6197 County Road 2252 · Cleveland, TX 77327

$79,900

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 22 Days on market

Built 1970 0.72 ac lot ↓ 46% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bedroom, 2 bath home situated on approximately 0.725 acres in the Tarkington area. This property offers a spacious yard with plenty of room to enjoy outdoor living. Features include a welcoming front porch, a side deck perfect for relaxing or entertaining, and a peaceful country setting while still providing convenient access to nearby amenities

Key facts

• Spacious yard
• Side deck
• 0.72 acre lot

Tags

• SPACIOUS YARD
• WELCOMING FRONT PORCH
• SIDE DECK
• PEACEFUL COUNTRY SETTING

Property features AI

Exterior

• Utilities: Well water; Septic tank
• Home design: Residential property; Built in 1970
• Construction: Wood siding exterior; Block foundation; Composition roof
• Exterior features: Cleared lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Three bedrooms (all on the first level)
• Flooring: Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.4% 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.
• 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.
• Zoned schools: Tarkington Early Childhood School (math 32% / reading 42%, grade F, #1,769 of 4,322 statewide, top 44%, 193 students, 66% FRL); Tarkington Middle (math 45% / reading 32%, grade F, #704 of 1,662 statewide, top 43%, 414 students, 58% FRL); Tarkington H S (math 32% / reading 47%, grade F, #821 of 1,632 statewide, top 53%, 513 students, 48% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 1578 active listings in the ZIP; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $552 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.03% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.79%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $413,712
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5735 County Road 2252	0.43mi	3/2.0	1,300 (+6%)	2mo	$439,000	$338	68

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: 33.2%
• Equity multiple: 2.42×
• Total profit: $31,764
• Equity at exit: $11,913

10-year hold

• IRR: 40.7%
• Equity multiple: 5.03×
• Total profit: $90,160
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $675

Break-even live

Break-even rent $764

Max offer price $79,900

Occupancy floor 53%

Sensitivity live

Price	-10% $721	-5% $698	+0% $675	+5% $653	+10% $630
Rent	-10% $547	-5% $611	+0% $675	+5% $739	+10% $803
Rate	-1.0pp $716	-0.5pp $696	base $675	+0.5pp $655	+1.0pp $634

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   pricedays on market $79,900 Active 22 DOM
2. 2026-06-18
   days on market $99,900 Active 19 DOM
3. 2026-06-17
   days on market $99,900 Active 18 DOM
4. 2026-06-16
   days on market $99,900 Active 17 DOM
5. 2026-06-15
   days on market $99,900 Active 16 DOM
6. 2026-06-13
   days on market $99,900 Active 14 DOM
7. 2026-06-09
   days on market $99,900 Active 10 DOM
8. 2026-06-08
   days on market $99,900 Active 9 DOM
9. 2026-06-07
   days on market $99,900 Active 8 DOM
10. 2026-06-04
    days on market $99,900 Active 5 DOM
11. 2026-06-03
    days on market $99,900 Active 4 DOM
12. 2026-06-02
    days on market $99,900 Active 3 DOM
13. 2026-06-01
    days on market $99,900 Active 2 DOM
14. 2026-05-31
    remarks 358-char remark
15. 2026-05-31
    listed $99,900 Active 1 DOM

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$440/yr (+$37/mo · 43.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 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: $19,431
• − Mortgage interest: −$4,476
• − Property taxes: −$1,022
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$2,324
• Taxable income: $7,303
• Est. tax owed @ 24.0%: −$1,753
• After-tax cash flow: $6,351/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

-46.0% since first listed

29 events — show timeline

• 2026-05-30 Listed $99,900 HARMLS
• 2025-06-13 Listing Removed — HARMLS
• 2025-01-22 Listed $152,100 HARMLS
• 2024-08-31 Listing Removed — HARMLS
• 2024-07-04 Price Changed $215,000 HARMLS
• 2024-06-23 Price Changed $225,000 HARMLS
• 2024-06-05 Price Changed $230,000 HARMLS
• 2024-05-26 Listed $235,000 HARMLS
• 2023-07-10 Listing Removed — HARMLS
• 2023-06-19 Relisted — HARMLS
• 2023-06-17 Listing Removed — HARMLS
• 2023-03-19 Listed $260,000 HARMLS
• 2022-08-01 Sold (Public Records) — Public Records
• 2022-07-29 Sold (MLS) — HARMLS
• 2022-06-16 Pending — HARMLS
• 2022-06-09 Pending — HARMLS
• 2022-06-02 Listed $199,500 HARMLS
• 2020-08-31 Sold (Public Records) — Public Records
• 2020-08-24 Sold (MLS) — HARMLS
• 2020-07-25 Pending — HARMLS
• 2020-07-14 Pending — HARMLS
• 2020-06-30 Price Changed $169,500 HARMLS
• 2020-06-25 Price Changed $175,900 HARMLS
• 2020-05-23 Price Changed $179,900 HARMLS
• 2020-05-05 Price Changed $184,000 HARMLS
• 2020-04-20 Relisted — HARMLS
• 2020-04-18 Pending — HARMLS
• 2020-04-05 Pending — HARMLS
• 2020-03-24 Listed $185,000 HARMLS

Property tax history

+1.2%/yr

Latest (2025): $1,022 · -64.4% YoY. Source: county tax records.