801 Campbell Acres Rd · North Cleveland, TX 77328

$150,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 96 Days on market

Built 1974 0.50 ac lot $152/sqft · at area comps Est $149k · at est.

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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 +18.0/30.0
• ARV discount +7.2/15.0
• DSCR +5.6/10.0
• 1% rule +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER!!! Welcome to 801 Campbell Acres Rd in Cleveland, TX. Situated on a generous 0.5-acre lot, this home provides a peaceful setting with room to spread out. The expansive yard offers endless possibilities, from gardening and outdoor entertaining to adding a workshop, pool, or simply enjoying the wide-open space. Inside, you’ll find a comfortable layout designed for everyday living. The main living area is inviting and functional, with plenty of natural light. The kitchen offers ample cabinetry and workspace, making meal prep easy while staying connected to the rest of the home. The 3 bedrooms offer flexibility for a variety of needs. The primary suite provides a relaxing retreat. Located in a more rural setting while still being accessible to nearby conveniences, this property gives you the best of both worlds. If you’ve been looking for a place where you can enjoy a little more breathing room and make it your own, this property is definitely worth a look.

Key facts

• 0.5 acre lot
• Ample cabinetry
• Expansive yard

Tags

• 0.5 ACRE LOT
• EXPANSIVE YARD
• AMPLE CABINETRY
• NATURAL LIGHT
• RURAL SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (7.0% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 45/100 on livability (#1,564 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, 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.
• Market conditions: 339 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1974 — 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. 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. 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: 0.93% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (median comp): $148,951
• List price: $150,000
• Delta: 0.70%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-16,112
• Equity at exit: $22,365

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,528
• Equity at exit: $12,969

Cash invested: $42,000 (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 77328

• Home prices YoY: -7.7%
• Active inventory: 339
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $129

Break-even live

Break-even rent $1,231

Max offer price $150,000

Occupancy floor 86%

Sensitivity live

Price	-10% $214	-5% $171	+0% $129	+5% $86	+10% $44
Rent	-10% $19	-5% $74	+0% $129	+5% $184	+10% $239
Rate	-1.0pp $204	-0.5pp $167	base $129	+0.5pp $90	+1.0pp $51

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $150,000 Active 96 DOM
2. 2026-06-18
   days on market $150,000 Active 93 DOM
3. 2026-06-17
   days on market $150,000 Active 92 DOM
4. 2026-06-16
   days on market $150,000 Active 91 DOM
5. 2026-06-15
   days on market $150,000 Active 90 DOM
6. 2026-06-13
   days on market $150,000 Active 88 DOM
7. 2026-06-13
   days on market $150,000 Active 87 DOM
8. 2026-06-09
   days on market $150,000 Active 84 DOM
9. 2026-06-08
   days on market $150,000 Active 83 DOM
10. 2026-06-07
    days on market $150,000 Active 82 DOM
11. 2026-06-04
    days on market $150,000 Active 79 DOM
12. 2026-06-03
    days on market $150,000 Active 78 DOM
13. 2026-06-02
    days on market $150,000 Active 77 DOM
14. 2026-06-01
    days on market $150,000 Active 76 DOM
15. 2026-05-31
    days on market $150,000 Active 75 DOM
16. 2026-05-05
    price $150,000 1003-char remark

    Show marketing remark (1003 chars)

    MOTIVATED SELLER!!! Welcome to 801 Campbell Acres Rd in Cleveland, TX. Situated on a generous 0.5-acre lot, this home provides a peaceful setting with room to spread out. The expansive yard offers endless possibilities, from gardening and outdoor entertaining to adding a workshop, pool, or simply enjoying the wide-open space. Inside, you’ll find a comfortable layout designed for everyday living. The main living area is inviting and functional, with plenty of natural light. The kitchen offers ample cabinetry and workspace, making meal prep easy while staying connected to the rest of the home. The 3 bedrooms offer flexibility for a variety of needs. The primary suite provides a relaxing retreat. Located in a more rural setting while still being accessible to nearby conveniences, this property gives you the best of both worlds. If you’ve been looking for a place where you can enjoy a little more breathing room and make it your own, this property is definitely worth a look.

17. 2026-03-12
    listed $160,000 Active 1003-char remark

    Show marketing remark (1003 chars)

    MOTIVATED SELLER!!! Welcome to 801 Campbell Acres Rd in Cleveland, TX. Situated on a generous 0.5-acre lot, this home provides a peaceful setting with room to spread out. The expansive yard offers endless possibilities, from gardening and outdoor entertaining to adding a workshop, pool, or simply enjoying the wide-open space. Inside, you’ll find a comfortable layout designed for everyday living. The main living area is inviting and functional, with plenty of natural light. The kitchen offers ample cabinetry and workspace, making meal prep easy while staying connected to the rest of the home. The 3 bedrooms offer flexibility for a variety of needs. The primary suite provides a relaxing retreat. Located in a more rural setting while still being accessible to nearby conveniences, this property gives you the best of both worlds. If you’ve been looking for a place where you can enjoy a little more breathing room and make it your own, this property is definitely worth a look.

18. 2019-06-03
    soldstatus
19. 2019-01-08
    soldstatus
20. 2018-11-01
    historical
21. 2018-08-08
    listed $80,000 Active
22. 2007-03-08
    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: $1,481 · $123/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,264/yr (+$105/mo · 85.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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: $16,732
• − Mortgage interest: −$8,402
• − Property taxes: −$1,481
• − Insurance: −$750
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,364
• Taxable loss: −$943
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $1,774/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 — North Cleveland

• Score: 45/100
• State rank: #1564
• US rank: #26676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Jacinto County · 17,208 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 17,208
• Household income: $62,428
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 58.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 33% Two or more races 14% Black 2%
• Hispanic origin (detail): Mexican 27% Cuban 1%
• Common ancestry: Lithuanian 4% Italian 3% Serbian 3%
• Foreign-born: 18% · Canada, China
• Languages at home: 67% English-only · Spanish 31% Chinese 1%

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: ▼ -22.82%
• Current HPI: 273.6604
• Rent YoY: —
• 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

+87.5% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $150,000 HARMLS
• 2026-03-12 Listed $160,000 HARMLS
• 2019-06-03 Sold (Public Records) — Public Records
• 2019-01-08 Sold (Public Records) — Public Records
• 2018-11-01 Listing Removed — HARMLS
• 2018-08-08 Listed $80,000 HARMLS
• 2007-03-08 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,481 · +8.3% YoY. Source: county tax records.