1003 Maple · Cleveland, TX 77327

$215,000

4 bd · 2.0 ba · — sqft · MultiFamily · 152 Days on market

Built 1982 Average condition Est $206k · at est. ↓ 10% 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +5.4/15.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well maintained duplex in the heart of Cleveland.

Key facts

• Built 1982
• Listed 152 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $215k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive. Per door: $340/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.7% 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; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• At $2,741/mo this rent would consume 53% of the median local household income ($62k/yr) (locally 437% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $60k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $205,553
• List price: $215,000
• Delta: 4.60%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Maple	0.01mi	4/—	1,980	5mo	$229,000	$116	82

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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $11,270
• Equity at exit: $32,057

10-year hold

• IRR: 15.2%
• Equity multiple: 2.29×
• Total profit: $77,379
• Equity at exit: $18,589

Cash invested: $60,200 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,741 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $680

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 70%

Sensitivity live

Price	-10% $828	-5% $754	+0% $680	+5% $605	+10% $531
Rent	-10% $463	-5% $571	+0% $680	+5% $788	+10% $896
Rate	-1.0pp $788	-0.5pp $734	base $680	+0.5pp $624	+1.0pp $567

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,742
Total (2 units)			$2,741

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Parkhurst Ave Cleveland, TX	3.0	2.0	—	$1,650	—	13d	1	0.16mi
1107 Lyle West Ave Cleveland, TX	3.0	2.0	—	$2,100	—	19d	1	0.22mi
806 Jefferson Ave Unit 806-C Cleveland, TX	3.0	2.0	—	$1,200	—	45d	1	0.26mi
909 Jefferson Ave Cleveland, TX	3.0	2.0	1600	$1,870	$1.17	0d	1	0.26mi
815 Jefferson Ave Cleveland, TX	3.0	2.0	—	$1,600	—	6d	1	0.27mi
702 Lyle West Ave Unit C Cleveland, TX	3.0	2.0	—	$1,150	—	3d	1	0.27mi
702 Lyle West Ave Unit C Cleveland, TX	3.0	2.0	—	$1,150	—	45d	1	0.27mi
700 Lyle West Ave Apt D Cleveland, TX	3.0	2.0	—	$1,175	—	23d	1	0.28mi
700 Lyle West Ave Cleveland, TX	3.0	2.0	1080	$1,195	$1.11	0d	1	0.28mi
700 Lyle West Ave Unit A Cleveland, TX	3.0	2.0	—	$1,185	—	23d	1	0.28mi
201 Pine Bend Ct Cleveland, TX	3.0	1.0	1040	$1,200	$1.15	45d	1	0.45mi
511 S Roosevelt Ave Cleveland, TX	3.0	1.0	960	$1,600	$1.67	45d	1	0.54mi
309 Johnson ST Unit J Cleveland, TX	4.0	1.0	1346	$1,350	$1.00	9d	1	0.73mi
9931 Spring Creek Rd Cleveland, TX	3.0	2.0	—	$1,900	—	12d	1	1.02mi
201 Pebble Springs Ln Cleveland, TX	4.0	3.5	—	$2,499	—	23d	1	1.02mi
10031 Spring Creek Rd Cleveland, TX	4.0	2.0	—	$2,199	—	14d	1	1.04mi
10031 Spring Creek Rd Cleveland, TX	4.0	2.0	—	$2,100	—	0d	1	1.04mi
524 Dunnam Ave Cleveland, TX	3.0	2.0	—	$1,750	—	0d	1	1.12mi
11040 Pelican Hill Ln Cleveland, TX	5.0	3.0	2600	$2,200	$0.85	4d	1	1.12mi
10720 Ellerston Rd Cleveland, TX	3.0	2.0	—	$2,000	—	4d	1	1.16mi
10218 Prairie Dunes Ln Cleveland, TX	4.0	2.0	—	$2,100	—	0d	1	1.17mi
300 Dunnam Ave Cleveland, TX	5.0	2.0	—	$2,850	—	3d	1	1.24mi
1301 Nevell St Cleveland, TX	1.0–3.0	1.0–2.0	827	$1,442	$1.74	0d	5	1.32mi
20043 Poppy Hills Ln Cleveland, TX	3.0	2.0	—	$2,150	—	45d	1	1.33mi
1018 Green Ave Cleveland, TX	4.0	2.0	1337	$1,500	$1.12	23d	1	1.39mi

Listing history 19 events

1. 2026-06-21
   days on market $215,000 Active 152 DOM
2. 2026-06-18
   days on market $215,000 Active 149 DOM
3. 2026-06-17
   days on market $215,000 Active 148 DOM
4. 2026-06-16
   days on market $215,000 Active 147 DOM
5. 2026-06-15
   days on market $215,000 Active 146 DOM
6. 2026-06-13
   days on market $215,000 Active 144 DOM
7. 2026-06-09
   days on market $215,000 Active 140 DOM
8. 2026-06-08
   days on market $215,000 Active 139 DOM
9. 2026-06-07
   days on market $215,000 Active 138 DOM
10. 2026-06-04
    days on market $215,000 Active 135 DOM
11. 2026-06-03
    days on market $215,000 Active 134 DOM
12. 2026-06-02
    days on market $215,000 Active 133 DOM
13. 2026-06-01
    days on market $215,000 Active 132 DOM
14. 2026-05-31
    days on market $215,000 Active 131 DOM
15. 2026-04-22
    price $215,000 49-char remark

    Show marketing remark (49 chars)

    Well maintained duplex in the heart of Cleveland.

16. 2026-01-20
    listed $229,000 Active 49-char remark

    Show marketing remark (49 chars)

    Well maintained duplex in the heart of Cleveland.

17. 2025-12-31
    historical
18. 2025-10-17
    price $229,000
19. 2025-09-28
    listed $239,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $32,892
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,631
• − Management: −$2,631
• − Depreciation: −$6,255
• Taxable income: $5,031
• Est. tax owed @ 24.0%: −$1,208
• After-tax cash flow: $6,947/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 · 7 photos

Average 55/100 Moderate rehab

This two-unit property requires moderate repairs and maintenance to improve its condition and value. Painting, updating interiors and exteriors, and addressing HVAC and kitchen/bathroom issues will significantly enhance its appeal.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Moderate Kitchen countertops — Worn condition
• Moderate Bathroom fixtures — Worn condition
• Moderate Bathroom tiles — Worn condition
• Moderate Exterior paint — Fading
• Moderate Interior paint — Chipped
• Moderate Landscaping — Overgrown and basic

Value-add opportunities

• Both Painting and updating interior and exterior — Fresh paint and updates will improve curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Aesthetic improvements will attract more potential buyers and renters.
• Both HVAC maintenance and upgrades — A functional HVAC system will improve comfort and energy efficiency, attracting more renters and buyers.
• Both Kitchen and bathroom updates — Fresh countertops and fixtures will make the home more appealing and functional for both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Moderate	$3,000–15,000
Kitchen countertops · Worn condition	Moderate	$3,000–15,000
Bathroom fixtures · Worn condition	Moderate	$3,000–15,000
Bathroom tiles · Worn condition	Moderate	$3,000–15,000
Exterior paint · Fading	Moderate	$3,000–15,000
Interior paint · Chipped	Moderate	$3,000–15,000
Landscaping · Overgrown and basic	Moderate	$3,000–15,000
Total estimated repair cost · 7 items		$21,000–105,000

Value-add ROI direction

• Both Painting and updating interior and exterior — Fresh paint and updates will improve curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Aesthetic improvements will attract more potential buyers and renters. ↑
• Both HVAC maintenance and upgrades — A functional HVAC system will improve comfort and energy efficiency, attracting more renters and buyers. ↑
• Both Kitchen and bathroom updates — Fresh countertops and fixtures will make the home more appealing and functional for both buyers and renters. ↑

ⓘ 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 — 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
• 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

-10.0% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $215,000 HARMLS
• 2026-01-20 Listed $229,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-10-17 Price Changed $229,000 HARMLS
• 2025-09-28 Listed $239,000 HARMLS