214 Houston Ave · Lyons, TX 77879

$135,000

3 bd · 1.5 ba · 1,222 sqft · SingleFamily public records · 98 Days on market

Built 1978 0.66 ac lot $110/sqft · 38% below area Est $218k · 38% under ↓ 13% since listing

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Why this score? — see what drove the B+ 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +5.6/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investors!!!!! Great opportunity to own a 3-bedroom, 1.5-bath home on approximately 0.66 acres just minutes from Lake Somerville! This 1,222 sq ft home offers peaceful country living with plenty of space to enjoy the outdoors. The property features a large covered carport, spacious yard, mature trees, and room for boats, RVs, or additional improvements, making it ideal for those who love lake life or need extra outdoor space. Conveniently located near the lake, this property would make a great weekend retreat, rental investment, or full-time residence with some updates and personal touches. Enjoy easy access to fishing, boating, camping, and recreation at nearby Lake Somerville State Park & Trailway. Property is being sold AS-IS. Bring your vision and make this country property your own! More photos coming soon.

Key facts

• Spacious yard
• Room for boats
• Room for rvs

Tags

• LARGE COVERED CARPORT
• SPACIOUS YARD
• MATURE TREES
• ROOM FOR BOATS
• ROOM FOR RVS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.9% in Lyons — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Somerville ISD (rural): math 36% / reading 29% proficiency, ranked #579 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 221 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($933 loan paydown + $2k appreciation (1.2% local appreciation)).
• At projected returns (1.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1978 — 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. 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: 1.33% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.41%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $218,282
• List price: $135,000
• Delta: -38.15%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
367 Blackberry Rd	0.47mi	3/2.0	1,216 (-0%)	13mo	$149,000	$123	64
215 Overlook Loop	0.33mi	3/2.0	1,100 (-10%)	10mo	$199,000	$181	58
503 Giebel Ln	0.34mi	2/1.0 (-1)	1,300 (+6%)	20mo	$249,900	$192	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.92×
• Total profit: $34,816
• Equity at exit: $47,528

10-year hold

• IRR: 20.9%
• Equity multiple: 3.57×
• Total profit: $97,268
• Equity at exit: $64,290

Cash invested: $37,800 (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 77879

• Home prices YoY: 0.7%
• Active inventory: 221
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$173 /mo · $2,070/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $485

Break-even live

Break-even rent $1,186

Max offer price $135,000

Occupancy floor 68%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 Little Berry Rd Somerville, TX	2.0	2.0	864	$1,800	$2.08	43d	1	0.35mi

Listing history 26 events

1. 2026-06-19
   days on market $135,000 Active 98 DOM
2. 2026-06-18
   days on market $135,000 Active 97 DOM
3. 2026-06-17
   days on market $135,000 Active 96 DOM
4. 2026-06-16
   days on market $135,000 Active 95 DOM
5. 2026-06-15
   days on market $135,000 Active 94 DOM
6. 2026-06-14
   days on market $135,000 Active 92 DOM
7. 2026-06-12
   days on market $135,000 Active 91 DOM
8. 2026-06-09
   days on market $135,000 Active 88 DOM
9. 2026-06-08
   days on market $135,000 Active 87 DOM
10. 2026-06-07
    days on market $135,000 Active 86 DOM
11. 2026-06-05
    days on market $135,000 Active 83 DOM
12. 2026-06-03
    days on market $135,000 Active 82 DOM
13. 2026-06-02
    days on market $135,000 Active 81 DOM
14. 2026-06-01
    days on market $135,000 Active 80 DOM
15. 2026-05-31
    days on market $135,000 Active 79 DOM
16. 2026-05-30
    days on market $135,000 Active 78 DOM
17. 2026-05-12
    price $135,000 834-char remark

    Show marketing remark (834 chars)

    Investors!!!!! Great opportunity to own a 3-bedroom, 1.5-bath home on approximately 0.66 acres just minutes from Lake Somerville! This 1,222 sq ft home offers peaceful country living with plenty of space to enjoy the outdoors. The property features a large covered carport, spacious yard, mature trees, and room for boats, RVs, or additional improvements, making it ideal for those who love lake life or need extra outdoor space. Conveniently located near the lake, this property would make a great weekend retreat, rental investment, or full-time residence with some updates and personal touches. Enjoy easy access to fishing, boating, camping, and recreation at nearby Lake Somerville State Park & Trailway. Property is being sold AS-IS. Bring your vision and make this country property your own! More photos coming soon.

18. 2026-03-31
    price $149,000 834-char remark

    Show marketing remark (834 chars)

    Investors!!!!! Great opportunity to own a 3-bedroom, 1.5-bath home on approximately 0.66 acres just minutes from Lake Somerville! This 1,222 sq ft home offers peaceful country living with plenty of space to enjoy the outdoors. The property features a large covered carport, spacious yard, mature trees, and room for boats, RVs, or additional improvements, making it ideal for those who love lake life or need extra outdoor space. Conveniently located near the lake, this property would make a great weekend retreat, rental investment, or full-time residence with some updates and personal touches. Enjoy easy access to fishing, boating, camping, and recreation at nearby Lake Somerville State Park & Trailway. Property is being sold AS-IS. Bring your vision and make this country property your own! More photos coming soon.

19. 2026-03-31
    price $145,000 834-char remark

    Show marketing remark (834 chars)

    Investors!!!!! Great opportunity to own a 3-bedroom, 1.5-bath home on approximately 0.66 acres just minutes from Lake Somerville! This 1,222 sq ft home offers peaceful country living with plenty of space to enjoy the outdoors. The property features a large covered carport, spacious yard, mature trees, and room for boats, RVs, or additional improvements, making it ideal for those who love lake life or need extra outdoor space. Conveniently located near the lake, this property would make a great weekend retreat, rental investment, or full-time residence with some updates and personal touches. Enjoy easy access to fishing, boating, camping, and recreation at nearby Lake Somerville State Park & Trailway. Property is being sold AS-IS. Bring your vision and make this country property your own! More photos coming soon.

20. 2026-03-13
    listed $155,000 Active 834-char remark

    Show marketing remark (834 chars)

    Investors!!!!! Great opportunity to own a 3-bedroom, 1.5-bath home on approximately 0.66 acres just minutes from Lake Somerville! This 1,222 sq ft home offers peaceful country living with plenty of space to enjoy the outdoors. The property features a large covered carport, spacious yard, mature trees, and room for boats, RVs, or additional improvements, making it ideal for those who love lake life or need extra outdoor space. Conveniently located near the lake, this property would make a great weekend retreat, rental investment, or full-time residence with some updates and personal touches. Enjoy easy access to fishing, boating, camping, and recreation at nearby Lake Somerville State Park & Trailway. Property is being sold AS-IS. Bring your vision and make this country property your own! More photos coming soon.

21. 2024-08-12
    soldstatus
22. 2021-08-23
    soldstatus
23. 2015-05-14
    soldstatus
24. 2015-03-11
    soldstatus
25. 2014-04-08
    soldstatus
26. 1995-11-08
    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: $2,070 · $173/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$400/yr (+$33/mo · 19.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$7,562
• − Property taxes: −$2,070
• − Insurance: −$675
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,927
• Taxable income: $3,909
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $4,885/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: Somerville ISD
• NCES district ID: 4840770
• Math proficiency: 36% ▲ 10.00%
• Reading proficiency: 29% ▬ 0.00%
• Median HH income: $42,453
• Composite: 27.59/100
• National rank: #6936
• State rank: #579 of 826 in TX

Livability — Lyons

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 370
• Population (ZIP): 4,775

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Two or more races 15% Black 14% Native American 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.20%
• Current HPI: 178.3416
• 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

-12.9% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $135,000 HARMLS
• 2026-03-31 Price Changed $149,000 HARMLS
• 2026-03-31 Price Changed $145,000 HARMLS
• 2026-03-13 Listed $155,000 HARMLS
• 2024-08-12 Sold (Public Records) — Public Records
• 2021-08-23 Sold (Public Records) — Public Records
• 2015-05-14 Sold (Public Records) — Public Records
• 2015-03-11 Sold (Public Records) — Public Records
• 2014-04-08 Sold (Public Records) — Public Records
• 1995-11-08 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,070 · +42.9% YoY. Source: county tax records.