Denley Plan · Plum Grove, TX 77327

$179,990

4 bd · 2.0 ba · 1,375 sqft · SingleFamily · 90 Days on market

Good condition

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +2.9/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, all of which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• THREE SECONDARY BEDROOMS

🏗️ New construction. The $179,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $167,098.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 2 comparable units currently listed for rent nearby; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,190 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.37% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.91%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $167,098
• List price: $179,990
• Delta: 7.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
673 Maria Elena Way	0.01mi	3/2.0 (-1)	1,411 (+3%)	1mo	$180,991	$128	89
381 Lucia Way	0.01mi	3/2.0 (-1)	1,208 (-12%)	1mo	$172,990	$143	73
378 Lucia Way	0.01mi	3/2.0 (-1)	1,208 (-12%)	1mo	$174,990	$145	73
338 Road 5840 Rd	0.60mi	3/2.0 (-1)	1,350 (-2%)	1mo	$172,000	$127	64
662 Road 5846	0.75mi	3/2.0 (-1)	1,277 (-7%)	6mo	$255,000	$200	43

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: 9.3%
• Equity multiple: 1.37×
• Total profit: $17,271
• Equity at exit: $24,915

10-year hold

• IRR: 19.3%
• Equity multiple: 2.69×
• Total profit: $79,006
• Equity at exit: $14,448

Cash invested: $46,787 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,296 medium
• Mortgage (P&I): −$876
• Tax est. 1.5%: −$209 /mo · $2,506/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $659

Break-even live

Break-even rent $1,462

Max offer price $167,098

Occupancy floor 66%

Sensitivity live

Price	-10% $775	-5% $717	+0% $659	+5% $601	+10% $544
Rent	-10% $478	-5% $568	+0% $659	+5% $750	+10% $841
Rate	-1.0pp $743	-0.5pp $702	base $659	+0.5pp $616	+1.0pp $572

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: $41,774
• Closing costs: $5,013
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
662 Road 590110 Cleveland, TX	4.0	2.0	1600	$2,200	$1.38	13d	1	0.21mi
203 Road 5248 Cleveland, TX	3.0	2.0	910	$1,680	$1.85	16d	1	0.98mi

Listing history 15 events

1. 2026-06-18
   days on market $179,990 Active 90 DOM
2. 2026-06-18
   price $179,990 Active 89 DOM
3. 2026-06-17
   days on market $165,990 Active 89 DOM
4. 2026-06-16
   days on market $165,990 Active 88 DOM
5. 2026-06-15
   days on market $165,990 Active 87 DOM
6. 2026-06-13
   days on market $165,990 Active 85 DOM
7. 2026-06-09
   days on market $165,990 Active 81 DOM
8. 2026-06-08
   days on market $165,990 Active 80 DOM
9. 2026-06-07
   days on market $165,990 Active 79 DOM
10. 2026-06-04
    days on market $165,990 Active 76 DOM
11. 2026-06-03
    days on market $165,990 Active 75 DOM
12. 2026-06-02
    days on market $165,990 Active 74 DOM
13. 2026-06-01
    days on market $165,990 Active 73 DOM
14. 2026-05-31
    days on market $165,990 Active 72 DOM
15. 2026-03-20
    listed $165,990 Active 423-char remark

    Show marketing remark (423 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, all of which are comfortable spaces for household members and overnight guests.

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

Taxation est. · year 1

• Rental income: $27,553
• − Mortgage interest: −$9,360
• − Property taxes: −$2,506
• − Insurance: −$835
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$4,861
• Taxable income: $5,581
• Est. tax owed @ 24.0%: −$1,340
• After-tax cash flow: $6,570/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 · 12 photos

Good 80/100 Cosmetic rehab

This single-level home features a spacious open floorplan and modern amenities, making it move-in ready with minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and can increase property value.
• Both Replace carpet with hardwood flooring in bedrooms — Improves aesthetics and can increase both resale and rental value.
• Both Install smart home automation — Enhances convenience and can attract tech-savvy buyers/renters.
• Both Add smart thermostat — Saves on energy costs and can attract eco-conscious buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and can increase property value. ↑
• Both Replace carpet with hardwood flooring in bedrooms — Improves aesthetics and can increase both resale and rental value. ↑
• Both Install smart home automation — Enhances convenience and can attract tech-savvy buyers/renters. ↑
• Both Add smart thermostat — Saves on energy costs and can attract eco-conscious buyers/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 — 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

• 2026-03-20 Listed $165,990 Zillow