2261 Killian Rd · Little Cypress, TX 77632

$75,000

2 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 103 Days on market

Built 1914 0.83 ac lot $57/sqft · 55% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a rental investment in LCM or your first starter home outside the city limits? This one has so much potential at an affordable price! This 1,312 sq ft home offers 2 bedrooms (14.10x9.11 & 15.6x13.6), 1 full bath, and a 9.6 x 9.5 office space that could easily be converted into a third bedroom with the addition of a wall and door. The 13 x 24.5 living room is spacious and features wood floors, giving you plenty of room for all your chunky furniture and gatherings. The kitchen has new flooring and plenty of cabinet space for storage, while one bedroom and the bathroom also have updated flooring. Outside, you’ll find a front porch with a storage area, a back porch perfect for morning coffee or entertaining, and a 2-car carport. The property sits on 0.83 acres, giving you room to spread out and enjoy the space. Great opportunity with tons of potential, come take a look!

Key facts

• Office space
• Wood floors
• Cabinet space

Tags

• OFFICE SPACE
• WOOD FLOORS
• NEW FLOORING
• CABINET SPACE
• FRONT PORCH
• BACK PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Little Cypress-Mauriceville CISD (rural): math 35% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 294 active listings in the ZIP; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.67% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.67%
• DSCR: 2.05
• GRM: 5.0

CMA / ARV

• ARV (median comp): $165,677
• List price: $75,000
• Delta: -54.73%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.9%
• Equity multiple: 1.68×
• Total profit: $14,280
• Equity at exit: $11,183

10-year hold

• IRR: 25.4%
• Equity multiple: 3.22×
• Total profit: $46,620
• Equity at exit: $6,485

Cash invested: $21,000 (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 77632

• Home prices YoY: -31.6%
• Active inventory: 294
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $414

Break-even live

Break-even rent $727

Max offer price $75,000

Occupancy floor 62%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 103 DOM
2. 2026-06-17
   days on market $75,000 Active 102 DOM
3. 2026-06-16
   days on market $75,000 Active 101 DOM
4. 2026-06-15
   days on market $75,000 Active 100 DOM
5. 2026-06-14
   days on market $75,000 Active 98 DOM
6. 2026-06-13
   days on market $75,000 Active 97 DOM
7. 2026-06-10
   days on market $75,000 Active 95 DOM
8. 2026-06-09
   days on market $75,000 Active 94 DOM
9. 2026-06-08
   days on market $75,000 Active 93 DOM
10. 2026-06-07
    days on market $75,000 Active 92 DOM
11. 2026-06-03
    days on market $75,000 Active 88 DOM
12. 2026-06-02
    days on market $75,000 Active 87 DOM
13. 2026-06-01
    days on market $75,000 Active 86 DOM
14. 2026-05-31
    days on market $75,000 Active 85 DOM
15. 2026-05-30
    days on market $75,000 Active 84 DOM
16. 2026-03-07
    listed $75,000 Active 902-char remark

    Show marketing remark (902 chars)

    Looking for a rental investment in LCM or your first starter home outside the city limits? This one has so much potential at an affordable price! This 1,312 sq ft home offers 2 bedrooms (14.10x9.11 & 15.6x13.6), 1 full bath, and a 9.6 x 9.5 office space that could easily be converted into a third bedroom with the addition of a wall and door. The 13 x 24.5 living room is spacious and features wood floors, giving you plenty of room for all your chunky furniture and gatherings. The kitchen has new flooring and plenty of cabinet space for storage, while one bedroom and the bathroom also have updated flooring. Outside, you’ll find a front porch with a storage area, a back porch perfect for morning coffee or entertaining, and a 2-car carport. The property sits on 0.83 acres, giving you room to spread out and enjoy the space. Great opportunity with tons of potential, come take a look!

ⓘ 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: $1,800 · $150/mo
• Projected year-2 tax: $1,800 · $150/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $15,019
• − Mortgage interest: −$4,201
• − Property taxes: −$1,800
• − Insurance: −$375
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,182
• Taxable income: $4,058
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $3,996/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: Little Cypress-Mauriceville CISD
• NCES district ID: 4827690
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $60,483
• Composite: 33.41/100
• National rank: #5473
• State rank: #435 of 826 in TX

Livability — Little Cypress

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Little Cypress, TX
• County: Orange County · 87,112 people
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 22,976
• Household income: $74,418
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 431.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 88,065 people
• By 2030: 89,591 · +1.7%
• By 2040: 91,982 · +4.4%
• By 2050: 93,023 · +5.6%
• By 2075: 94,871 · +7.7%
• By 2100: 88,155 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Orange

• 2024 margin: Solid R (+66.8) · D 16.4% · R 83.1%
• 2008→2024 swing: -19.6pp toward R · 2008: -47.1pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+63.4 2016: R+61.9 2012: R+54.3 2008: R+47.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.96%
• Current HPI: 149.354
• Rent YoY: —
• Metro: Beaumont-Port Arthur, 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

1 event — show timeline

• 2026-03-07 Listed $75,000 BBOR

Property tax history

+7.4%/yr

Latest (2025): $1,800 · +1.6% YoY. Source: county tax records.