10356 Sweetwater Creek Dr Dr · Cleveland, TX 77328

$200,000

4 bd · 2.5 ba · 2,132 sqft · Land · 182 Days on market

Built 2023 7,479 sqft lot $94/sqft · 24% below area Est $263k · 24% under $35/mo HOA · 2% of rent ↓ 39% 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious home has the modern style and space that you will fall in love with. It's a two-story home that features 4 bedrooms/2.5 bathrooms. When it comes to family fun, this community features a picnic area, a splash pad, a zip line, and various children's slides.

Key facts

• Picnic area
• Children's slides
• Splash pad

Tags

• TWO STORY HOME
• PICNIC AREA
• SPLASH PAD
• ZIP LINE
• CHILDREN'S SLIDES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $200k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (7.3% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Splendora ISD (rural): math 25% / reading 31% proficiency, ranked #648 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 336 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 36% 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 $6k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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: 0.93% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (median comp): $262,632
• List price: $200,000
• Delta: -23.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-20,825
• Equity at exit: $29,821

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,310
• Equity at exit: $17,292

Cash invested: $56,000 (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 77328

• Home prices YoY: -7.7%
• Active inventory: 336
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$83
• HOA: −$35
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $182

Break-even live

Break-even rent $1,624

Max offer price $200,000

Occupancy floor 85%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10405 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1658	$1,595	$0.96	1d	1	0.08mi
10410 Sweetwater Creek Dr Cleveland, TX	4.0	2.5	2171	$1,695	$0.78	24d	1	0.10mi
10414 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1658	$1,595	$0.96	43d	1	0.11mi
25365 Cypress Bend Dr Cleveland, TX	3.0	2.0	1414	$1,545	$1.09	43d	1	0.12mi
25382 Cypress Bend Dr Cleveland, TX	3.0	2.0	1414	$1,545	$1.09	1d	1	0.17mi
10475 Red Cardinal Dr Cleveland, TX	3.0	2.0	1570	$1,595	$1.02	2d	1	0.17mi
10519 Copper Ridge Dr Cleveland, TX	3.0	2.0	1414	$1,625	$1.15	4d	1	0.18mi
25397 Cypress Bend Dr Cleveland, TX	3.0	2.0	1414	$1,700	$1.20	1d	1	0.18mi
25419 Birch Hill Dr Cleveland, TX	4.0	2.0	1667	$2,099	$1.26	2d	1	0.19mi
10487 Red Cardinal Dr Cleveland, TX	4.0	2.5	2171	$1,695	$0.78	21d	1	0.19mi
10490 Red Cardinal Dr Cleveland, TX	3.0	2.0	1658	$1,595	$0.96	24d	1	0.20mi
10454 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1658	$1,595	$0.96	5d	1	0.20mi
25402 Cypress Bend Dr Cleveland, TX	3.0	2.0	1570	$1,595	$1.02	24d	1	0.20mi
10457 Sweetwater Creek Dr Cleveland, TX	4.0	2.5	2171	$1,695	$0.78	24d	1	0.21mi
10458 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1570	$1,595	$1.02	20d	1	0.21mi
25432 Birch Hill Dr Cleveland, TX	4.0	2.0	1667	$1,750	$1.05	19d	1	0.22mi
10462 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1414	$1,545	$1.09	24d	1	0.22mi
10474 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1414	$1,545	$1.09	24d	1	0.25mi
10478 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1658	$1,595	$0.96	24d	1	0.26mi
10506 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1414	$1,545	$1.09	24d	1	0.32mi
10659 Lost Maples Dr Cleveland, TX	4.0	2.5	2171	$1,695	$0.78	21d	1	0.46mi
25507 Greenwood Canyon Dr Cleveland, TX	3.0–5.0	2.0–3.5	1950	$2,320	$1.19	1d	1	0.48mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 36 events

1. 2026-06-18
   days on market $200,000 Active 182 DOM
2. 2026-06-17
   days on market $200,000 Active 181 DOM
3. 2026-06-16
   days on market $200,000 Active 180 DOM
4. 2026-06-15
   days on market $200,000 Active 179 DOM
5. 2026-06-13
   days on market $200,000 Active 177 DOM
6. 2026-06-13
   days on market $200,000 Active 176 DOM
7. 2026-06-09
   days on market $200,000 Active 173 DOM
8. 2026-06-08
   days on market $200,000 Active 172 DOM
9. 2026-06-07
   days on market $200,000 Active 171 DOM
10. 2026-06-04
    days on market $200,000 Active 168 DOM
11. 2026-06-03
    days on market $200,000 Active 167 DOM
12. 2026-06-02
    days on market $200,000 Active 166 DOM
13. 2026-06-01
    days on market $200,000 Active 165 DOM
14. 2026-05-31
    days on market $200,000 Active 164 DOM
15. 2026-05-20
    price $200,000 269-char remark

    Show marketing remark (269 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home that features 4 bedrooms/2.5 bathrooms. When it comes to family fun, this community features a picnic area, a splash pad, a zip line, and various children's slides.

16. 2026-04-21
    price $219,000 269-char remark

    Show marketing remark (269 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home that features 4 bedrooms/2.5 bathrooms. When it comes to family fun, this community features a picnic area, a splash pad, a zip line, and various children's slides.

17. 2026-03-21
    price $225,000 269-char remark

    Show marketing remark (269 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home that features 4 bedrooms/2.5 bathrooms. When it comes to family fun, this community features a picnic area, a splash pad, a zip line, and various children's slides.

18. 2026-02-18
    price $235,000 269-char remark

    Show marketing remark (269 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home that features 4 bedrooms/2.5 bathrooms. When it comes to family fun, this community features a picnic area, a splash pad, a zip line, and various children's slides.

19. 2026-01-22
    price $245,000 269-char remark

    Show marketing remark (269 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home that features 4 bedrooms/2.5 bathrooms. When it comes to family fun, this community features a picnic area, a splash pad, a zip line, and various children's slides.

20. 2025-12-18
    listed $250,500 Active 269-char remark

    Show marketing remark (269 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home that features 4 bedrooms/2.5 bathrooms. When it comes to family fun, this community features a picnic area, a splash pad, a zip line, and various children's slides.

21. 2024-08-14
    soldstatus Sold 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

22. 2024-07-01
    status Pending 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

23. 2024-06-26
    status Active 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

24. 2024-06-21
    status Pending 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

25. 2024-06-12
    status Active 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

26. 2024-06-10
    status Pending 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

27. 2024-06-06
    price $293,900 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

28. 2024-05-24
    status Active 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

29. 2024-05-20
    status Pending 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

30. 2024-04-25
    price $290,900 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

31. 2024-04-25
    status Active 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

32. 2024-04-24
    historical 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

33. 2024-04-08
    price $287,900 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

34. 2024-03-27
    price $292,900 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

35. 2024-03-18
    price $302,900 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

36. 2024-02-16
    listed $325,900 Active 856-char remark

    Show marketing remark (856 chars)

    This spacious home has the modern style and space that you will fall in love with. It's a two-story home which features 4- bedrooms/2.5 bathrooms. You will enjoy the privacy of having your Master Suite downstairs along with your walk-in closet. There are three additional bedrooms upstairs. This home was made for entertainment. The kitchen features stunning white cabinets with brushed nickel knobs, polished granite countertops and a full suite of whirlpool appliances. Some of the modern upgrades includes a Wi-Fi equipped programmable garage door opener, recess lighting, a fenced-in backyard and much more! When it comes to family fun, this community features a picnic area, a splash pad, a zip line and various children's slides. Be sure to explore our walking/jogging path, your pets will love it! Come Visit our Pinewood Trails Community Today!

ⓘ 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: $1,388 · $116/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$2,272/yr (+$189/mo · 163.8%)

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

Taxation est. · year 1

• Rental income: $22,256
• − Mortgage interest: −$11,203
• − Property taxes: −$1,388
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − HOA: −$420
• − Depreciation: −$5,818
• Taxable loss: −$1,134
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $2,461/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: Splendora ISD
• NCES district ID: 4841070
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $54,166
• Composite: 24.92/100
• National rank: #7572
• State rank: #648 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: San Jacinto County · 17,208 people
• City population: 17,208
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 17,208
• Household income: $62,428
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 58.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 33% Two or more races 14% Black 2%
• Hispanic origin (detail): Mexican 27% Cuban 1%
• Common ancestry: Lithuanian 4% Italian 3% Serbian 3%
• Foreign-born: 18% · Canada, China
• Languages at home: 67% English-only · Spanish 31% Chinese 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.82%
• Current HPI: 273.6604
• Rent YoY: —
• 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

-38.6% since first listed

22 events — show timeline

• 2026-05-20 Price Changed $200,000 HARMLS
• 2026-04-21 Price Changed $219,000 HARMLS
• 2026-03-21 Price Changed $225,000 HARMLS
• 2026-02-18 Price Changed $235,000 HARMLS
• 2026-01-22 Price Changed $245,000 HARMLS
• 2025-12-18 Listed $250,500 HARMLS
• 2024-08-14 Sold (MLS) — HARMLS
• 2024-07-01 Pending — HARMLS
• 2024-06-26 Relisted — HARMLS
• 2024-06-21 Pending — HARMLS
• 2024-06-12 Relisted — HARMLS
• 2024-06-10 Pending — HARMLS
• 2024-06-06 Price Changed $293,900 HARMLS
• 2024-05-24 Relisted — HARMLS
• 2024-05-20 Pending — HARMLS
• 2024-04-25 Price Changed $290,900 HARMLS
• 2024-04-25 Relisted — HARMLS
• 2024-04-24 Listing Removed — HARMLS
• 2024-04-08 Price Changed $287,900 HARMLS
• 2024-03-27 Price Changed $292,900 HARMLS
• 2024-03-18 Price Changed $302,900 HARMLS
• 2024-02-16 Listed $325,900 HARMLS

Property tax history

-4.2%/yr

Latest (2025): $1,388 · -4.2% YoY. Source: county tax records.