25210 Hemlock Ln · Cleveland, TX 77328

$140,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1980 0.39 ac lot $146/sqft · 25% below area Est $186k · 25% under $8/mo HOA

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property presents a unique opportunity for investors, builders, or buyers looking for their next renovation project. Located in a quiet and peaceful neighborhood of Northwoods subdivision, this1980 built property sits on 0.3943 acre +/- lot with plenty of potential to transform into something special. The property consists of 2 lots, dwelling sits on lot 105 of Northwoods 01at0.198 acres. lot104 of Northwoods 01is0.1963 acres . Will not separate the property is fenced. the home is older and in need of repair and updates, making it ideal for a fixer upper, flip opportunity or rebuild site as the property and dwelling are being sold AS-IS. seller will make no improvements or repairs. With a desirable setting of rural living while being close to several amenities with ample lot space , this property is full of possibilities for the right buyer. home is for sale by owner and all offers will be considered toughly without bias. feel free to email at. .. [email protected]

Key facts

• Incredible bones
• Massive yard
• Wraparound deck

Tags

• RUSTIC ELEVATED CABIN
• WRAPAROUND DECK
• FULLY FENCED WOODED LOT
• MASSIVE YARD
• ELEVATED LAYOUT
• INCREDIBLE BONES

Property features AI

Finance

• Other: Living area approximately 960; Lot around 0.39 acre (approximately 8,625 sq ft)
• HOA & community: Northwoods POA with an annual fee of $100

Exterior

• Parking: No designated parking listed
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Faces north; One-story (living area indicates compact single-level layout)
• Construction: Built in 1980; Wood siding; Composition roof
• Exterior features: Cleared and wooded lot

Interior

• Kitchen: Free-standing range; Oven
• Bedrooms: Two bedrooms total — Primary bedroom located on the second floor; Both bedrooms approx. 12 x 12
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Ceiling fan(s); Free-standing stove/fireplace (wood/stove style)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $48 ($581/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.4% 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.
• Splendora ISD (rural): math 25% / reading 31% proficiency, ranked #648 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Piney Woods El (math 23% / reading 28%, grade F, #2,982 of 4,322 statewide, top 70%, 534 students, 55% FRL); Splendora J H (math 28% / reading 42%, grade F, #842 of 1,662 statewide, top 51%, 774 students, 62% FRL); Splendora H S (math 18% / reading 38%, grade F, #1,170 of 1,632 statewide, top 72%, 1,344 students, 59% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 336 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 35% 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $140,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.28% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.54%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (median comp): $185,899
• List price: $140,000
• Delta: -24.69%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25372 Spruce Ln	0.18mi	2/1.0	850 (-12%)	13mo	$149,900	$176	62
25561 Spruce Ln	0.35mi	3/2.0 (+1)	1,056 (+10%)	20mo	$160,000	$152	41
11441 Timber Rd	0.61mi	2/1.0	1,092 (+14%)	15mo	$165,000	$151	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-19,325
• Equity at exit: $20,874

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-11,736
• Equity at exit: $12,105

Cash invested: $39,200 (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 77328

• Home prices YoY: -7.7%
• Active inventory: 336
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,797 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$8
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $48

Break-even live

Break-even rent $1,735

Max offer price $140,000

Occupancy floor 92%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25507 Greenwood Canyon Dr Cleveland, TX	3.0–5.0	2.0–3.5	1950	$1,875	$0.96	1d	1	0.48mi
10387 Red Cardinal Dr Cleveland, TX	3.0	2.0	1076	$1,830	$1.70	43d	1	0.88mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 15 events

1. 2026-06-17
   days on marketlisting id $140,000 Active 1 DOM
2. 2026-06-17
   days on market $140,000 Active 35 DOM
3. 2026-06-16
   days on market $140,000 Active 34 DOM
4. 2026-06-15
   days on market $140,000 Active 33 DOM
5. 2026-06-13
   days on market $140,000 Active 31 DOM
6. 2026-06-13
   days on market $140,000 Active 30 DOM
7. 2026-06-09
   days on market $140,000 Active 27 DOM
8. 2026-06-08
   days on market $140,000 Active 26 DOM
9. 2026-06-07
   days on market $140,000 Active 25 DOM
10. 2026-06-04
    days on market $140,000 Active 22 DOM
11. 2026-06-03
    days on market $140,000 Active 21 DOM
12. 2026-06-02
    days on market $140,000 Active 20 DOM
13. 2026-06-01
    days on market $140,000 Active 19 DOM
14. 2026-05-31
    days on market $140,000 Active 18 DOM
15. 2026-05-14
    listed $140,000 Active 990-char remark

    Show marketing remark (990 chars)

    This property presents a unique opportunity for investors, builders, or buyers looking for their next renovation project. Located in a quiet and peaceful neighborhood of Northwoods subdivision, this1980 built property sits on 0.3943 acre +/- lot with plenty of potential to transform into something special. The property consists of 2 lots, dwelling sits on lot 105 of Northwoods 01at0.198 acres. lot104 of Northwoods 01is0.1963 acres . Will not separate the property is fenced. the home is older and in need of repair and updates, making it ideal for a fixer upper, flip opportunity or rebuild site as the property and dwelling are being sold AS-IS. seller will make no improvements or repairs. With a desirable setting of rural living while being close to several amenities with ample lot space , this property is full of possibilities for the right buyer. home is for sale by owner and all offers will be considered toughly without bias. feel free to email at. .. [email protected]

ⓘ 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: $1,726 · $144/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$836/yr (+$70/mo · 48.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 72% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,560
• − Mortgage interest: −$7,842
• − Property taxes: −$1,726
• − Insurance: −$5,818
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − HOA: −$96
• − Depreciation: −$4,073
• Taxable loss: −$1,445
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $928/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: Splendora ISD
• NCES district ID: 4841070
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $54,166
• Composite: 24.92/100
• National rank: #7572
• State rank: #648 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

• County: San Jacinto County · 17,208 people
• City population: 17,208
• 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 (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

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 · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

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

+0.0% since first listed

2 events — show timeline

• 2026-06-17 Listed $140,000 HARMLS
• 2026-05-14 Listed $140,000 FSBO.com

Property tax history

+3.5%/yr

Latest (2025): $1,726 · -0.4% YoY. Source: county tax records.