2506 Heights St · Liberty, TX 77575

$162,500

3 bd · 2.0 ba · 1,790 sqft · SingleFamily public records · 107 Days on market

Built 1950 0.33 ac lot $91/sqft · 19% below area Est $200k · 19% under ↓ 2% 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 +19.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +6.1/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this spacious 3-bedroom, 2-bath home full of potential! Inside, you’ll find a functional layout with comfortable living spaces and an extra-large bonus living area at the rear of the house—perfect for a family room, game room, or entertaining space. The attached garage offers added convenience and includes two large storage closets for all your tools and seasonal items. While some repairs and updates are needed, this property is a great chance to add your personal touch and build equity. As an added bonus, the sale includes an extra lot next to the home, providing additional space for expansion, recreation, or investment potential. Don’t miss this value-packed property with room to grow!

Key facts

• Extra lot
• Attached garage
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• EXTRA-LARGE BONUS LIVING AREA
• ATTACHED GARAGE
• TWO LARGE STORAGE CLOSETS
• EXTRA LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $148k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.6% in Liberty — 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 68/100 on livability (#489 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, schools F, amenities F.
• Liberty ISD (town): math 34% / reading 41% proficiency, ranked #464 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 224 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).

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 107 days — a 9% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,875 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 1950 — 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. 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: 1.11% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 7.5

CMA / ARV

• ARV (median comp): $200,460
• List price: $162,500
• Delta: -18.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1610 Texas St	0.14mi	4/2.0 (+1)	1,816 (+2%)	15mo	$194,900	$107	74
2418 Hollywood Ave	0.36mi	3/2.0	1,690 (-6%)	2mo	$255,000	$151	72
1827 N San Jacinto	0.23mi	3/2.0	1,708 (-5%)	11mo	$289,000	$169	72
2000 Adams St	0.32mi	3/2.0	1,695 (-5%)	13mo	$210,000	$124	65
1805 Willow St	0.49mi	3/2.0	1,616 (-10%)	2mo	$214,999	$133	59
1814 Magnolia St	0.46mi	3/3.0	1,867 (+4%)	10mo	$289,900	$155	59
2422 Hollywood Ave	0.37mi	3/2.0	1,620 (-10%)	9mo	$250,000	$154	59
2306 Hollywood Ave	0.37mi	4/2.0 (+1)	2,001 (+12%)	5mo	$245,000	$122	54
916 Woods Dr	0.65mi	4/3.0 (+1)	1,786 (-0%)	8mo	$235,000	$132	53
1609 Bowie St	0.75mi	4/2.0 (+1)	1,885 (+5%)	2mo	$248,000	$132	50
121 Regal Ln	0.70mi	3/2.0	1,928 (+8%)	9mo	$325,000	$169	47
125 Hillside Dr	0.66mi	3/2.0	1,632 (-9%)	13mo	$299,000	$183	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-14,591
• Equity at exit: $24,229

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,685
• Equity at exit: $14,050

Cash invested: $45,500 (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 77575

• Home prices YoY: -26.6%
• Active inventory: 224
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,798 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$318 /mo · $3,814/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $183

Break-even live

Break-even rent $1,567

Max offer price $162,500

Occupancy floor 85%

Sensitivity live

Price	-10% $275	-5% $229	+0% $183	+5% $137	+10% $91
Rent	-10% $41	-5% $112	+0% $183	+5% $254	+10% $325
Rate	-1.0pp $265	-0.5pp $224	base $183	+0.5pp $141	+1.0pp $98

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Woods Dr Liberty, TX	2.0	2.0	1236	$1,575	$1.27	13d	1	0.55mi
1709 Richardson Rd Liberty, TX	4.0	2.5	2251	$2,024	$0.90	13d	1	0.74mi
3304 Lincoln St Liberty, TX	3.0	2.0	1735	$1,850	$1.07	44d	1	1.35mi

Listing history 19 events

1. 2026-06-21
   days on market $162,500 Active 107 DOM
2. 2026-06-18
   days on market $162,500 Active 104 DOM
3. 2026-06-17
   days on market $162,500 Active 103 DOM
4. 2026-06-16
   days on market $162,500 Active 102 DOM
5. 2026-06-15
   days on market $162,500 Active 101 DOM
6. 2026-06-13
   days on market $162,500 Active 99 DOM
7. 2026-06-13
   days on market $162,500 Active 98 DOM
8. 2026-06-09
   days on market $162,500 Active 95 DOM
9. 2026-06-08
   days on market $162,500 Active 94 DOM
10. 2026-06-07
    days on market $162,500 Active 93 DOM
11. 2026-06-04
    days on market $162,500 Active 90 DOM
12. 2026-06-03
    days on market $162,500 Active 89 DOM
13. 2026-06-02
    days on market $162,500 Active 88 DOM
14. 2026-06-01
    days on market $162,500 Active 87 DOM
15. 2026-05-31
    days on market $162,500 Active 86 DOM
16. 2026-04-09
    price $162,500 738-char remark

    Show marketing remark (738 chars)

    Opportunity awaits with this spacious 3-bedroom, 2-bath home full of potential! Inside, you’ll find a functional layout with comfortable living spaces and an extra-large bonus living area at the rear of the house—perfect for a family room, game room, or entertaining space. The attached garage offers added convenience and includes two large storage closets for all your tools and seasonal items. While some repairs and updates are needed, this property is a great chance to add your personal touch and build equity. As an added bonus, the sale includes an extra lot next to the home, providing additional space for expansion, recreation, or investment potential. Don’t miss this value-packed property with room to grow!

17. 2026-04-02
    status Active 738-char remark

    Show marketing remark (738 chars)

    Opportunity awaits with this spacious 3-bedroom, 2-bath home full of potential! Inside, you’ll find a functional layout with comfortable living spaces and an extra-large bonus living area at the rear of the house—perfect for a family room, game room, or entertaining space. The attached garage offers added convenience and includes two large storage closets for all your tools and seasonal items. While some repairs and updates are needed, this property is a great chance to add your personal touch and build equity. As an added bonus, the sale includes an extra lot next to the home, providing additional space for expansion, recreation, or investment potential. Don’t miss this value-packed property with room to grow!

18. 2026-03-30
    status Pending 738-char remark

    Show marketing remark (738 chars)

    Opportunity awaits with this spacious 3-bedroom, 2-bath home full of potential! Inside, you’ll find a functional layout with comfortable living spaces and an extra-large bonus living area at the rear of the house—perfect for a family room, game room, or entertaining space. The attached garage offers added convenience and includes two large storage closets for all your tools and seasonal items. While some repairs and updates are needed, this property is a great chance to add your personal touch and build equity. As an added bonus, the sale includes an extra lot next to the home, providing additional space for expansion, recreation, or investment potential. Don’t miss this value-packed property with room to grow!

19. 2026-03-06
    listed $165,000 Active 738-char remark

    Show marketing remark (738 chars)

    Opportunity awaits with this spacious 3-bedroom, 2-bath home full of potential! Inside, you’ll find a functional layout with comfortable living spaces and an extra-large bonus living area at the rear of the house—perfect for a family room, game room, or entertaining space. The attached garage offers added convenience and includes two large storage closets for all your tools and seasonal items. While some repairs and updates are needed, this property is a great chance to add your personal touch and build equity. As an added bonus, the sale includes an extra lot next to the home, providing additional space for expansion, recreation, or investment potential. Don’t miss this value-packed property with room to grow!

ⓘ 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: $3,814 · $318/mo
• Projected year-2 tax: $3,814 · $318/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 25 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,578
• − Mortgage interest: −$9,103
• − Property taxes: −$3,814
• − Insurance: −$812
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$4,727
• Taxable loss: −$331
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $2,273/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: Liberty ISD
• NCES district ID: 4827450
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $46,931
• Composite: 32.11/100
• National rank: #5803
• State rank: #464 of 826 in TX

Livability — Liberty

• Score: 68/100
• State rank: #489
• US rank: #9688

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, TX
• City population: 16,617
• Population (ZIP): 16,617

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 0.61)
• Race & ethnicity: White 56% Hispanic / Latino 25% Black 12% Two or more races 11%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 19% Other Asian/Pacific 1%

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: ▼ -74.17%
• Current HPI: 204.9372
• Rent YoY: —
• Metro: —
• 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

-1.5% since first listed

4 events — show timeline

• 2026-04-09 Price Changed $162,500 HARMLS
• 2026-04-02 Relisted — HARMLS
• 2026-03-30 Pending — HARMLS
• 2026-03-06 Listed $165,000 HARMLS

Property tax history

+5.3%/yr

Latest (2025): $3,814 · +5.6% YoY. Source: county tax records.