127 Road 5132 · Plum Grove, TX 77327

$160,000

3 bd · 3.0 ba · 1,500 sqft · SingleFamily public records · 292 Days on market

Built 2024 0.48 ac lot $107/sqft · 23% below area Est $208k · 23% under $10/mo HOA · 1% of rent

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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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Rent growth +3.5/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction Opportunity – Framed & Ready for Finishing Touches! Step into the potential of this beautifully framed 3-bedroom, 2-bath home, where the hard work is already done and the vision is yours to complete. With the structural frame fully in place and the exterior finished—including a brand-new roof, attached carport, and a charming front patio cover—this property offers a solid foundation for your dream home or investment project. framing completed and ready for electrical, plumbing, drywall, and fixtures. Open-concept design. Exterior Features: Freshly installed roof for long-term durability, covered front patio perfect for relaxing evenings. Attached carport, sheltered parking, whether you're a builder, investor, or future homeowner looking to customize your space, this property is a rare find—offering the flexibility to finish it your way while skipping the early construction headaches. The bones are strong, the canvas is blank, and the possibilities are endless.

Key facts

• Structural frame
• Attached carport
• Brand new roof

Tags

• NEW CONSTRUCTION OPPORTUNITY
• STRUCTURAL FRAME
• EXTERIOR FINISHED
• BRAND NEW ROOF
• ATTACHED CARPORT
• FRONT PATIO COVER

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.0% in Plum Grove — 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 58/100 on livability (#1,206 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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.
• 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).
• This rent runs 31% 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 292 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $97k; list at $160k implies a 65% gain — meaningful room to come down on a strong offer.

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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 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. 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.
7. 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.
8. 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: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (median comp): $207,918
• List price: $160,000
• Delta: -23.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
177 Road 5138	0.29mi	4/2.5 (+1)	1,600 (+7%)	9mo	$230,000	$144	61
387 Road 5118	0.34mi	4/2.0 (+1)	1,550 (+3%)	17mo	$165,000	$106	56
101 County Road 5221 Rd	0.62mi	4/3.0 (+1)	1,547 (+3%)	18mo	$190,000	$123	46
752 Road 5138	0.61mi	3/2.0	1,296 (-14%)	1mo	$140,000	$108	44
141 Road 5120	0.61mi	4/2.0 (+1)	1,344 (-10%)	12mo	$155,000	$115	35

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: -8.8%
• Equity multiple: 0.67×
• Total profit: $-14,611
• Equity at exit: $23,857

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $6,717
• Equity at exit: $13,834

Cash invested: $44,800 (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: $1,618 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$211 /mo · $2,530/yr
• Insurance: −$67
• HOA: −$10
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $151

Break-even live

Break-even rent $1,426

Max offer price $160,000

Occupancy floor 86%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: electric

Listing history 17 events

1. 2026-06-18
   days on market $160,000 Active 292 DOM
2. 2026-06-17
   days on market $160,000 Active 291 DOM
3. 2026-06-16
   days on market $160,000 Active 290 DOM
4. 2026-06-15
   days on market $160,000 Active 289 DOM
5. 2026-06-13
   days on market $160,000 Active 287 DOM
6. 2026-06-09
   days on market $160,000 Active 283 DOM
7. 2026-06-08
   days on market $160,000 Active 282 DOM
8. 2026-06-07
   days on market $160,000 Active 281 DOM
9. 2026-06-04
   days on market $160,000 Active 278 DOM
10. 2026-06-03
    days on market $160,000 Active 277 DOM
11. 2026-06-02
    days on market $160,000 Active 276 DOM
12. 2026-06-01
    days on market $160,000 Active 275 DOM
13. 2026-05-31
    days on market $160,000 Active 274 DOM
14. 2025-11-06
    price $160,000 1020-char remark

    Show marketing remark (1020 chars)

    New Construction Opportunity – Framed & Ready for Finishing Touches! Step into the potential of this beautifully framed 3-bedroom, 2-bath home, where the hard work is already done and the vision is yours to complete. With the structural frame fully in place and the exterior finished—including a brand-new roof, attached carport, and a charming front patio cover—this property offers a solid foundation for your dream home or investment project. framing completed and ready for electrical, plumbing, drywall, and fixtures. Open-concept design. Exterior Features: Freshly installed roof for long-term durability, covered front patio perfect for relaxing evenings. Attached carport, sheltered parking, whether you're a builder, investor, or future homeowner looking to customize your space, this property is a rare find—offering the flexibility to finish it your way while skipping the early construction headaches. The bones are strong, the canvas is blank, and the possibilities are endless.

15. 2025-08-30
    listed $175,000 Active 1020-char remark

    Show marketing remark (1020 chars)

    New Construction Opportunity – Framed & Ready for Finishing Touches! Step into the potential of this beautifully framed 3-bedroom, 2-bath home, where the hard work is already done and the vision is yours to complete. With the structural frame fully in place and the exterior finished—including a brand-new roof, attached carport, and a charming front patio cover—this property offers a solid foundation for your dream home or investment project. framing completed and ready for electrical, plumbing, drywall, and fixtures. Open-concept design. Exterior Features: Freshly installed roof for long-term durability, covered front patio perfect for relaxing evenings. Attached carport, sheltered parking, whether you're a builder, investor, or future homeowner looking to customize your space, this property is a rare find—offering the flexibility to finish it your way while skipping the early construction headaches. The bones are strong, the canvas is blank, and the possibilities are endless.

16. 2020-05-12
    soldstatus
17. 2020-01-02
    soldstatus $97,110

ⓘ 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: $2,530 · $211/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$398/yr (+$33/mo · 15.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,410
• − Mortgage interest: −$8,962
• − Property taxes: −$2,530
• − Insurance: −$800
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − HOA: −$120
• − Depreciation: −$4,655
• Taxable loss: −$763
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $1,998/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 — Plum Grove

• Score: 58/100
• State rank: #1206
• US rank: #21049

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ 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

+64.8% since first listed

4 events — show timeline

• 2025-11-06 Price Changed $160,000 HARMLS
• 2025-08-30 Listed $175,000 HARMLS
• 2020-05-12 Sold (Public Records) — Public Records
• 2020-01-02 Sold (Public Records) $97,110 Public Records

Property tax history

+20.2%/yr

Latest (2025): $2,530 · +106.2% YoY. Source: county tax records.