1303 N Mason Ave · Cleveland, TX 77327

$119,999

2 bd · 1.0 ba · 999 sqft · SingleFamily public records · 291 Days on market

Built 1977 9,374 sqft lot $120/sqft · 38% above area Est $87k · 38% over ↓ 4% since listing

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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 +25.0/30.0
• DSCR +8.1/10.0
• 1% rule +6.3/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home with 2 bedrooms, 1 bath and detached carport sitting on a large lot available in the Cleveland area. More details coming soon!

Key facts

• 9,374 sq ft lot
• Built 1977
• Listed 290 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.6% 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: schools F, crime D-, amenities 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); 1578 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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. 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: 1.13% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (median comp): $86,861
• List price: $119,999
• Delta: 38.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1622 N Travis Ave N	0.36mi	2/1.0	1,026 (+3%)	8mo	$145,000	$141	72
1107 N Blair St	0.12mi	3/1.0 (+1)	1,092 (+9%)	10mo	$53,000	$49	66
104 Michael St	0.37mi	2/2.0	952 (-5%)	19mo	$85,000	$89	55
503 Mildred St	0.73mi	2/1.0	1,040 (+4%)	10mo	$179,999	$173	51
101-A Elm St	0.50mi	3/2.0 (+1)	1,100 (+10%)	5mo	$69,999	$64	46

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,466
• Equity at exit: $17,892

10-year hold

• IRR: 9.6%
• Equity multiple: 1.77×
• Total profit: $25,886
• Equity at exit: $10,375

Cash invested: $33,600 (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: 1578
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$629
• Tax from tax record: −$130 /mo · $1,554/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $261

Break-even live

Break-even rent $1,024

Max offer price $119,999

Occupancy floor 76%

Sensitivity live

Price	-10% $329	-5% $295	+0% $261	+5% $227	+10% $193
Rent	-10% $154	-5% $207	+0% $261	+5% $314	+10% $368
Rate	-1.0pp $321	-0.5pp $291	base $261	+0.5pp $229	+1.0pp $198

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 Nevell St Cleveland, TX	1.0–3.0	1.0–2.0	827	$1,246	$1.51	0d	5	0.72mi
307 Sleepy Hollow Dr Cleveland, TX	1.0–2.0	1.0–2.0	738	$1,440	$1.95	0d	4	1.09mi
511 S Roosevelt Ave Cleveland, TX	3.0	1.0	960	$1,600	$1.67	45d	1	1.28mi
700 Lyle West Ave Cleveland, TX	3.0	2.0	1080	$1,195	$1.11	0d	1	1.35mi
808 Denison Ave Unit 5 Cleveland, TX	1.0	1.0	640	$800	$1.25	8d	1	1.37mi
808 Denison Ave Unit 5 Cleveland, TX	1.0	1.0	640	$850	$1.33	14d	1	1.37mi

Listing history 16 events

1. 2026-06-21
   days on market $119,999 Active 291 DOM
2. 2026-06-18
   days on market $119,999 Active 288 DOM
3. 2026-06-17
   days on market $119,999 Active 287 DOM
4. 2026-06-16
   days on market $119,999 Active 286 DOM
5. 2026-06-15
   days on market $119,999 Active 285 DOM
6. 2026-06-13
   days on market $119,999 Active 283 DOM
7. 2026-06-09
   days on market $119,999 Active 279 DOM
8. 2026-06-08
   days on market $119,999 Active 278 DOM
9. 2026-06-07
   days on market $119,999 Active 277 DOM
10. 2026-06-04
    days on market $119,999 Active 274 DOM
11. 2026-06-03
    days on market $119,999 Active 273 DOM
12. 2026-06-02
    days on market $119,999 Active 272 DOM
13. 2026-06-01
    days on market $119,999 Active 271 DOM
14. 2026-05-31
    days on market $119,999 Active 270 DOM
15. 2026-02-19
    price $119,999 136-char remark

    Show marketing remark (136 chars)

    Nice home with 2 bedrooms, 1 bath and detached carport sitting on a large lot available in the Cleveland area. More details coming soon!

16. 2025-09-03
    listed $124,999 Active 136-char remark

    Show marketing remark (136 chars)

    Nice home with 2 bedrooms, 1 bath and detached carport sitting on a large lot available in the Cleveland area. More details coming soon!

ⓘ 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: $1,554 · $130/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$642/yr (+$53/mo · 41.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $16,244
• − Mortgage interest: −$6,722
• − Property taxes: −$1,554
• − Insurance: −$600
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$3,491
• Taxable income: $1,278
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $2,820/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: 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 — 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

• Census place: Cleveland, TX
• 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

-4.0% since first listed

2 events — show timeline

• 2026-02-19 Price Changed $119,999 HARMLS
• 2025-09-03 Listed $124,999 HARMLS

Property tax history

+2.6%/yr

Latest (2025): $1,554 · -17.4% YoY. Source: county tax records.