772 County Road 2191 · Cleveland, TX 77327

$210,000

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 201 Days on market

Built 2008 1.10 ac lot $262/sqft · 46% above area Est $280k · 25% under ↓ 9% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• Rent growth +3.5/5.0
• Schools +3.5/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

Key facts

• Privacy
• Open floor plan
• Double wide

Tags

• DOUBLE WIDE
• PRIVACY
• PEACEFUL COUNTRY SETTING
• OPEN FLOOR PLAN
• SPACIOUS LIVING ROOM
• PLENTY OF CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (30.4% below list).
• Recommended offer: $146k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.7% in Cleveland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools F, crime D-, amenities F.
• Tarkington ISD (rural): math 43% / reading 38% proficiency, ranked #373 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.0%/yr); 1574 active listings in the ZIP; 1,321 units permitted in Liberty 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 $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.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $146,154 (30.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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?
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 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: 0.70% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 12.0

CMA / ARV

• ARV (median comp): $280,201
• List price: $210,000
• Delta: -25.05%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-38,913
• Equity at exit: $31,312

10-year hold

• IRR: -9.7%
• Equity multiple: 0.39×
• Total profit: $-36,143
• Equity at exit: $18,157

Cash invested: $58,800 (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 77327

• Home prices YoY: -5.2%
• Rents YoY: 4.0%
• Active inventory: 1574
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-98

Break-even live

Break-even rent $1,586

Max offer price $192,612

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-12
   status Pending 552-char remark

   Show marketing remark (552 chars)

   This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

2. 2026-05-09
   status Pending 552-char remark

   Show marketing remark (552 chars)

   This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

3. 2026-04-08
   price $210,000 552-char remark

   Show marketing remark (552 chars)

   This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

4. 2026-03-12
   price $214,400 552-char remark

   Show marketing remark (552 chars)

   This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

5. 2026-02-24
   price $214,500 552-char remark

   Show marketing remark (552 chars)

   This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

6. 2026-02-04
   price $214,997 552-char remark

   Show marketing remark (552 chars)

   This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

7. 2026-01-15
   price $214,998 552-char remark

   Show marketing remark (552 chars)

   This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

8. 2026-01-06
   price $214,999 552-char remark

   Show marketing remark (552 chars)

   This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

9. 2025-12-11
   price $215,000 552-char remark

   Show marketing remark (552 chars)

   This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

10. 2025-12-06
    price $221,000 552-char remark

    Show marketing remark (552 chars)

    This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

11. 2025-11-28
    price $222,000 552-char remark

    Show marketing remark (552 chars)

    This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

12. 2025-11-20
    price $224,998 552-char remark

    Show marketing remark (552 chars)

    This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

13. 2025-11-13
    price $224,999 552-char remark

    Show marketing remark (552 chars)

    This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

14. 2025-11-04
    price $225,000 552-char remark

    Show marketing remark (552 chars)

    This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

15. 2025-10-26
    price $229,999 552-char remark

    Show marketing remark (552 chars)

    This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

16. 2025-10-22
    listed $230,000 Active 552-char remark

    Show marketing remark (552 chars)

    This charming 3 bed, 2 bath double wide home sits on just over 1 acre in Tarkington ISD with No Flood Plain! Enjoy privacy in a peaceful country setting in North Cleveland. The open floor plan offers a spacious living room, ample cabinets, and family dining space. Situated on a cul-de-sac, the large cleared lot ensures no through traffic. With no HOA or restrictions, this property boasts a water well and aerobic septic system. Relax on the huge covered deck in the fenced front yard. Don't miss the chance to make this beautiful property your home!

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$3,072/yr (+$256/mo · 398.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,538
• − Mortgage interest: −$11,763
• − Property taxes: −$771
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$6,109
• Taxable loss: −$4,961
• Est. tax savings @ 24.0%: +$1,191
• After-tax cash flow: $10/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: Tarkington ISD
• NCES district ID: 4842210
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $50,895
• Composite: 35.02/100
• National rank: #5044
• State rank: #373 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: Liberty County · 82,189 people
• City population: 17,208
• 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

-8.7% since first listed

16 events — show timeline

• 2026-05-12 Pending — HARMLS
• 2026-05-09 Pending — HARMLS
• 2026-04-08 Price Changed $210,000 HARMLS
• 2026-03-12 Price Changed $214,400 HARMLS
• 2026-02-24 Price Changed $214,500 HARMLS
• 2026-02-04 Price Changed $214,997 HARMLS
• 2026-01-15 Price Changed $214,998 HARMLS
• 2026-01-06 Price Changed $214,999 HARMLS
• 2025-12-11 Price Changed $215,000 HARMLS
• 2025-12-06 Price Changed $221,000 HARMLS
• 2025-11-28 Price Changed $222,000 HARMLS
• 2025-11-20 Price Changed $224,998 HARMLS
• 2025-11-13 Price Changed $224,999 HARMLS
• 2025-11-04 Price Changed $225,000 HARMLS
• 2025-10-26 Price Changed $229,999 HARMLS
• 2025-10-22 Listed $230,000 HARMLS

Property tax history

+4.9%/yr

Latest (2025): $771 · -64.5% YoY. Source: county tax records.