1292 County Road 3479j · Plum Grove, TX 77327

$64,900

1 bd · 1.0 ba · 1,080 sqft · Land · 89 Days on market

0.50 ac lot $60/sqft · 33% below area Est $96k · 33% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

RV is included. What truly sets this property apart is its almost ready-to-use setup. Unlike surrounding parcels that are just raw land, this lot already features an installed electric light pole for easy power connection and plumbing in place that can be connected to service an RV which is included with the sale. It’s a rare find where you can start using the land immediately without the usual upfront infrastructure costs. Discover your own slice of freedom on this spacious half-acre lot. This property has no deed restrictions, giving you the flexibility to build, or simply enjoy it as a private getaway. The surrounding area is peaceful and mostly undeveloped, offering plenty of space, privacy, and potential for future growth. Whether you're looking for an investment, a weekend retreat, or a place to call home. Opportunities like this, land with utilities, an RV, and no restrictions don’t come around often. Come see it today!

Key facts

• Plumbing in place
• Private getaway
• No deed restrictions

Tags

• INSTALLED ELECTRIC LIGHT POLE
• PLUMBING IN PLACE
• NO DEED RESTRICTIONS
• SPACIOUS HALF-ACRE LOT
• PRIVATE GETAWAY
• PEACEFUL SURROUNDING AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $65k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 5.0% in Plum Grove — 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 58/100 on livability (#1,206 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.77% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.74%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $96,408
• List price: $64,900
• Delta: -32.68%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.4%
• Equity multiple: 1.89×
• Total profit: $16,123
• Equity at exit: $9,677

10-year hold

• IRR: 30.2%
• Equity multiple: 3.85×
• Total profit: $51,874
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $399

Break-even live

Break-even rent $642

Max offer price $64,900

Occupancy floor 60%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1192 Road 57071 Cleveland, TX	2.0	2.0	1000	$950	$0.95	1d	1	1.43mi

Listing history 14 events

1. 2026-06-18
   days on market $64,900 Active 89 DOM
2. 2026-06-17
   days on market $64,900 Active 88 DOM
3. 2026-06-16
   days on market $64,900 Active 87 DOM
4. 2026-06-15
   days on market $64,900 Active 86 DOM
5. 2026-06-13
   days on market $64,900 Active 84 DOM
6. 2026-06-09
   days on market $64,900 Active 80 DOM
7. 2026-06-08
   days on market $64,900 Active 79 DOM
8. 2026-06-07
   days on market $64,900 Active 78 DOM
9. 2026-06-04
   days on market $64,900 Active 75 DOM
10. 2026-06-03
    days on market $64,900 Active 74 DOM
11. 2026-06-02
    days on market $64,900 Active 73 DOM
12. 2026-06-01
    days on market $64,900 Active 72 DOM
13. 2026-05-31
    days on market $64,900 Active 71 DOM
14. 2026-03-21
    listed $64,900 Active 958-char remark

    Show marketing remark (958 chars)

    RV is included. What truly sets this property apart is its almost ready-to-use setup. Unlike surrounding parcels that are just raw land, this lot already features an installed electric light pole for easy power connection and plumbing in place that can be connected to service an RV which is included with the sale. It’s a rare find where you can start using the land immediately without the usual upfront infrastructure costs. Discover your own slice of freedom on this spacious half-acre lot. This property has no deed restrictions, giving you the flexibility to build, or simply enjoy it as a private getaway. The surrounding area is peaceful and mostly undeveloped, offering plenty of space, privacy, and potential for future growth. Whether you're looking for an investment, a weekend retreat, or a place to call home. Opportunities like this, land with utilities, an RV, and no restrictions don’t come around often. Come see it today!

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$303/yr (+$25/mo · 34.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,772
• − Mortgage interest: −$3,635
• − Property taxes: −$885
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$1,888
• Taxable income: $4,039
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $3,820/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 — Plum Grove

• Score: 58/100
• State rank: #1206
• US rank: #21049

Category grades

Amenities F Commute F Cost of living A+ Crime A+ 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
• 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

1 event — show timeline

• 2026-03-21 Listed $64,900 HARMLS

Property tax history

+5.7%/yr

Latest (2025): $885 · +0.7% YoY. Source: county tax records.