108 Pine Place St · Dayton, TX 77535

$140,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 14 Days on market

Built 1987 7,697 sqft lot Est $140k · at est.

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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 +22.6/30.0
• ARV discount +7.6/15.0
• DSCR +7.2/10.0
• 1% rule +6.9/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy 3-bedroom home situated on a spacious, tree-filled lot in a quiet neighborhood. This charming home offers a comfortable layout with a warm, inviting feel throughout, along with recent interior updates that give it a fresh touch while still leaving room to make it your own. Outside, you’ll find a large yard with mature trees and a detached workshop, providing plenty of room for storage, hobbies, or workspace needs. The extended driveway offers ample parking and added convenience. Located with easy access to local schools, shopping, and main roadways, this property offers a peaceful setting with everyday convenience.

Key facts

• Tree filled lot
• Detached workshop
• Large yard

Tags

• TREE FILLED LOT
• DETACHED WORKSHOP
• LARGE YARD
• EXTENDED DRIVEWAY
• EASY ACCESS TO LOCAL SCHOOLS
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1987; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Subdivision lot

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Three bedrooms (all on the first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Gas oven and gas range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.3% vs local median 3.2% in Dayton — 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 60/100 on livability (#1,066 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Dayton ISD (town): math 34% / reading 35% proficiency, ranked #512 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dayton H S (math 45% / reading 45%, grade D-, #643 of 1,632 statewide, top 40%, 1,633 students, 66% FRL).
• Market conditions: 1209 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $968 of loan paydown is wiped out by about $4k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $140,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $140,208
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Pine Place St	0.00mi	3/1.0	1,104 (0%)	1mo	$140,000	$127	95
305 Cherry Creek Rd	0.56mi	3/1.0	1,222 (+11%)	8mo	$144,000	$118	45

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-7,453
• Equity at exit: $20,874

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $13,379
• Equity at exit: $12,105

Cash invested: $39,200 (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 77535

• Home prices YoY: -24.8%
• Active inventory: 1209
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$283 /mo · $3,399/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $238

Break-even live

Break-even rent $1,362

Max offer price $140,000

Occupancy floor 81%

Sensitivity live

Price	-10% $317	-5% $277	+0% $238	+5% $198	+10% $158
Rent	-10% $106	-5% $172	+0% $238	+5% $303	+10% $369
Rate	-1.0pp $308	-0.5pp $273	base $238	+0.5pp $201	+1.0pp $165

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2303 N Cleveland St Dayton, TX	3.0	2.0	1416	$1,795	$1.27	25d	1	0.80mi
704 E Waring St Dayton, TX	1.0–2.0	1.0–2.0	798	$1,200	$1.50	2d	14	1.35mi

Listing history 3 events

1. 2026-04-21
   status Pending
2. 2026-04-13
   historical Active Under Contract
3. 2026-04-07
   listed $140,000 Active

ⓘ 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: $3,399 · $283/mo
• Projected year-2 tax: $3,399 · $283/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 24 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: $19,952
• − Mortgage interest: −$7,842
• − Property taxes: −$3,399
• − Insurance: −$700
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,073
• Taxable income: $746
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $2,674/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: Dayton ISD
• NCES district ID: 4816410
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 35% ▲ 2.00%
• Median HH income: $53,293
• Composite: 30.25/100
• National rank: #6287
• State rank: #512 of 826 in TX

Livability — Dayton

• Score: 60/100
• State rank: #1066
• US rank: #18940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dayton, TX
• County: Liberty County · 82,189 people
• City population: 82,189
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 39,504
• Household income: $84,497
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 321.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 26% Two or more races 12% Black 7%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 19% Russian/Polish/Slavic 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: ▼ -75.61%
• Current HPI: 229.0925
• 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

3 events — show timeline

• 2026-04-21 Pending — HARMLS
• 2026-04-13 Contingent — HARMLS
• 2026-04-07 Listed $140,000 HARMLS

Property tax history

+4.5%/yr

Latest (2025): $3,399 · +3.3% YoY. Source: county tax records.