1811 Myrtle St · Liberty, TX 77575

$162,500

2 bd · 2.0 ba · 1,187 sqft · SingleFamily public records · 87 Days on market

Built 1972 7,801 sqft lot $137/sqft · at area comps Est $162k · at est.

---

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).

• Cash flow +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and comfortable, this well-loved home offers the perfect blend of coziness and space—ideal for first-time buyers or those looking to downsize without compromise. A welcoming colonial-style front porch sets the tone for relaxing evenings with your favorite beverage. Inside, the kitchen features glass-door cabinets to display your favorite pieces and a built-in desk for easy meal planning or organization. The oversized bathroom includes a large vanity with knee space, plus both a soaking tub and separate shower. Step outside to a spacious backyard with a covered patio and lush landscaping that bursts into color each spring. A convenient storage shed makes keeping things tidy a breeze. Thoughtfully maintained by its long-time owner, this charming home offers warmth, character, and everyday functionality in one inviting package. Complete termite treatment and NEW ROOF November 2025

Key facts

• Soaking tub
• Large vanity
• Built-in desk

Tags

• COLONIAL-STYLE FRONT PORCH
• GLASS-DOOR CABINETS
• BUILT-IN DESK
• OVERSIZED BATHROOM
• LARGE VANITY
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $2 ($18/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (5.7% below list).
• Recommended offer: $153k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.6% in Liberty — 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 68/100 on livability (#489 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, schools F, amenities F.
• Liberty ISD (town): math 34% / reading 41% proficiency, ranked #464 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 222 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 87 days — a 6% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.94% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 8.8

CMA / ARV

• ARV (median comp): $162,359
• List price: $162,500
• Delta: 0.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 N Travis St	0.05mi	3/2.0 (+1)	1,336 (+13%)	13mo	$215,000	$161	61
1616 N Travis St	0.55mi	3/1.0 (+1)	1,146 (-4%)	1mo	$168,000	$147	58
2418 Cos St	0.49mi	3/1.0 (+1)	1,159 (-2%)	10mo	$55,000	$47	56
2634 Newman St	0.63mi	2/2.0	1,088 (-8%)	2mo	$184,500	$170	55
505 Kentucky St	0.51mi	3/2.0 (+1)	1,088 (-8%)	7mo	$175,000	$161	52
1016 Lynnwood Ave	0.61mi	3/1.0 (+1)	1,265 (+7%)	6mo	$170,000	$134	46
2312 Edgewood St	0.56mi	2/2.0	1,014 (-15%)	4mo	$110,000	$108	46
2422 Centennial St	0.53mi	3/2.0 (+1)	1,351 (+14%)	7mo	$185,000	$137	42
2404 Edgewood St	0.59mi	3/1.0 (+1)	1,090 (-8%)	13mo	$139,999	$128	39
2620 Cornell St	0.66mi	2/1.0	1,016 (-14%)	8mo	$119,900	$118	34
829 Canfield St	0.65mi	3/2.0 (+1)	1,320 (+11%)	15mo	$79,400	$60	34
2535 Edgewood St	0.71mi	3/1.0 (+1)	1,331 (+12%)	5mo	$189,000	$142	33

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-26,160
• Equity at exit: $24,229

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-22,346
• Equity at exit: $14,050

Cash invested: $45,500 (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 77575

• Home prices YoY: -26.6%
• Active inventory: 222
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$290 /mo · $3,475/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $2

Break-even live

Break-even rent $1,531

Max offer price $162,500

Occupancy floor 95%

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Woods Dr Liberty, TX	2.0	2.0	1236	$1,575	$1.27	12d	1	0.19mi
3004 Neyland St Liberty, TX	2.0	2.0	1000	$1,250	$1.25	1d	1	1.11mi

Listing history 26 events

1. 2026-06-15
   days on market $162,500 Pending 87 DOM
2. 2026-06-13
   days on market $162,500 Pending 85 DOM
3. 2026-06-13
   statusdays on market $162,500 Pending 84 DOM
4. 2026-06-09
   days on market $162,500 Active 81 DOM
5. 2026-06-08
   days on market $162,500 Active 80 DOM
6. 2026-06-07
   days on market $162,500 Active 79 DOM
7. 2026-06-04
   days on market $162,500 Active 76 DOM
8. 2026-06-03
   days on market $162,500 Active 75 DOM
9. 2026-06-02
   days on market $162,500 Active 74 DOM
10. 2026-06-01
    days on market $162,500 Active 73 DOM
11. 2026-05-31
    days on market $162,500 Active 72 DOM
12. 2026-03-31
    status Active 905-char remark

    Show marketing remark (905 chars)

    Charming and comfortable, this well-loved home offers the perfect blend of coziness and space—ideal for first-time buyers or those looking to downsize without compromise. A welcoming colonial-style front porch sets the tone for relaxing evenings with your favorite beverage. Inside, the kitchen features glass-door cabinets to display your favorite pieces and a built-in desk for easy meal planning or organization. The oversized bathroom includes a large vanity with knee space, plus both a soaking tub and separate shower. Step outside to a spacious backyard with a covered patio and lush landscaping that bursts into color each spring. A convenient storage shed makes keeping things tidy a breeze. Thoughtfully maintained by its long-time owner, this charming home offers warmth, character, and everyday functionality in one inviting package. Complete termite treatment and NEW ROOF November 2025

13. 2026-03-30
    status Pending 905-char remark

    Show marketing remark (905 chars)

    Charming and comfortable, this well-loved home offers the perfect blend of coziness and space—ideal for first-time buyers or those looking to downsize without compromise. A welcoming colonial-style front porch sets the tone for relaxing evenings with your favorite beverage. Inside, the kitchen features glass-door cabinets to display your favorite pieces and a built-in desk for easy meal planning or organization. The oversized bathroom includes a large vanity with knee space, plus both a soaking tub and separate shower. Step outside to a spacious backyard with a covered patio and lush landscaping that bursts into color each spring. A convenient storage shed makes keeping things tidy a breeze. Thoughtfully maintained by its long-time owner, this charming home offers warmth, character, and everyday functionality in one inviting package. Complete termite treatment and NEW ROOF November 2025

14. 2026-03-20
    listed $162,500 Active 905-char remark

    Show marketing remark (905 chars)

    Charming and comfortable, this well-loved home offers the perfect blend of coziness and space—ideal for first-time buyers or those looking to downsize without compromise. A welcoming colonial-style front porch sets the tone for relaxing evenings with your favorite beverage. Inside, the kitchen features glass-door cabinets to display your favorite pieces and a built-in desk for easy meal planning or organization. The oversized bathroom includes a large vanity with knee space, plus both a soaking tub and separate shower. Step outside to a spacious backyard with a covered patio and lush landscaping that bursts into color each spring. A convenient storage shed makes keeping things tidy a breeze. Thoughtfully maintained by its long-time owner, this charming home offers warmth, character, and everyday functionality in one inviting package. Complete termite treatment and NEW ROOF November 2025

15. 2026-03-20
    historical

    Show marketing remark (905 chars)

    Charming and comfortable, this well-loved home offers the perfect blend of coziness and space—ideal for first-time buyers or those looking to downsize without compromise. A welcoming colonial-style front porch sets the tone for relaxing evenings with your favorite beverage. Inside, the kitchen features glass-door cabinets to display your favorite pieces and a built-in desk for easy meal planning or organization. The oversized bathroom includes a large vanity with knee space, plus both a soaking tub and separate shower. Step outside to a spacious backyard with a covered patio and lush landscaping that bursts into color each spring. A convenient storage shed makes keeping things tidy a breeze. Thoughtfully maintained by its long-time owner, this charming home offers warmth, character, and everyday functionality in one inviting package. Complete termite treatment and NEW ROOF November 2025

16. 2026-01-14
    price $172,500
17. 2025-11-26
    price $185,000
18. 2025-11-17
    status Active
19. 2025-11-17
    status Pending
20. 2025-11-10
    status Pending
21. 2025-10-30
    listed $169,000 Active
22. 2009-02-17
    soldstatus
23. 2009-02-13
    soldstatus
24. 2009-01-28
    historical
25. 2009-01-15
    listed $75,000
26. 2003-04-17
    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: $3,475 · $290/mo
• Projected year-2 tax: $3,475 · $290/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 3/10 Moderate FEMA zone X (shaded) · 18% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $18,394
• − Mortgage interest: −$9,103
• − Property taxes: −$3,475
• − Insurance: −$812
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$4,727
• Taxable loss: −$2,666
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $658/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: Liberty ISD
• NCES district ID: 4827450
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $46,931
• Composite: 32.11/100
• National rank: #5803
• State rank: #464 of 826 in TX

Livability — Liberty

• Score: 68/100
• State rank: #489
• US rank: #9688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, TX
• City population: 16,617
• Population (ZIP): 16,617

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 0.61)
• Race & ethnicity: White 56% Hispanic / Latino 25% Black 12% Two or more races 11%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 19% Other Asian/Pacific 1%

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: ▼ -74.17%
• Current HPI: 204.9372
• Rent YoY: —
• Metro: —
• 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

+116.7% since first listed

15 events — show timeline

• 2026-03-31 Relisted — HARMLS
• 2026-03-30 Pending — HARMLS
• 2026-03-20 Listing Removed — HARMLS
• 2026-03-20 Listed $162,500 HARMLS
• 2026-01-14 Price Changed $172,500 HARMLS
• 2025-11-26 Price Changed $185,000 HARMLS
• 2025-11-17 Relisted — HARMLS
• 2025-11-17 Pending — HARMLS
• 2025-11-10 Pending — HARMLS
• 2025-10-30 Listed $169,000 HARMLS
• 2009-02-17 Sold (Public Records) — Public Records
• 2009-02-13 Sold (MLS) — HARMLS
• 2009-01-28 Listing Removed — HARMLS
• 2009-01-15 Listed $75,000 HARMLS
• 2003-04-17 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,475 · +2.7% YoY. Source: county tax records.