114 Sean Ct · Hardin, TX 77327

$69,250

1 bd · 1.0 ba · 393 sqft · SingleFamily public records · 258 Days on market

Built 2018 10,419 sqft lot $176/sqft · 19% below area Est $128k · 46% under $133/mo HOA · 13% of rent ↓ 31% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +3.5/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to nature in this charming 1-bedroom home in Cypress Lakes, Cleveland, TX! Wake up to river views and enjoy the peaceful surroundings of towering trees and local wildlife. Perfect for a weekend retreat or full-time living, this home offers a serene escape from the city. Relax, unwind, and soak in the beauty of the Trinity River. Don’t miss out on this little slice of paradise!

Key facts

• Trinity river
• River views
• Towering trees

Tags

• RIVER VIEWS
• TOWERING TREES
• LOCAL WILDLIFE
• TRINITY RIVER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $32k (53.2% below list).
• Meets the 1% rule at list price ($988 rent vs $69k).
• Recommended offer: $32k (53.2% below list) — sets the bar for cash-flow.
• Cap rate 10.1% vs local median 3.1% in Hardin — 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 59/100 on livability (#1,134 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, 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); 1577 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 $478 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.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($61k) 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $32,405 (53.2% 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 258 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F 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?
9. 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.
10. 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.
11. 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: 1.43% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.49%
• DSCR: 1.60
• GRM: 5.8

CMA / ARV

• ARV (median comp): $128,211
• List price: $69,250
• Delta: -45.99%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -36.5%
• Equity multiple: -0.20×
• Total profit: $-23,173
• Equity at exit: $10,325

10-year hold

• IRR: -33.5%
• Equity multiple: -0.64×
• Total profit: $-31,745
• Equity at exit: $5,987

Cash invested: $19,390 (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: 1577
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$363
• Tax from tax record: −$37 /mo · $450/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$133
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-209

Break-even live

Break-even rent $1,252

Max offer price $32,405

Occupancy floor —

Sensitivity live

Price	-10% $-169	-5% $-189	+0% $-209	+5% $-228	+10% $-248
Rent	-10% $-287	-5% $-248	+0% $-209	+5% $-170	+10% $-131
Rate	-1.0pp $-174	-0.5pp $-191	base $-209	+0.5pp $-227	+1.0pp $-245

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: $17,312
• Closing costs: $2,078
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $133 · $1,596/yr

Listing history 25 events

1. 2026-06-21
   days on market $69,250 Active 258 DOM
2. 2026-06-18
   days on market $69,250 Active 255 DOM
3. 2026-06-17
   days on market $69,250 Active 254 DOM
4. 2026-06-16
   days on market $69,250 Active 253 DOM
5. 2026-06-15
   days on market $69,250 Active 252 DOM
6. 2026-06-13
   days on market $69,250 Active 250 DOM
7. 2026-06-09
   days on market $69,250 Active 246 DOM
8. 2026-06-08
   days on market $69,250 Active 245 DOM
9. 2026-06-07
   days on market $69,250 Active 244 DOM
10. 2026-06-04
    days on market $69,250 Active 241 DOM
11. 2026-06-03
    days on market $69,250 Active 240 DOM
12. 2026-06-02
    days on market $69,250 Active 239 DOM
13. 2026-06-01
    days on market $69,250 Active 238 DOM
14. 2026-05-31
    days on market $69,250 Active 237 DOM
15. 2026-04-23
    price $69,250 392-char remark

    Show marketing remark (392 chars)

    Escape to nature in this charming 1-bedroom home in Cypress Lakes, Cleveland, TX! Wake up to river views and enjoy the peaceful surroundings of towering trees and local wildlife. Perfect for a weekend retreat or full-time living, this home offers a serene escape from the city. Relax, unwind, and soak in the beauty of the Trinity River. Don’t miss out on this little slice of paradise!

16. 2026-03-28
    price $69,500 392-char remark

    Show marketing remark (392 chars)

    Escape to nature in this charming 1-bedroom home in Cypress Lakes, Cleveland, TX! Wake up to river views and enjoy the peaceful surroundings of towering trees and local wildlife. Perfect for a weekend retreat or full-time living, this home offers a serene escape from the city. Relax, unwind, and soak in the beauty of the Trinity River. Don’t miss out on this little slice of paradise!

17. 2025-10-06
    listed $69,990 Active 392-char remark

    Show marketing remark (392 chars)

    Escape to nature in this charming 1-bedroom home in Cypress Lakes, Cleveland, TX! Wake up to river views and enjoy the peaceful surroundings of towering trees and local wildlife. Perfect for a weekend retreat or full-time living, this home offers a serene escape from the city. Relax, unwind, and soak in the beauty of the Trinity River. Don’t miss out on this little slice of paradise!

18. 2025-09-12
    historical
19. 2025-06-06
    price $70,000
20. 2025-05-20
    price $84,900
21. 2025-05-06
    price $89,900
22. 2025-04-10
    price $94,990
23. 2025-03-07
    listed $99,990 Active
24. 2008-05-05
    soldstatus
25. 2003-05-05
    soldstatus

ⓘ 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: $450 · $37/mo
• Projected year-2 tax: $1,267 · $106/mo
• Expected delta: +$818/yr (+$68/mo · 181.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AE · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,855
• − Mortgage interest: −$3,879
• − Property taxes: −$450
• − Insurance: −$5,465
• − Repairs & maintenance: −$948
• − Management: −$948
• − HOA: −$1,596
• − Depreciation: −$2,015
• Taxable loss: −$3,446
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $-1,676/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 — Hardin

• Score: 59/100
• State rank: #1134
• US rank: #20029

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-30.7% since first listed

11 events — show timeline

• 2026-04-23 Price Changed $69,250 HARMLS
• 2026-03-28 Price Changed $69,500 HARMLS
• 2025-10-06 Listed $69,990 HARMLS
• 2025-09-12 Listing Removed — HARMLS
• 2025-06-06 Price Changed $70,000 HARMLS
• 2025-05-20 Price Changed $84,900 HARMLS
• 2025-05-06 Price Changed $89,900 HARMLS
• 2025-04-10 Price Changed $94,990 HARMLS
• 2025-03-07 Listed $99,990 HARMLS
• 2008-05-05 Sold (Public Records) — Public Records
• 2003-05-05 Sold (Public Records) — Public Records

Property tax history

-3.0%/yr

Latest (2025): $450 · -65.4% YoY. Source: county tax records.