16202 Bergara Bend Dr · Cleveland, TX 77327

$226,990

4 bd · 2.5 ba · 1,968 sqft · SingleFamily · 39 Days on market

Built 2025 $192/mo HOA · 9% of rent ↓ 19% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.2/30.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW! Lennar Cottage "Whitetail" Plan with Brick Elevation H3 in Timbers Edge! This two-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner’s needs.

Key facts

• Walk-in closet
• Flex space
• Open layout

Tags

• OPEN LAYOUT
• COVERED PATIO
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• FLEX SPACE

Property features AI

Finance

• HOA & community: Timbers Edge Community Association with an annual fee of $2,300

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Single‑family home with slab foundation
• Construction: Built in 2025; Brick and cement siding exterior; Composition roof; Slab foundation
• Exterior features: Subdivision lot setting

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor (13 x 15); Three additional bedrooms on the second floor (10 x 11; 10 x 10; 10 x 10)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Game room on the second floor; Dining room on the first floor; Family room on the first floor

🏗️ New construction. The $226,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $303,072.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $-554 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (3.4% below list).
• Recommended offer: $219k (3.4% below list) — sets the bar for 1% rule.

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: crime D-, amenities F, commute 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.
• Zoned schools: Timber Lakes El (math 23% / reading 22%, grade F, #3,311 of 4,322 statewide, top 77%, 860 students, 63% FRL); Splendora J H (math 28% / reading 42%, grade F, #842 of 1,662 statewide, top 51%, 774 students, 62% FRL); Splendora H S (math 18% / reading 38%, grade F, #1,170 of 1,632 statewide, top 72%, 1,344 students, 59% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 1577 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 42% 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 $2k of loan paydown is wiped out by about $9k 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 39 days — a 3% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $52k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $219,277 (3.4% 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 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.84%
• DSCR: 0.65
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $303,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16511 Ithaca Pheasant Dr	0.00mi	4/2.5	1,968 (0%)	1mo	$288,990	$147	99
16221 Bergara Bend Dr	0.00mi	4/2.5	2,039 (+4%)	0mo	$270,990	$133	94
16230 Bergara Bend Dr	0.00mi	4/2.5	2,039 (+4%)	1mo	$270,990	$133	93
16515 Ithaca Pheasant Dr	0.03mi	4/2.0	1,776 (-10%)	1mo	$272,990	$154	80
16502 Ithaca Pheasant Dr	0.03mi	4/2.0	1,760 (-11%)	1mo	$273,990	$156	78
16895 Buckwood Trl	0.04mi	3/2.0 (-1)	1,792 (-9%)	0mo	$314,990	$176	76
15552 Mallow Ct	0.28mi	4/2.0	1,870 (-5%)	3mo	$289,900	$155	74
16507 Ithaca Pheasant Dr	0.05mi	4/2.0	1,720 (-13%)	1mo	$271,990	$158	74
16514 Ithaca Pheasant Dr	0.05mi	4/2.0	1,720 (-13%)	1mo	$270,990	$158	74
20918 New Proper Dr	0.54mi	3/2.0 (-1)	1,985 (+1%)	3mo	$275,000	$139	64
20728 Central Concave Dr	0.35mi	4/3.0	2,173 (+10%)	1mo	$297,990	$137	64
20938 Canary Wood Ln	0.73mi	4/2.0	1,740 (-12%)	1mo	$219,900	$126	44

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: -28.7%
• Equity multiple: 0.03×
• Total profit: $-82,027
• Equity at exit: $45,189

10-year hold

• IRR: -24.2%
• Equity multiple: -0.26×
• Total profit: $-106,931
• Equity at exit: $26,204

Cash invested: $84,860 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,193 medium
• Mortgage (P&I): −$1,589
• Tax est. 1.5%: −$379 /mo · $4,546/yr
• Insurance: −$126
• HOA: −$192
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-554

Break-even live

Break-even rent $2,894

Max offer price $222,882

Occupancy floor —

Sensitivity live

Price	-10% $-345	-5% $-449	+0% $-554	+5% $-659	+10% $-764
Rent	-10% $-727	-5% $-641	+0% $-554	+5% $-468	+10% $-381
Rate	-1.0pp $-402	-0.5pp $-477	base $-554	+0.5pp $-633	+1.0pp $-713

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: $75,768
• Closing costs: $9,092
• 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	26d	1	0.77mi
14255 Timber Fields Way New Caney, TX	3.0–4.0	2.0–2.5	1797	$2,095	$1.17	7d	57	1.23mi

HOA detail

• Monthly dues: $192 · $2,304/yr

Listing history 15 events

1. 2026-06-02
   days on market $226,990 Active 39 DOM
2. 2026-06-01
   days on market $226,990 Active 38 DOM
3. 2026-05-31
   days on market $226,990 Active 37 DOM
4. 2026-05-18
   status Active
5. 2026-05-18
   price $226,990
6. 2026-05-08
   status Active
7. 2026-05-08
   historical
8. 2026-04-27
   status Pending
9. 2026-04-27
   price $278,990
10. 2026-04-24
    price $226,140
11. 2026-04-16
    price $230,140
12. 2026-04-13
    price $241,740
13. 2026-04-07
    price $253,340
14. 2026-04-03
    price $261,790
15. 2026-04-03
    listed $278,990 Active

ⓘ 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: $26,313
• − Mortgage interest: −$16,977
• − Property taxes: −$4,546
• − Insurance: −$1,515
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − HOA: −$2,304
• − Depreciation: −$8,817
• Taxable loss: −$12,056
• Est. tax savings @ 24.0%: +$2,893
• After-tax cash flow: $-3,757/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: 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

-18.6% since first listed

12 events — show timeline

• 2026-05-18 Relisted — HARMLS
• 2026-05-18 Price Changed $226,990 HARMLS
• 2026-05-08 Relisted — HARMLS
• 2026-05-08 Listing Removed — HARMLS
• 2026-04-27 Pending — HARMLS
• 2026-04-27 Price Changed $278,990 HARMLS
• 2026-04-24 Price Changed $226,140 HARMLS
• 2026-04-16 Price Changed $230,140 HARMLS
• 2026-04-13 Price Changed $241,740 HARMLS
• 2026-04-07 Price Changed $253,340 HARMLS
• 2026-04-03 Price Changed $261,790 HARMLS
• 2026-04-03 Listed $278,990 HARMLS