	0.29mi	4/2.0 (+1)	1,600 (-15%)	1mo	$192,990	$121	52
501 W Houston St	0.74mi	4/2.5 (+1)	1,843 (-2%)	7mo	$250,000	$136	50
211 S Cleveland Ave	0.69mi	3/2.0	1,744 (-7%)	5mo	$229,900	$132	48
166 Cobblestone Ln	0.71mi	4/2.0 (+1)	1,754 (-6%)	2mo	$259,000	$148	46
1801 Southline St	0.65mi	3/1.5	1,653 (-12%)	0mo	$187,500	$113	44

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-23,092
• Equity at exit: $24,602

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-10,137
• Equity at exit: $14,266

Cash invested: $46,200 (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: 1577
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$362 /mo · $4,347/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $29

Break-even live

Break-even rent $1,641

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $122	-5% $75	+0% $29	+5% $-18	+10% $-65
Rent	-10% $-104	-5% $-38	+0% $29	+5% $95	+10% $161
Rate	-1.0pp $112	-0.5pp $71	base $29	+0.5pp $-14	+1.0pp $-58

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Johnson ST Unit J Cleveland, TX	4.0	1.0	1346	$1,350	$1.00	9d	1	0.29mi
1018 Green Ave Cleveland, TX	4.0	2.0	1337	$1,500	$1.12	24d	1	0.73mi
909 Jefferson Ave Cleveland, TX	3.0	2.0	1600	$1,870	$1.17	0d	1	0.80mi

Listing history 43 events

1. 2026-06-21
   days on market $165,000 Active 29 DOM
2. 2026-06-18
   days on market $165,000 Active 26 DOM
3. 2026-06-17
   days on market $165,000 Active 25 DOM
4. 2026-06-16
   days on market $165,000 Active 24 DOM
5. 2026-06-15
   days on market $165,000 Active 23 DOM
6. 2026-06-13
   days on market $165,000 Active 21 DOM
7. 2026-06-09
   days on market $165,000 Active 17 DOM
8. 2026-06-08
   days on market $165,000 Active 16 DOM
9. 2026-06-07
   days on market $165,000 Active 15 DOM
10. 2026-06-04
    days on market $165,000 Active 12 DOM
11. 2026-06-03
    days on market $165,000 Active 11 DOM
12. 2026-06-02
    days on market $165,000 Active 10 DOM
13. 2026-06-01
    days on market $165,000 Active 9 DOM
14. 2026-05-31
    days on market $165,000 Active 8 DOM
15. 2026-05-22
    listed $165,000 Active
16. 2024-03-05
    soldstatus
17. 2021-11-02
    historical
18. 2021-09-10
    listed $170,000 Active
19. 2020-05-13
    soldstatus Sold 292-char remark

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

20. 2020-05-13
    soldstatus

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

21. 2020-04-13
    status Pending 292-char remark

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

22. 2020-04-01
    status Option Pending 292-char remark

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

23. 2020-03-21
    status Active 292-char remark

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

24. 2020-03-20
    status Pending 292-char remark

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

25. 2020-03-13
    status Option Pending 292-char remark

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

26. 2020-03-05
    price $110,000 292-char remark

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

27. 2020-02-12
    status Active 292-char remark

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

28. 2020-02-04
    status Option Pending 292-char remark

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

29. 2020-01-27
    price $115,000 292-char remark

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

30. 2020-01-08
    price $128,000 292-char remark

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

31. 2019-11-14
    price $130,000 292-char remark

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

32. 2019-10-23
    listed $140,000 Active 292-char remark

    Show marketing remark (292 chars)

    Great home in the heart of Cleveland. Hardwood floors, Granite counters, Large back yard, and fresh paint throughout. This is a great starter home! Mud room and utility closets off the garage entry. Split floor plan. Close to everything, and only minutes from the loop and easy access to 59.

33. 2015-05-29
    soldstatus Sold
34. 2015-05-01
    status Pending
35. 2015-04-22
    status Option Pending
36. 2015-03-18
    status Active
37. 2015-03-10
    status Option Pending
38. 2015-03-04
    price $97,000
39. 2015-02-11
    listed $99,900 Active
40. 2014-01-13
    historical
41. 2013-12-19
    listed $49,900
42. 2013-11-12
    soldstatus
43. 2013-08-26
    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: $4,347 · $362/mo
• Projected year-2 tax: $4,347 · $362/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $20,124
• − Mortgage interest: −$9,243
• − Property taxes: −$4,347
• − Insurance: −$825
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$4,800
• Taxable loss: −$2,310
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $897/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

• Census place: Cleveland, TX
• 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

+230.7% since first listed

29 events — show timeline

• 2026-05-22 Listed $165,000 HARMLS
• 2024-03-05 Sold (Public Records) — Public Records
• 2021-11-02 Listing Removed — HARMLS
• 2021-09-10 Listed $170,000 HARMLS
• 2020-05-13 Sold (Public Records) — Public Records
• 2020-05-13 Sold (MLS) — HARMLS
• 2020-04-13 Pending — HARMLS
• 2020-04-01 Pending — HARMLS
• 2020-03-21 Relisted — HARMLS
• 2020-03-20 Pending — HARMLS
• 2020-03-13 Pending — HARMLS
• 2020-03-05 Price Changed $110,000 HARMLS
• 2020-02-12 Relisted — HARMLS
• 2020-02-04 Pending — HARMLS
• 2020-01-27 Price Changed $115,000 HARMLS
• 2020-01-08 Price Changed $128,000 HARMLS
• 2019-11-14 Price Changed $130,000 HARMLS
• 2019-10-23 Listed $140,000 HARMLS
• 2015-05-29 Sold (MLS) — HARMLS
• 2015-05-01 Pending — HARMLS
• 2015-04-22 Pending — HARMLS
• 2015-03-18 Relisted — HARMLS
• 2015-03-10 Pending — HARMLS
• 2015-03-04 Price Changed $97,000 HARMLS
• 2015-02-11 Listed $99,900 HARMLS
• 2014-01-13 Listing Removed — HARMLS
• 2013-12-19 Listed $49,900 HARMLS
• 2013-11-12 Sold (Public Records) — Public Records
• 2013-08-26 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,347 · -7.4% YoY. Source: county tax records.