720 Brown Rd · North Cleveland, TX 77328

$215,000

3 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 199 Days on market

Built 1995 4.00 ac lot $125/sqft · 24% below area Est $284k · 24% under ↓ 2% since listing

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Why this score? — see what drove the D- 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 +9.5/30.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*****RECENTLY ADDED INSULATION***** Investor special!! Income producing property. Current tenant in place. Great potential for this home and 4 acre lot. Keep current Tenant while you decide your next steps. Tremendous growth and opportunity in the area. Property is about an hour north of Houston. Country living at it's finest. Tons of options for this piece of property.

Key facts

• 4 acre lot
• 4 acre lot
• Built 1995

Tags

• 4 ACRE LOT
• INCOME PRODUCING PROPERTY

🏷️ Possibly a rental listed for sale. The $215,000 price doesn't fit this home's estimated sale value (~$284,233) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (18.0% below list).
• Recommended offer: $176k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 45/100 on livability (#1,564 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, 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.
• Market conditions: 339 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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.
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,265 (18.0% 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 199 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (median comp): $284,233
• List price: $215,000
• Delta: -24.36%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17620 Fm 1725 Rd	0.61mi	3/2.0	1,920 (+12%)	12mo	$225,000	$117	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.26×
• Total profit: $-44,317
• Equity at exit: $32,057

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-50,625
• Equity at exit: $18,589

Cash invested: $60,200 (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 77328

• Home prices YoY: -7.7%
• Active inventory: 339
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$325 /mo · $3,902/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-150

Break-even live

Break-even rent $1,952

Max offer price $188,541

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-89	+0% $-150	+5% $-211	+10% $-271
Rent	-10% $-289	-5% $-219	+0% $-150	+5% $-80	+10% $-11
Rate	-1.0pp $-42	-0.5pp $-95	base $-150	+0.5pp $-205	+1.0pp $-262

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-31
   days on market $215,000 Active 199 DOM
2. 2026-01-09
   price $215,000 373-char remark

   Show marketing remark (373 chars)

   *****RECENTLY ADDED INSULATION***** Investor special!! Income producing property. Current tenant in place. Great potential for this home and 4 acre lot. Keep current Tenant while you decide your next steps. Tremendous growth and opportunity in the area. Property is about an hour north of Houston. Country living at it's finest. Tons of options for this piece of property.

3. 2025-11-13
   listed $220,000 Active 373-char remark

   Show marketing remark (373 chars)

   *****RECENTLY ADDED INSULATION***** Investor special!! Income producing property. Current tenant in place. Great potential for this home and 4 acre lot. Keep current Tenant while you decide your next steps. Tremendous growth and opportunity in the area. Property is about an hour north of Houston. Country living at it's finest. Tons of options for this piece of property.

ⓘ 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: $3,902 · $325/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$32/yr (+$3/mo · 0.8%)

ⓘ 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 5/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,152
• − Mortgage interest: −$12,043
• − Property taxes: −$3,902
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$6,255
• Taxable loss: −$5,508
• Est. tax savings @ 24.0%: +$1,322
• After-tax cash flow: $-475/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 — North Cleveland

• Score: 45/100
• State rank: #1564
• US rank: #26676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Jacinto County · 17,208 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 17,208
• Household income: $62,428
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 58.0

Population outlook (San Jacinto County) Hauer SSP2

• Today (2025): 29,069 people
• By 2030: 29,750 · +2.3%
• By 2040: 30,714 · +5.7%
• By 2050: 31,010 · +6.7%
• By 2075: 31,616 · +8.8%
• By 2100: 29,874 · +2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 33% Two or more races 14% Black 2%
• Hispanic origin (detail): Mexican 27% Cuban 1%
• Common ancestry: Lithuanian 4% Italian 3% Serbian 3%
• Foreign-born: 18% · Canada, China
• Languages at home: 67% English-only · Spanish 31% Chinese 1%

Political lean MEDSL · San Jacinto

• 2024 margin: Solid R (+65.3) · D 17.0% · R 82.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -38.3pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+61.9 2016: R+58.4 2012: R+48.9 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.82%
• Current HPI: 273.6604
• Rent YoY: —
• 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

-2.3% since first listed

2 events — show timeline

• 2026-01-09 Price Changed $215,000 HARMLS
• 2025-11-13 Listed $220,000 HARMLS

Property tax history

+14.1%/yr

Latest (2025): $3,902 · +7.3% YoY. Source: county tax records.