2210 Road 5500 · Cleveland, TX 77327

$205,999

4 bd · 3.0 ba · 2,006 sqft · SingleFamily public records · 243 Days on market

Built 2021 Good condition 10,454 sqft lot $103/sqft · 20% below area Est $258k · 20% under $12/mo HOA · 1% of rent ↓ 6% since listing

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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 +10.6/30.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing one story 4 bedroom 2.5 bathroom house with a desirable floorplan on an oversize lot located near the International Leadership of Texas School featuring premium/custom fixtures and finishes. Including: wood style floors in the bedrooms, tile floors in the wet areas and kitchen, high ceilings, premium ceiling fans, bathroom have preium fixtures. The living area has custom built-ins and premium accent lighting. A must see!!

Key facts

• 0.24 acre lot
• Built 2021
• Listed 242 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $206k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (10.9% below list).
• Recommended offer: $177k (14.3% below list) — sets the bar for cash-flow.

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); 1804 active listings in the ZIP; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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.
• 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 243 days — a 12% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $176,504 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.89% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

• ARV (median comp): $258,284
• List price: $205,999
• Delta: -20.24%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1035 Road 5501	1.11mi	4/2.0	2,000 (-0%)	5mo	$300,000	$150	56
2093 Road 5500	0.62mi	4/2.0	1,976 (-2%)	19mo	$191,900	$97	48
440 Road 5512	0.40mi	3/2.5 (-1)	2,178 (+9%)	16mo	$297,000	$136	46
7 Road 5609	1.45mi	4/3.0	1,769 (-12%)	10mo	$185,000	$105	37
825 Road 5501	1.28mi	4/2.5	1,764 (-12%)	9mo	$299,000	$170	36
582 Road 5605	1.46mi	4/2.0	2,300 (+15%)	2mo	$139,900	$61	35
261 Road 5805	1.21mi	3/2.5 (-1)	1,807 (-10%)	15mo	$299,000	$165	29
2110 Road 5500	0.55mi	3/2.0 (-1)	2,288 (+14%)	17mo	$249,900	$109	28
881 Road 5518	0.68mi	4/2.5	2,400 (+20%)	29mo	$270,999	$113	21
861 Road 5518	0.68mi	4/4.5	2,400 (+20%)	26mo	$263,999	$110	17
845 Road 5501	1.25mi	3/2.5 (-1)	1,600 (-20%)	29mo	$213,236	$133	13
6387 Road 3540	0.75mi	3/2.0 (-1)	1,560 (-22%)	27mo	$415,000	$266	11

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: -20.7%
• Equity multiple: 0.27×
• Total profit: $-42,002
• Equity at exit: $30,715

10-year hold

• IRR: -11.5%
• Equity multiple: 0.27×
• Total profit: $-41,859
• Equity at exit: $17,811

Cash invested: $57,680 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $130,000 ($62/sqft)
• Median days on market: 23 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +108.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77327

• Home prices YoY: -5.2%
• Rents YoY: 4.0%
• Active inventory: 1804
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$1,080
• Tax from tax record: −$373 /mo · $4,473/yr
• Insurance: −$86
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$12
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-167

Break-even live

Break-even rent $2,047

Max offer price $176,504

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-109	+0% $-167	+5% $-225	+10% $-284
Rent	-10% $-312	-5% $-239	+0% $-167	+5% $-94	+10% $-22
Rate	-1.0pp $-63	-0.5pp $-115	base $-167	+0.5pp $-220	+1.0pp $-275

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: $51,500
• Closing costs: $6,180
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $205,999 Active 243 DOM
2. 2026-08-06
   days on market $205,999 Active 241 DOM
3. 2026-08-05
   days on market $205,999 Active 240 DOM
4. 2026-08-04
   pricedays on market $205,999 Active 239 DOM
5. 2026-08-03
   days on market $224,900 Active 238 DOM
6. 2026-07-31
   days on market $224,900 Active 235 DOM
7. 2026-07-30
   days on market $224,900 Active 234 DOM
8. 2026-07-30
   days on market $224,900 Active 233 DOM
9. 2026-07-28
   days on market $224,900 Active 232 DOM
10. 2026-07-26
    days on market $224,900 Active 230 DOM
11. 2026-07-24
    days on market $224,900 Active 228 DOM
12. 2026-07-23
    days on market $224,900 Active 227 DOM
13. 2026-07-22
    days on market $224,900 Active 226 DOM
14. 2026-07-21
    days on market $224,900 Active 225 DOM
15. 2026-07-20
    days on market $224,900 Active 224 DOM
16. 2026-07-18
    days on market $224,900 Active 222 DOM
17. 2026-07-18
    days on market $224,900 Active 221 DOM
18. 2026-07-16
    days on market $224,900 Active 220 DOM
19. 2026-07-15
    days on market $224,900 Active 219 DOM
20. 2026-07-14
    days on market $224,900 Active 218 DOM
21. 2026-07-13
    days on market $224,900 Active 217 DOM
22. 2026-07-13
    days on market $224,900 Active 216 DOM
23. 2026-07-11
    days on market $224,900 Active 215 DOM
24. 2026-07-10
    days on market $224,900 Active 214 DOM
25. 2026-07-09
    days on market $224,900 Active 213 DOM
26. 2026-07-07
    days on market $224,900 Active 211 DOM
27. 2026-07-06
    days on market $224,900 Active 210 DOM
28. 2026-07-06
    days on market $224,900 Active 209 DOM
29. 2026-07-05
    days on market $224,900 Active 208 DOM
30. 2026-07-03
    days on market $224,900 Active 207 DOM
31. 2026-07-02
    days on market $224,900 Active 206 DOM
32. 2026-07-01
    days on market $224,900 Active 205 DOM
33. 2026-06-30
    days on market $224,900 Active 204 DOM
34. 2026-06-29
    days on market $224,900 Active 203 DOM
35. 2026-06-28
    days on market $224,900 Active 202 DOM
36. 2026-06-27
    days on market $224,900 Active 201 DOM
37. 2026-06-24
    days on market $224,900 Active 198 DOM
38. 2026-06-22
    days on market $224,900 Active 196 DOM
39. 2026-06-21
    days on market $224,900 Active 195 DOM
40. 2026-06-18
    days on market $224,900 Active 192 DOM
41. 2026-06-17
    days on market $224,900 Active 191 DOM
42. 2026-06-16
    days on market $224,900 Active 190 DOM
43. 2026-06-15
    days on market $224,900 Active 189 DOM
44. 2026-06-13
    days on market $224,900 Active 187 DOM
45. 2026-06-09
    days on market $224,900 Active 183 DOM
46. 2026-06-08
    days on market $224,900 Active 182 DOM
47. 2026-06-07
    days on market $224,900 Active 181 DOM
48. 2026-06-04
    days on market $224,900 Active 178 DOM
49. 2026-06-03
    days on market $224,900 Active 177 DOM
50. 2026-06-02
    days on market $224,900 Active 176 DOM

ⓘ 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: $4,473 · $373/mo
• Projected year-2 tax: $4,473 · $373/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 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $22,031
• − Mortgage interest: −$11,539
• − Property taxes: −$4,473
• − Insurance: −$1,827
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − HOA: −$144
• − Depreciation: −$5,993
• Taxable loss: −$5,470
• Est. tax savings @ 24.0%: +$1,313
• After-tax cash flow: $-691/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $10,030–$30,090 screening

This one-story home with 4 bedrooms and 2.5 bathrooms is in good condition with modern finishes and a desirable floorplan. It's move-in ready with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and adds value. ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Northside El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Santa Fe Middle High Cleveland H S F TX #1,077/1,632 Nat'l #10,806/17,239

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

C Composite livability gradescore 61/100

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

• County: Liberty County · 87,956 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: 11% of renters

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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%

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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%

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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

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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

-6.3% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $224,900 HARMLS
• 2026-01-27 Price Changed $229,900 HARMLS
• 2025-12-08 Listed $240,000 HARMLS

Property tax history

+45.9%/yr

Latest (2025): $4,473 · +10.4% YoY. Source: county tax records.