25637 Rose Creek Dr · Cleveland, TX 77328

$155,000

3 bd · 2.0 ba · 1,464 sqft · Land · 26 Days on market

Built 2025 5,475 sqft lot $35/mo HOA · 2% of rent ↓ 29% since listing

---

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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

NEW! Lennar Homes Watermill Collection "Beckman" Floor Plan with Elevation "A" in Pinewood Trails! This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

Key facts

• Large windows
• Ample counter space
• Spacious kitchen

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• ABUNDANT CABINET STORAGE
• AMPLE COUNTER SPACE
• LARGE WINDOWS

Property features AI

Finance

• HOA & community: Pinewood Trails HOA; Annual association fee of $420 (includes common areas and recreation facilities); Community amenities: picnic area, playground, trails; Community features: curbs and gutters

Exterior

• Parking: Attached 2-car garage; Driveway parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2025; Slab foundation; Cement siding; Composition roof; Full ownership
• Construction: Built by Lennar
• Exterior features: Fenced backyard; Porch; Concrete road access; Subdivision setting; Above-ground private pool

Interior

• Kitchen: Dishwasher; Electric oven; Disposal; Microwave; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Breakfast bar; Double vanity; Kitchen/family room combo; Pantry; Tub with shower; Ceiling fans; Programmable thermostat; Low emissivity windows; ENERGY STAR qualified appliances
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $155k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: crime D-, amenities F, commute 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.
• Zoned schools: Greenleaf El (math 28% / reading 25%, grade F, #2,927 of 4,322 statewide, top 68%, 797 students, 70% FRL); Splendora J H (math 28% / reading 42%, grade F, #842 of 1,662 statewide, top 51%, 774 students, 62% FRL); Splendora H S (math 18% / reading 38%, grade F, #1,170 of 1,632 statewide, top 72%, 1,344 students, 59% FRL).
• Market conditions: 336 active listings in the ZIP; 19 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 34% 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.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.16% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.64%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,682
• Equity at exit: $23,111

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $35,915
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$813
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$65
• HOA: −$35
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $421

Break-even live

Break-even rent $1,257

Max offer price $155,000

Occupancy floor 71%

Sensitivity live

Price	-10% $509	-5% $465	+0% $421	+5% $377	+10% $333
Rent	-10% $280	-5% $350	+0% $421	+5% $492	+10% $563
Rate	-1.0pp $499	-0.5pp $461	base $421	+0.5pp $381	+1.0pp $340

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25432 Birch Hill Dr Cleveland, TX	4.0	2.0	1667	$1,750	$1.05	20d	1	0.04mi
25419 Birch Hill Dr Cleveland, TX	4.0	2.0	1667	$2,099	$1.26	3d	1	0.08mi
25397 Cypress Bend Dr Cleveland, TX	3.0	2.0	1414	$1,700	$1.20	2d	1	0.11mi
25402 Cypress Bend Dr Cleveland, TX	3.0	2.0	1570	$1,595	$1.02	25d	1	0.13mi
25382 Cypress Bend Dr Cleveland, TX	3.0	2.0	1414	$1,545	$1.09	2d	1	0.16mi
25365 Cypress Bend Dr Cleveland, TX	3.0	2.0	1414	$1,545	$1.09	44d	1	0.18mi
10387 Red Cardinal Dr Cleveland, TX	3.0	2.0	1076	$1,830	$1.70	44d	1	0.19mi
10519 Copper Ridge Dr Cleveland, TX	3.0	2.0	1414	$1,625	$1.15	5d	1	0.20mi
10475 Red Cardinal Dr Cleveland, TX	3.0	2.0	1570	$1,595	$1.02	3d	1	0.24mi
10405 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1658	$1,595	$0.96	2d	1	0.25mi
10414 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1658	$1,595	$0.96	44d	1	0.28mi
10490 Red Cardinal Dr Cleveland, TX	3.0	2.0	1658	$1,595	$0.96	25d	1	0.29mi
10454 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1658	$1,595	$0.96	6d	1	0.33mi
10458 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1570	$1,595	$1.02	21d	1	0.34mi
10462 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1414	$1,545	$1.09	25d	1	0.34mi
10474 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1414	$1,545	$1.09	25d	1	0.36mi
10478 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1658	$1,595	$0.96	25d	1	0.37mi
10506 Sweetwater Creek Dr Cleveland, TX	3.0	2.0	1414	$1,545	$1.09	25d	1	0.41mi
25507 Greenwood Canyon Dr Cleveland, TX	3.0–5.0	2.0–3.5	1950	$1,875	$0.96	2d	1	0.43mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: water

Listing history 35 events

1. 2026-06-18
   days on market $155,000 Pending 26 DOM
2. 2026-06-17
   days on market $155,000 Pending 25 DOM
3. 2026-06-16
   days on market $155,000 Pending 24 DOM
4. 2026-06-15
   status $155,000 Pending 23 DOM
5. 2026-06-15
   days on market $155,000 Active 23 DOM
6. 2026-06-13
   days on market $155,000 Active 21 DOM
7. 2026-06-13
   days on market $155,000 Active 20 DOM
8. 2026-06-09
   days on market $155,000 Active 17 DOM
9. 2026-06-08
   days on market $155,000 Active 16 DOM
10. 2026-06-07
    days on market $155,000 Active 15 DOM
11. 2026-06-04
    days on market $155,000 Active 12 DOM
12. 2026-06-03
    pricedays on market $155,000 Active 11 DOM
13. 2026-06-02
    days on market $175,000 Active 10 DOM
14. 2026-06-01
    days on market $175,000 Active 9 DOM
15. 2026-05-31
    days on market $175,000 Active 8 DOM
16. 2026-05-23
    listed $175,000 Active
17. 2026-04-28
    historical
18. 2026-04-19
    price $175,000
19. 2026-02-28
    price $189,500
20. 2026-01-15
    price $199,995
21. 2026-01-06
    listed $211,000 Active
22. 2025-11-17
    soldstatus
23. 2025-11-17
    soldstatus
24. 2025-09-23
    soldstatus Closed 506-char remark

    Show marketing remark (506 chars)

    NEW! Lennar Homes Watermill Collection "Beckman" Floor Plan with Elevation "A" in Pinewood Trails! This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

25. 2025-09-23
    soldstatus

    Show marketing remark (506 chars)

    NEW! Lennar Homes Watermill Collection "Beckman" Floor Plan with Elevation "A" in Pinewood Trails! This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

26. 2025-09-12
    status Pending 506-char remark

    Show marketing remark (506 chars)

    NEW! Lennar Homes Watermill Collection "Beckman" Floor Plan with Elevation "A" in Pinewood Trails! This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

27. 2025-09-12
    price $245,990 506-char remark

    Show marketing remark (506 chars)

    NEW! Lennar Homes Watermill Collection "Beckman" Floor Plan with Elevation "A" in Pinewood Trails! This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

28. 2025-09-02
    price $168,590 506-char remark

    Show marketing remark (506 chars)

    NEW! Lennar Homes Watermill Collection "Beckman" Floor Plan with Elevation "A" in Pinewood Trails! This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

29. 2025-08-26
    price $171,790 506-char remark

    Show marketing remark (506 chars)

    NEW! Lennar Homes Watermill Collection "Beckman" Floor Plan with Elevation "A" in Pinewood Trails! This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

30. 2025-08-19
    price $175,000 506-char remark

    Show marketing remark (506 chars)

    NEW! Lennar Homes Watermill Collection "Beckman" Floor Plan with Elevation "A" in Pinewood Trails! This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

31. 2025-08-11
    price $189,890 506-char remark

    Show marketing remark (506 chars)

    NEW! Lennar Homes Watermill Collection "Beckman" Floor Plan with Elevation "A" in Pinewood Trails! This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

32. 2025-08-10
    price $200,000 506-char remark

    Show marketing remark (506 chars)

    NEW! Lennar Homes Watermill Collection "Beckman" Floor Plan with Elevation "A" in Pinewood Trails! This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

33. 2025-08-10
    listed $245,990 Active 506-char remark

    Show marketing remark (506 chars)

    NEW! Lennar Homes Watermill Collection "Beckman" Floor Plan with Elevation "A" in Pinewood Trails! This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

34. 2025-01-17
    soldstatus
35. 2024-09-30
    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: $971 · $81/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$1,865/yr (+$155/mo · 192.0%)

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

Taxation est. · year 1

• Rental income: $21,485
• − Mortgage interest: −$8,682
• − Property taxes: −$971
• − Insurance: −$775
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − HOA: −$420
• − Depreciation: −$4,509
• Taxable income: $2,690
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $4,408/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

-28.9% since first listed

20 events — show timeline

• 2026-05-23 Listed $175,000 HARMLS
• 2026-04-28 Listing Removed — HARMLS
• 2026-04-19 Price Changed $175,000 HARMLS
• 2026-02-28 Price Changed $189,500 HARMLS
• 2026-01-15 Price Changed $199,995 HARMLS
• 2026-01-06 Listed $211,000 HARMLS
• 2025-11-17 Sold (Public Records) — Public Records
• 2025-11-17 Sold (Public Records) — Public Records
• 2025-09-23 Sold (Public Records) — Public Records
• 2025-09-23 Sold (MLS) — HARMLS
• 2025-09-12 Pending — HARMLS
• 2025-09-12 Price Changed $245,990 HARMLS
• 2025-09-02 Price Changed $168,590 HARMLS
• 2025-08-26 Price Changed $171,790 HARMLS
• 2025-08-19 Price Changed $175,000 HARMLS
• 2025-08-11 Price Changed $189,890 HARMLS
• 2025-08-10 Price Changed $200,000 HARMLS
• 2025-08-10 Listed $245,990 HARMLS
• 2025-01-17 Sold (Public Records) — Public Records
• 2024-09-30 Sold (Public Records) — Public Records

Property tax history

-4.2%/yr

Latest (2025): $971 · -4.2% YoY. Source: county tax records.