907 Daniel · Cleveland, TX 77327

$175,500

3 bd · 2.0 ba · 1,288 sqft · Land · 317 Days on market

Built 2025 7,248 sqft lot $136/sqft · at area comps Est $180k · at est. ↓ 16% 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 +20.3/30.0
• ARV discount +8.7/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bed, 2-bath home in a peaceful Cleveland neighborhood. Recently constructed, this property features front and back porches for relaxing outdoors. Conveniently located off Hwy 105, you're just a short drive from Hwy 59 North and South, SH-99, and Hwy-45. Enjoy shopping at Valley Ranch or The Woodlands via SH-99. Inside, you'll find a spacious living room, kitchen with granite countertops and island, plenty of cabinets, and a utility room with additional storage. The primary bedroom boasts a large walk-in closet, with the connected primary bathroom completing this lovely home.

Key facts

• Large walk-in closet
• Granite countertops
• 7,248 sq ft lot

Tags

• FRONT AND BACK PORCHES
• GRANITE COUNTERTOPS
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $176k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/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 $161k (8.2% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.6% 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.
• 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); 1577 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 317 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.92% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $180,435
• List price: $175,500
• Delta: -2.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.74×
• Total profit: $-12,535
• Equity at exit: $26,168

10-year hold

• IRR: 3.8%
• Equity multiple: 1.29×
• Total profit: $14,097
• Equity at exit: $15,174

Cash invested: $49,140 (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: 1577
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$920
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $225

Break-even live

Break-even rent $1,326

Max offer price $175,500

Occupancy floor 81%

Sensitivity live

Price	-10% $325	-5% $275	+0% $225	+5% $176	+10% $126
Rent	-10% $98	-5% $162	+0% $225	+5% $289	+10% $352
Rate	-1.0pp $314	-0.5pp $270	base $225	+0.5pp $180	+1.0pp $133

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: $43,875
• Closing costs: $5,265
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Pine Bend Ct Cleveland, TX	3.0	1.0	1040	$1,200	$1.15	45d	1	0.27mi
511 S Roosevelt Ave Cleveland, TX	3.0	1.0	960	$1,600	$1.67	45d	1	0.46mi
909 Jefferson Ave Cleveland, TX	3.0	2.0	1600	$1,870	$1.17	0d	1	0.47mi
700 Lyle West Ave Cleveland, TX	3.0	2.0	1080	$1,195	$1.11	1d	1	0.50mi
309 Johnson ST Unit J Cleveland, TX	4.0	1.0	1346	$1,350	$1.00	9d	1	0.76mi

Listing history 18 events

1. 2026-06-21
   days on market $175,500 Active 317 DOM
2. 2026-06-18
   days on market $175,500 Active 314 DOM
3. 2026-06-17
   days on market $175,500 Active 313 DOM
4. 2026-06-16
   days on market $175,500 Active 312 DOM
5. 2026-06-15
   days on market $175,500 Active 311 DOM
6. 2026-06-13
   days on market $175,500 Active 309 DOM
7. 2026-06-09
   days on market $175,500 Active 305 DOM
8. 2026-06-08
   days on market $175,500 Active 304 DOM
9. 2026-06-07
   days on market $175,500 Active 303 DOM
10. 2026-06-04
    days on market $175,500 Active 300 DOM
11. 2026-06-03
    days on market $175,500 Active 299 DOM
12. 2026-06-02
    days on market $175,500 Active 298 DOM
13. 2026-06-01
    days on market $175,500 Active 297 DOM
14. 2026-05-31
    days on market $175,500 Active 296 DOM
15. 2026-03-29
    price $175,500 608-char remark

    Show marketing remark (608 chars)

    Welcome to this charming 3-bed, 2-bath home in a peaceful Cleveland neighborhood. Recently constructed, this property features front and back porches for relaxing outdoors. Conveniently located off Hwy 105, you're just a short drive from Hwy 59 North and South, SH-99, and Hwy-45. Enjoy shopping at Valley Ranch or The Woodlands via SH-99. Inside, you'll find a spacious living room, kitchen with granite countertops and island, plenty of cabinets, and a utility room with additional storage. The primary bedroom boasts a large walk-in closet, with the connected primary bathroom completing this lovely home.

16. 2026-02-15
    price $185,500 608-char remark

    Show marketing remark (608 chars)

    Welcome to this charming 3-bed, 2-bath home in a peaceful Cleveland neighborhood. Recently constructed, this property features front and back porches for relaxing outdoors. Conveniently located off Hwy 105, you're just a short drive from Hwy 59 North and South, SH-99, and Hwy-45. Enjoy shopping at Valley Ranch or The Woodlands via SH-99. Inside, you'll find a spacious living room, kitchen with granite countertops and island, plenty of cabinets, and a utility room with additional storage. The primary bedroom boasts a large walk-in closet, with the connected primary bathroom completing this lovely home.

17. 2025-09-15
    price $189,500 608-char remark

    Show marketing remark (608 chars)

    Welcome to this charming 3-bed, 2-bath home in a peaceful Cleveland neighborhood. Recently constructed, this property features front and back porches for relaxing outdoors. Conveniently located off Hwy 105, you're just a short drive from Hwy 59 North and South, SH-99, and Hwy-45. Enjoy shopping at Valley Ranch or The Woodlands via SH-99. Inside, you'll find a spacious living room, kitchen with granite countertops and island, plenty of cabinets, and a utility room with additional storage. The primary bedroom boasts a large walk-in closet, with the connected primary bathroom completing this lovely home.

18. 2025-08-08
    listed $210,000 Active 608-char remark

    Show marketing remark (608 chars)

    Welcome to this charming 3-bed, 2-bath home in a peaceful Cleveland neighborhood. Recently constructed, this property features front and back porches for relaxing outdoors. Conveniently located off Hwy 105, you're just a short drive from Hwy 59 North and South, SH-99, and Hwy-45. Enjoy shopping at Valley Ranch or The Woodlands via SH-99. Inside, you'll find a spacious living room, kitchen with granite countertops and island, plenty of cabinets, and a utility room with additional storage. The primary bedroom boasts a large walk-in closet, with the connected primary bathroom completing this lovely home.

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $3,212 · $268/mo
• Expected delta: +$2,559/yr (+$213/mo · 392.0%)

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

Taxation est. · year 1

• Rental income: $19,338
• − Mortgage interest: −$9,831
• − Property taxes: −$653
• − Insurance: −$878
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$5,105
• Taxable loss: −$223
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,756/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 — 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: Liberty County · 82,189 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: 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

-16.4% since first listed

4 events — show timeline

• 2026-03-29 Price Changed $175,500 HARMLS
• 2026-02-15 Price Changed $185,500 HARMLS
• 2025-09-15 Price Changed $189,500 HARMLS
• 2025-08-08 Listed $210,000 HARMLS