341 Pine Valley Dr · Cleveland, TX 77371

$135,000

2 bd · 2.0 ba · 1,644 sqft · SingleFamily public records · 13 Days on market

Built 2003 1.45 ac lot

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• Appreciation +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

INVESTORS- EXCELLENT OPPORTUNITY!!! MOTIVATED SELLER!! Don’t miss this amazing opportunity to own a peaceful, tree-filled 1.452-acre retreat just minutes from Hwy 59. This beautifully wooded property features a one owner custom-built home (2003) with an aerobic system serviced last year. The home includes a sunroom with potential to be converted into a spacious master retreat with an en suite bathroom. Though the property needs TLC—needs A/C, roof, leveling, drywall repairs, and an outdoor condenser—it’s a true diamond in the rough. With vision and care, this could be your very own mini-Ponderosa!

Key facts

• 1.45 acre lot
• 2 garage spots
• Built 2003

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached garage (2 spaces)
• Utilities: Well water
• Home design: Residential property; Built in 2003; Pillar/post/pier foundation
• Construction: Composition roof
• Exterior features: Wooded lot

Interior

• Bedrooms: Second-floor bedroom (12 x 14); Total of 3 rooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Window unit cooling
• Interior features: Primary bedroom with a private bath; Soaking tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 7.3% 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.
• Shepherd ISD (rural): math 20% / reading 22% proficiency, ranked #770 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Shepherd Pri (499 students, 85% FRL); Shepherd Middle (math 22% / reading 24%, grade F, #1,327 of 1,662 statewide, top 81%, 458 students, 84% FRL); Shepherd H S (math 27% / reading 32%, grade F, #1,112 of 1,632 statewide, top 70%, 601 students, 77% FRL) — zoned schools average 82% FRL vs 64% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 148 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($933 loan paydown + $223 appreciation (0.2% local appreciation)).
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $135,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.12×
• Total profit: $4,654
• Equity at exit: $40,319

10-year hold

• IRR: 7.8%
• Equity multiple: 1.87×
• Total profit: $32,793
• Equity at exit: $49,367

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 77371

• Home prices YoY: 0.1%
• Active inventory: 148
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$199 /mo · $2,392/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $118

Break-even live

Break-even rent $1,220

Max offer price $135,000

Occupancy floor 86%

Sensitivity live

Price	-10% $194	-5% $156	+0% $118	+5% $80	+10% $42
Rent	-10% $10	-5% $64	+0% $118	+5% $172	+10% $226
Rate	-1.0pp $186	-0.5pp $152	base $118	+0.5pp $83	+1.0pp $47

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: —

Listing history 10 events

1. 2026-06-21
   days on market $135,000 Active 13 DOM
2. 2026-06-18
   days on market $135,000 Active 10 DOM
3. 2026-06-17
   days on market $135,000 Active 9 DOM
4. 2026-06-16
   days on market $135,000 Active 8 DOM
5. 2026-06-15
   days on market $135,000 Active 7 DOM
6. 2026-06-13
   days on market $135,000 Active 5 DOM
7. 2026-06-13
   remarks 608-char remark
8. 2026-06-13
   days on market $135,000 Active 4 DOM
9. 2026-06-08
   remarks 595-char remark
10. 2026-06-08
    listed $135,000 Active 1 DOM

ⓘ 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: $2,392 · $199/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$78/yr (+$6/mo · 3.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $16,428
• − Mortgage interest: −$7,562
• − Property taxes: −$2,392
• − Insurance: −$675
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$3,927
• Taxable loss: −$757
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,597/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: Shepherd ISD
• NCES district ID: 4840020
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 22% ▼ -1.00%
• Median HH income: $39,857
• Composite: 17.77/100
• National rank: #9016
• State rank: #770 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

• City population: 17,208
• Population (ZIP): 7,548

Population outlook (San Jacinto County) Hauer SSP2

• Today (2025): 29,069 people
• By 2030: 29,750 · +2.3%
• By 2040: 30,714 · +5.7%
• By 2050: 31,010 · +6.7%
• By 2075: 31,616 · +8.8%
• By 2100: 29,874 · +2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 26% Black 12% Two or more races 10%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 22%

Political lean MEDSL · San Jacinto

• 2024 margin: Solid R (+65.3) · D 17.0% · R 82.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -38.3pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+61.9 2016: R+58.4 2012: R+48.9 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.17%
• Current HPI: 201.6618
• 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

+17.5% since first listed

12 events — show timeline

• 2026-06-08 Listed $135,000 HARMLS
• 2026-02-03 Listing Removed — HARMLS
• 2025-07-18 Price Changed $134,900 HARMLS
• 2025-06-30 Listing Removed — HARMLS
• 2025-06-27 Listing Removed — HARMLS
• 2025-06-27 Listed $185,000 HARMLS
• 2025-06-23 Listed $195,000 HARMLS
• 2025-06-16 Listed $149,000 HARMLS
• 2005-03-16 Listing Removed — HARMLS
• 2004-06-28 Listed $85,000 HARMLS
• 2003-09-08 Listing Removed — HARMLS
• 2003-08-15 Listed $114,900 HARMLS

Property tax history

+4.1%/yr

Latest (2025): $2,392 · +8.3% YoY. Source: county tax records.