16237 Bergara Bend Dr · Cleveland, TX 77327

$192,990

3 bd · 2.0 ba · 1,311 sqft · SingleFamily · 25 Days on market

Built 2026 Excellent condition $147/sqft · 21% below area Est $244k · 21% under $192/mo HOA · 10% of rent ↓ 17% 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• 1% rule +4.9/10.0
• Condition / age +4.8/5.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW! Lennar Cottage Collection in Timbers Edge! The Oakridge plan with Elevation "J3" reveals a spacious single story showcasing an open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

Key facts

• 2 garage spots
• Built 2026
• Listed 25 days

Property features AI

Finance

• HOA & community: Timbers Edge Community Association; Annual association fee of $2,300

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (entry level on first floor); Slab foundation
• Construction: Built in 2026; Brick and cement siding exterior; New construction
• Exterior features: Subdivision lot setting; Composition roof

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor (14 x 13); Two additional first-floor bedrooms (each 11 x 10) — total 3 bedrooms possible
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: 6 total rooms; Under construction (new construction by Lennar)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $193k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-21 ($-251/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (1.3% below list).
• Recommended offer: $190k (1.6% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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: schools F, crime D-, amenities 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.
• Market conditions: Rents rising fast (+4.0%/yr); 1574 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 37% 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 25 days — a 2% lower offer ($190k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,964 (1.6% 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. 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: 0.99% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 8.4

CMA / ARV

• ARV (median comp): $243,521
• List price: $192,990
• Delta: -20.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16246 Bergara Bend Dr	0.04mi	3/2.0	1,311 (0%)	0mo	$231,990	$177	98
16206 Bergara Bend Dr	0.04mi	3/2.0	1,311 (0%)	1mo	$231,990	$177	97
16218 Bergara Bend Dr	0.04mi	3/2.0	1,409 (+8%)	1mo	$235,990	$167	85
16226 Bergara Bend Dr	0.04mi	3/2.0	1,418 (+8%)	1mo	$243,990	$172	84
16229 Bergara Bend Dr	0.04mi	3/2.0	1,451 (+11%)	1mo	$235,990	$163	80
21344 Pine Mill Dr	0.41mi	3/2.0	1,412 (+8%)	3mo	$222,000	$157	65
20807 Olive Leaf St	0.39mi	3/2.0	1,444 (+10%)	4mo	$225,000	$156	62
15332 Timber Preserve Ln	0.27mi	3/2.0	1,448 (+10%)	11mo	$225,000	$155	61
21328 Pine Mill Dr	0.44mi	3/2.0	1,479 (+13%)	4mo	$195,960	$132	55
14996 Timber Pines Dr	0.62mi	3/2.0	1,415 (+8%)	13mo	$238,990	$169	47
15215 Mayflower St	0.65mi	3/2.0	1,415 (+8%)	12mo	$252,990	$179	46
20723 Southern Woods Dr	0.69mi	3/2.0	1,506 (+15%)	4mo	$215,000	$143	40

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-30,522
• Equity at exit: $28,775

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-19,591
• Equity at exit: $16,686

Cash invested: $54,037 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$1,012
• Tax est. 1.5%: −$241 /mo · $2,895/yr
• Insurance: −$80
• HOA: −$192
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-21

Break-even live

Break-even rent $1,931

Max offer price $189,964

Occupancy floor 96%

Sensitivity live

Price	-10% $112	-5% $46	+0% $-21	+5% $-88	+10% $-154
Rent	-10% $-171	-5% $-96	+0% $-21	+5% $54	+10% $130
Rate	-1.0pp $76	-0.5pp $28	base $-21	+0.5pp $-71	+1.0pp $-122

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: $48,248
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15019 Ashton Meadows Dr New Caney, TX	3.0	2.0	1501	$1,790	$1.19	25d	1	0.71mi
14255 Timber Fields Way New Caney, TX	3.0–4.0	2.0–2.5	1797	$1,622	$0.90	6d	57	1.19mi

HOA detail

• Monthly dues: $192 · $2,304/yr

Listing history 5 events

1. 2026-06-02
   days on market $192,990 Active 25 DOM
2. 2026-06-01
   days on market $192,990 Active 24 DOM
3. 2026-05-31
   days on market $192,990 Active 23 DOM
4. 2026-05-08
   price $196,240 520-char remark
5. 2026-05-08
   listed $232,990 Active 520-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,858
• − Mortgage interest: −$10,810
• − Property taxes: −$2,895
• − Insurance: −$965
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$2,304
• − Depreciation: −$5,614
• Taxable loss: −$3,388
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $562/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.

Condition & rehab AI · 27 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern and well-maintained interior and exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and smart home features.

Value-add opportunities

• Resale Painting the exterior brick facade — Enhances curb appeal and can increase the home's value.
• Resale Landscaping the front yard — Improves curb appeal and can increase the home's value.
• Both Installing smart home features — Enhances convenience and can increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and can increase the home's value.
• Rental Adding a smart thermostat — Improves energy efficiency and can attract renters looking for smart home features.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior brick facade — Enhances curb appeal and can increase the home's value. ↑
• Resale Landscaping the front yard — Improves curb appeal and can increase the home's value. ↑
• Both Installing smart home features — Enhances convenience and can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and can increase the home's value. ↑
• Rental Adding a smart thermostat — Improves energy efficiency and can attract renters looking for smart home features. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: 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 (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: 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 · 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: ▼ -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

-17.2% since first listed

4 events — show timeline

• 2026-06-02 Listing Removed — HARMLS
• 2026-05-28 Price Changed $192,990 HARMLS
• 2026-05-08 Price Changed $196,240 HARMLS
• 2026-05-08 Listed $232,990 HARMLS