187 Harris Blvd · Caney City, TX 75148

$210,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 53 Days on market

Built 2026 Good condition 10,454 sqft lot Est $217k · at est. $100/mo HOA · 4% of rent ↓ 7% 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).

• Cash flow +22.3/30.0
• ARV discount +9.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideal as a weekend escape or full-time residence, this inviting 3-bedroom, 2-bath home offers the perfect balance of comfort and lake-area living. An open floorplan welcomes you with vaulted ceilings the moment you step inside. Enjoy convenient access to the community boat ramp and fishing pier, along with nearby Log Cabin Park featuring swimming areas, picnic spots, a playground, and watercraft rentals. Nestled in a quiet, tucked-away neighborhood, the setting feels peaceful and connected to nature, with frequent wildlife sightings. The property backs up to an open field, offering pastoral views and added privacy. The generous backyard provides ample room for a future shop, additional storage, or lake toys. Airbnb is allowed, and low property taxes add to the appeal, making this property both a relaxing retreat and a strong investment opportunity.

Key facts

• Community boat ramp
• Fishing pier
• Watercraft rentals

Tags

• COMMUNITY BOAT RAMP
• FISHING PIER
• SWIMMING AREAS
• PICNIC SPOTS
• PLAYGROUND
• WATERCRAFT RENTALS

Property features AI

Finance

• Other: Subdivision: Clearwater Bay Sub
• Financial info: Accepts Cash, Conventional, FHA, USDA Loan, VA Loan; Treat as clear loan type; No second mortgage
• HOA & community: Mandatory association (Clearwater Bay POA); HOA management company: Clearwater Bay POA; Association fee $100 annually (includes management fees); HOA management phone available

Exterior

• Parking: 1-car garage; 1 covered space; 1-car carport; Concrete driveway
• Utilities: Co-op electric; Co-op water; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property; Not attached
• Construction: Built in 2026; Slab foundation
• Exterior features: Few trees; Lake front (common area)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom on main level with ensuite bath
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Decorative lighting; Granite counters; Open floorplan; Vaulted ceilings; One living area; One dining area; Open floor plan (one level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 0.6% in Caney City — 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 45/100 on livability (#1,562 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Malakoff ISD (town): math 48% / reading 54% proficiency, ranked #187 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Malakoff El (math 58% / reading 54%, grade C+, #574 of 4,322 statewide, top 14%, 457 students, 75% FRL).
• Market conditions: 225 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 263 units permitted in Henderson 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $217,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
187 Harris	0.00mi	3/2.0	1,300 (0%)	1mo	$210,000	$162	99
4780 La Prada	0.28mi	3/2.0	1,280 (-2%)	1mo	$215,000	$168	84
301 Harris Blvd	0.14mi	3/2.0	1,200 (-8%)	2mo	$189,990	$158	79
288 Harris Blvd	0.07mi	3/2.0	1,220 (-6%)	9mo	$215,000	$176	79
221 Harris Blvd	0.20mi	3/2.0	1,361 (+5%)	6mo	$235,000	$173	78
219 Harris Blvd	0.19mi	3/2.0	1,361 (+5%)	8mo	$240,000	$176	77
103 Bayside Cir	0.45mi	3/2.0	1,280 (-2%)	0mo	$199,900	$156	76
231 Harris Blvd	0.27mi	3/2.0	1,200 (-8%)	1mo	$199,999	$167	74
299 Harris Blvd	0.13mi	3/2.0	1,180 (-9%)	11mo	$199,900	$169	69
157 Harris Blvd	0.20mi	2/2.5 (-1)	1,224 (-6%)	7mo	$200,000	$163	68
227 Harris Blvd	0.23mi	3/2.0	1,160 (-11%)	6mo	$185,000	$159	66
14617 San Jacinto Dr	0.57mi	2/2.0 (-1)	1,216 (-6%)	2mo	$150,000	$123	56

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-11,975
• Equity at exit: $31,312

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $18,242
• Equity at exit: $18,157

Cash invested: $58,800 (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 75148

• Home prices YoY: -27.6%
• Active inventory: 225
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$100
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $345

Break-even live

Break-even rent $1,964

Max offer price $210,000

Occupancy floor 81%

Sensitivity live

Price	-10% $490	-5% $417	+0% $345	+5% $272	+10% $200
Rent	-10% $155	-5% $250	+0% $345	+5% $440	+10% $534
Rate	-1.0pp $450	-0.5pp $398	base $345	+0.5pp $290	+1.0pp $235

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5320 Loma Vis Malakoff, TX	2.0	2.0	1324	$2,400	$1.81	44d	1	0.38mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: water

Listing history 11 events

1. 2026-05-31
   days on marketlisting id $210,000 Pending 53 DOM
2. 2026-05-14
   status Pending 860-char remark

   Show marketing remark (860 chars)

   Ideal as a weekend escape or full-time residence, this inviting 3-bedroom, 2-bath home offers the perfect balance of comfort and lake-area living. An open floorplan welcomes you with vaulted ceilings the moment you step inside. Enjoy convenient access to the community boat ramp and fishing pier, along with nearby Log Cabin Park featuring swimming areas, picnic spots, a playground, and watercraft rentals. Nestled in a quiet, tucked-away neighborhood, the setting feels peaceful and connected to nature, with frequent wildlife sightings. The property backs up to an open field, offering pastoral views and added privacy. The generous backyard provides ample room for a future shop, additional storage, or lake toys. Airbnb is allowed, and low property taxes add to the appeal, making this property both a relaxing retreat and a strong investment opportunity.

3. 2026-05-03
   status Pending
4. 2026-04-23
   historical Active Option Contract
5. 2026-04-10
   price $210,000 860-char remark

   Show marketing remark (860 chars)

   Ideal as a weekend escape or full-time residence, this inviting 3-bedroom, 2-bath home offers the perfect balance of comfort and lake-area living. An open floorplan welcomes you with vaulted ceilings the moment you step inside. Enjoy convenient access to the community boat ramp and fishing pier, along with nearby Log Cabin Park featuring swimming areas, picnic spots, a playground, and watercraft rentals. Nestled in a quiet, tucked-away neighborhood, the setting feels peaceful and connected to nature, with frequent wildlife sightings. The property backs up to an open field, offering pastoral views and added privacy. The generous backyard provides ample room for a future shop, additional storage, or lake toys. Airbnb is allowed, and low property taxes add to the appeal, making this property both a relaxing retreat and a strong investment opportunity.

6. 2026-04-07
   price $210,000
7. 2026-03-22
   listed $215,000 Active 860-char remark

   Show marketing remark (860 chars)

   Ideal as a weekend escape or full-time residence, this inviting 3-bedroom, 2-bath home offers the perfect balance of comfort and lake-area living. An open floorplan welcomes you with vaulted ceilings the moment you step inside. Enjoy convenient access to the community boat ramp and fishing pier, along with nearby Log Cabin Park featuring swimming areas, picnic spots, a playground, and watercraft rentals. Nestled in a quiet, tucked-away neighborhood, the setting feels peaceful and connected to nature, with frequent wildlife sightings. The property backs up to an open field, offering pastoral views and added privacy. The generous backyard provides ample room for a future shop, additional storage, or lake toys. Airbnb is allowed, and low property taxes add to the appeal, making this property both a relaxing retreat and a strong investment opportunity.

8. 2026-03-08
   listed $215,000 Active
9. 2026-02-06
   price $220,000
10. 2026-02-06
    status Active
11. 2025-12-29
    listed $225,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $28,800
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$1,200
• − Depreciation: −$6,109
• Taxable income: $920
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $3,916/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 · 12 photos

Good 80/100 None rehab

This 3-bedroom, 2-bath home is in good condition with modern finishes and a well-maintained exterior. It offers a great balance of comfort and outdoor living, making it an ideal weekend escape or full-time residence.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and can increase its value.
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and can increase its value. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑

ⓘ 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: Malakoff ISD
• NCES district ID: 4828780
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $38,970
• Composite: 42.54/100
• National rank: #3200
• State rank: #187 of 826 in TX

Livability — Caney City

• Score: 45/100
• State rank: #1562
• US rank: #26636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,944

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 11% Black 11%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Russian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.76%
• Current HPI: 217.1629
• 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

-6.7% since first listed

10 events — show timeline

• 2026-05-14 Pending — HCBOR
• 2026-05-03 Pending — NTREIS
• 2026-04-23 Contingent — NTREIS
• 2026-04-10 Price Changed $210,000 HCBOR
• 2026-04-07 Price Changed $210,000 NTREIS
• 2026-03-22 Listed $215,000 HCBOR
• 2026-03-08 Listed $215,000 NTREIS
• 2026-02-06 Price Changed $220,000 NTREIS
• 2026-02-06 Relisted — NTREIS
• 2025-12-29 Listed $225,000 NTREIS