1101 N Blair Ave · Cleveland, TX 77327

$58,000

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 25 Days on market

Built 1949 0.29 ac lot $69/sqft · 48% below area Est $111k · 48% under ↓ 28% since listing

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

Listing remarks

Opportunity awaits with this investor special. Situated on a 0.29-acre corner lot, this estate property offers great potential for a full renovation, investment project, or possible house move. The existing pier and beam home was built in 1949 and features 2 bedrooms and 1 bathroom. With ample lot space and a desirable corner location, the possibilities are endless. Whether you are looking to restore the home, relocate it, or utilize the lot for future plans, this property presents a unique opportunity at an affordable price. Being sold as-is.

Key facts

• 0.29-acre corner lot
• Full renovation
• Unique opportunity

Tags

• 0.29-ACRE CORNER LOT
• FULL RENOVATION
• EXISTING PIER AND BEAM HOME
• DESIRABLE CORNER LOCATION
• UNIQUE OPPORTUNITY

Property features AI

Finance

• Other: Lot size approximately 0.287 acres (12,502 sq ft)
• Financial info: Lease not considered
• HOA & community: No HOA information provided

Exterior

• Parking: Has garage; 1 garage space; No additional parking features
• Security: No security features specified
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1949; Pillar/post/pier foundation
• Construction: Unknown construction materials; Composition roof
• Exterior features: Corner lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Includes bedrooms (number not specified separately)
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: 5 total rooms
• Laundry & utility: No laundry or utility appliances specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.9% 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.
• 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.
• Zoned schools: Northside El (math 33% / reading 31%, grade F, #2,268 of 4,322 statewide, top 55%, 1,235 students, 90% FRL); Cleveland Middle (math 22% / reading 25%, grade F, #1,317 of 1,662 statewide, top 80%, 1,696 students, 98% FRL); Cleveland H S (math 30% / reading 32%, grade F, #1,077 of 1,632 statewide, top 66%, 3,310 students, 92% FRL) — zoned schools average 93% FRL vs 71% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 1574 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $401 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 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: property tax is 3.2% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,130 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.28% ✓
• Cap rate: 17.92%
• Cash-on-cash: 41.52%
• DSCR: 2.85
• GRM: 3.6

CMA / ARV

• ARV (median comp): $111,307
• List price: $58,000
• Delta: -47.89%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Michael St	0.47mi	2/2.0	952 (+13%)	19mo	$85,000	$89	37

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: 39.4%
• Equity multiple: 2.71×
• Total profit: $27,808
• Equity at exit: $8,648

10-year hold

• IRR: 46.3%
• Equity multiple: 5.69×
• Total profit: $76,228
• Equity at exit: $5,015

Cash invested: $16,240 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$304
• Tax from tax record: −$157 /mo · $1,879/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $562

Break-even live

Break-even rent $614

Max offer price $58,000

Occupancy floor 53%

Sensitivity live

Price	-10% $595	-5% $578	+0% $562	+5% $545	+10% $529
Rent	-10% $457	-5% $510	+0% $562	+5% $614	+10% $667
Rate	-1.0pp $591	-0.5pp $577	base $562	+0.5pp $547	+1.0pp $532

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: $14,500
• Closing costs: $1,740
• 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	$1,153	$1.39	2d	4	0.77mi
307 Sleepy Hollow Dr Cleveland, TX	1.0–2.0	1.0–2.0	738	$1,440	$1.95	2d	4	1.09mi
511 S Roosevelt Ave Cleveland, TX	3.0	1.0	960	$1,600	$1.67	44d	1	1.21mi
700 Lyle West Ave Cleveland, TX	3.0	2.0	1080	$1,195	$1.11	2d	1	1.32mi
808 Denison Ave Unit 5 Cleveland, TX	1.0	1.0	640	$850	$1.33	13d	1	1.32mi
808 Denison Ave Unit 5 Cleveland, TX	1.0	1.0	640	$800	$1.25	8d	1	1.32mi

Listing history 10 events

1. 2026-06-07
   status $58,000 Pending 25 DOM
2. 2026-06-04
   days on market $58,000 Active 25 DOM
3. 2026-06-03
   days on market $58,000 Active 24 DOM
4. 2026-06-02
   days on market $58,000 Active 23 DOM
5. 2026-06-01
   days on market $58,000 Active 22 DOM
6. 2026-05-31
   days on market $58,000 Active 21 DOM
7. 2026-05-10
   listed $58,000 Active 552-char remark
8. 2026-05-04
   historical
9. 2025-08-15
   price $70,000
10. 2025-07-08
    listed $80,000 Active

ⓘ 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: $1,879 · $157/mo
• Projected year-2 tax: $1,879 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 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: $15,901
• − Mortgage interest: −$3,249
• − Property taxes: −$1,879
• − Insurance: −$290
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$1,687
• Taxable income: $6,252
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $5,243/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
• 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

-27.5% since first listed

5 events — show timeline

• 2026-06-04 Pending — HARMLS
• 2026-05-10 Listed $58,000 HARMLS
• 2026-05-04 Listing Removed — HARMLS
• 2025-08-15 Price Changed $70,000 HARMLS
• 2025-07-08 Listed $80,000 HARMLS

Property tax history

+8.3%/yr

Latest (2025): $1,879 · -6.6% YoY. Source: county tax records.