1114 Road 5601 · Dayton, TX 77327

$175,900

4 bd · 3.0 ba · 1,120 sqft · Manufactured public records · 55 Days on market

Built 1985 Good condition 0.57 ac lot $157/sqft · 120% above area Est $148k · 19% over $10/mo HOA · 1% of rent

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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).

• Cash flow +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in Cleveland, TX! This property sits on a spacious 0.57-acre lot in the Santa Fe subdivision and offers plenty of potential. The home features approximately 2,080 sq ft with 4 bedrooms and 1 office/flex space that can be used as an additional room. Recently remodeled interior. The property provides a quiet rural setting with easy access to major roads, offering both convenience and privacy. Perfect for investors, first-time buyers, or anyone looking for a property with land and potential. Sold as-is. Conveniently located near local schools including International Leadership of Texas BG Ramirez and Santa Fe Middle School, adding value for families. Bring your ideas and make

Key facts

• Remodeled interior
• 0.57-acre lot
• Quiet rural setting

Tags

• 0.57-ACRE LOT
• SANTA FE SUBDIVISION
• QUIET RURAL SETTING
• EASY ACCESS TO MAJOR ROADS
• REMODELED INTERIOR
• NEAR LOCAL SCHOOLS

Property features AI

Finance

• HOA & community: El Norte POA with an annual fee of $120

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Metal roof; Built in 1985
• Construction: Vinyl siding; Wood siding
• Exterior features: Balcony; Porch; Private yard; Fully fenced lot; Cleared, subdivision lot

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Dishwasher not listed
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 3 full bathrooms
• Interior features: Ceiling fan(s); Disposal; Microwave; Electric cooktop; Electric oven
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $176k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $171k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.2% in Dayton — 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 60/100 on livability (#1,066 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety 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: Pine Burr El (691 students, 97% FRL); Santa Fe Middle (915 students, 99% 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 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 1574 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 55 days — a 3% lower offer ($171k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $170,623 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.1

CMA / ARV

• ARV (median comp): $148,211
• List price: $175,900
• Delta: 18.68%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-16,182
• Equity at exit: $26,227

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $7,231
• Equity at exit: $15,209

Cash invested: $49,252 (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: 1574
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$922
• Tax from tax record: −$186 /mo · $2,237/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $164

Break-even live

Break-even rent $1,593

Max offer price $175,900

Occupancy floor 86%

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Road 5248 Cleveland, TX	3.0	2.0	910	$1,680	$1.85	15d	1	0.57mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 16 events

1. 2026-06-18
   days on market $175,900 Pending 55 DOM
2. 2026-06-17
   status $175,900 Pending 54 DOM
3. 2026-06-17
   days on market $175,900 Active 54 DOM
4. 2026-06-16
   days on market $175,900 Active 53 DOM
5. 2026-06-15
   days on market $175,900 Active 52 DOM
6. 2026-06-13
   days on market $175,900 Active 50 DOM
7. 2026-06-09
   days on market $175,900 Active 46 DOM
8. 2026-06-08
   days on market $175,900 Active 45 DOM
9. 2026-06-07
   days on market $175,900 Active 44 DOM
10. 2026-06-04
    days on market $175,900 Active 41 DOM
11. 2026-06-03
    days on market $175,900 Active 40 DOM
12. 2026-06-02
    days on market $175,900 Active 39 DOM
13. 2026-06-01
    days on market $175,900 Active 38 DOM
14. 2026-05-31
    days on market $175,900 Active 37 DOM
15. 2026-04-23
    listed $175,900 Active 732-char remark
16. 2022-04-22
    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: $2,237 · $186/mo
• Projected year-2 tax: $3,219 · $268/mo
• Expected delta: +$982/yr (+$82/mo · 43.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $21,608
• − Mortgage interest: −$9,853
• − Property taxes: −$2,237
• − Insurance: −$1,677
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − HOA: −$120
• − Depreciation: −$5,117
• Taxable loss: −$854
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $2,172/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

This home is in good condition with recent renovations, offering a spacious and well-maintained living space. It's an excellent opportunity for investors looking to add value through minor exterior and landscaping improvements.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Install new landscaping — Improves curb appeal and adds value
• Both Add a shed or garage — Provides storage and increases property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Install new landscaping — Improves curb appeal and adds value ↑
• Both Add a shed or garage — Provides storage and increases property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Dayton

• Score: 60/100
• State rank: #1066
• US rank: #18940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 82,189 people
• City population: 82,189
• 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

3 events — show timeline

• 2026-06-17 Pending — HARMLS
• 2026-04-23 Listed $175,900 HARMLS
• 2022-04-22 Sold (Public Records) — Public Records

Property tax history

+14.0%/yr

Latest (2025): $2,237 · -3.1% YoY. Source: county tax records.