1132 Liberty Ave · Livingston, TX 77351

$189,000

3 bd · 2.5 ba · 1,769 sqft · SingleFamily public records · 74 Days on market

Built 1964 1.14 ac lot $107/sqft · 24% below area Est $283k · 33% under ↓ 21% 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 +11.9/30.0
• DSCR +3.5/10.0
• Schools +3.2/10.0
• 1% rule +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 MLS

Come see this cozy 4-bedroom 2.5 bath home nestled on over an acre of land that boasts 4 pecan trees, a magnolia tree, rose bush, azalea bushes and more. There is a large shed in back to hold all of your outdoor items. This 2-story home is located 5 minutes from town so shopping and entertainment is close by, but it has a quaint, country feel. It has a convenient and extended circle driveway connecting two entrance ways from Liberty Avenue. Fully fenced side yard with gate previously held cattle. Can be used for animals if needed. There is also an attached sunroom which isn't included in the square footage of the home, and it is 16 ft x 11 ft. New HVAC system installed in 2024 and in the last year they had new blown-in insulation added inside the attic. There is an office/study/extra room downstairs off the living room. The home is priced on the low end due to it needing some minor repairs. Thank you for your interest!

Key facts

• Pecan trees
• Large shed
• Attached sunroom

Tags

• PECAN TREES
• AZALEA BUSHES
• LARGE SHED
• ATTACHED SUNROOM
• NEW HVAC SYSTEM
• NEW BLOWN-IN INSULATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-48 ($-576/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (20.1% below list).
• Recommended offer: $151k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.9% in Livingston — 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 59/100 on livability (#1,113 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D, crime F, amenities F.
• Livingston ISD (rural): math 38% / reading 39% proficiency, ranked #459 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1186 active listings in the ZIP; 769 units permitted in Polk 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.
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 98% 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 $151,012 (20.1% 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 74 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 10.4

CMA / ARV

• ARV (median comp): $282,709
• List price: $189,000
• Delta: -33.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2182 S Houston Ave S	0.39mi	3/2.0	1,876 (+6%)	11mo	$210,000	$112	61
306 Fair St	0.41mi	3/2.0	1,812 (+2%)	20mo	$461,000	$254	58
308 White Oak St	0.52mi	3/2.0	1,946 (+10%)	9mo	$279,000	$143	49
203 Post Oak St	0.37mi	3/2.0	1,506 (-15%)	9mo	$249,999	$166	48
102 Wildwood Dr	0.46mi	3/2.0	1,900 (+7%)	20mo	$339,999	$179	48
210 Red Oak St	0.54mi	3/2.0	1,995 (+13%)	10mo	$165,000	$83	44
309 Red Oak St	0.55mi	3/2.0	1,633 (-8%)	19mo	$325,000	$199	44
210 Post Oak St	0.43mi	3/2.0	2,010 (+14%)	20mo	$237,000	$118	38
710 Morrison Dr	0.60mi	3/2.0	1,503 (-15%)	14mo	$249,000	$166	34

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-33,701
• Equity at exit: $28,181

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-33,354
• Equity at exit: $16,341

Cash invested: $52,920 (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 77351

• Home prices YoY: -14.8%
• Active inventory: 1186
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-48

Break-even live

Break-even rent $1,571

Max offer price $180,518

Occupancy floor 98%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-01
   days on market $189,000 Pending 74 DOM
2. 2026-05-31
   days on market $189,000 Pending 73 DOM
3. 2026-05-19
   price $189,000 932-char remark

   Show marketing remark (932 chars)

   Come see this cozy 4-bedroom 2.5 bath home nestled on over an acre of land that boasts 4 pecan trees, a magnolia tree, rose bush, azalea bushes and more. There is a large shed in back to hold all of your outdoor items. This 2-story home is located 5 minutes from town so shopping and entertainment is close by, but it has a quaint, country feel. It has a convenient and extended circle driveway connecting two entrance ways from Liberty Avenue. Fully fenced side yard with gate previously held cattle. Can be used for animals if needed. There is also an attached sunroom which isn't included in the square footage of the home, and it is 16 ft x 11 ft. New HVAC system installed in 2024 and in the last year they had new blown-in insulation added inside the attic. There is an office/study/extra room downstairs off the living room. The home is priced on the low end due to it needing some minor repairs. Thank you for your interest!

4. 2026-05-13
   price $209,000 932-char remark

   Show marketing remark (932 chars)

   Come see this cozy 4-bedroom 2.5 bath home nestled on over an acre of land that boasts 4 pecan trees, a magnolia tree, rose bush, azalea bushes and more. There is a large shed in back to hold all of your outdoor items. This 2-story home is located 5 minutes from town so shopping and entertainment is close by, but it has a quaint, country feel. It has a convenient and extended circle driveway connecting two entrance ways from Liberty Avenue. Fully fenced side yard with gate previously held cattle. Can be used for animals if needed. There is also an attached sunroom which isn't included in the square footage of the home, and it is 16 ft x 11 ft. New HVAC system installed in 2024 and in the last year they had new blown-in insulation added inside the attic. There is an office/study/extra room downstairs off the living room. The home is priced on the low end due to it needing some minor repairs. Thank you for your interest!

5. 2026-04-25
   price $229,000 932-char remark

   Show marketing remark (932 chars)

   Come see this cozy 4-bedroom 2.5 bath home nestled on over an acre of land that boasts 4 pecan trees, a magnolia tree, rose bush, azalea bushes and more. There is a large shed in back to hold all of your outdoor items. This 2-story home is located 5 minutes from town so shopping and entertainment is close by, but it has a quaint, country feel. It has a convenient and extended circle driveway connecting two entrance ways from Liberty Avenue. Fully fenced side yard with gate previously held cattle. Can be used for animals if needed. There is also an attached sunroom which isn't included in the square footage of the home, and it is 16 ft x 11 ft. New HVAC system installed in 2024 and in the last year they had new blown-in insulation added inside the attic. There is an office/study/extra room downstairs off the living room. The home is priced on the low end due to it needing some minor repairs. Thank you for your interest!

6. 2026-03-19
   listed $239,000 Active 932-char remark

   Show marketing remark (932 chars)

   Come see this cozy 4-bedroom 2.5 bath home nestled on over an acre of land that boasts 4 pecan trees, a magnolia tree, rose bush, azalea bushes and more. There is a large shed in back to hold all of your outdoor items. This 2-story home is located 5 minutes from town so shopping and entertainment is close by, but it has a quaint, country feel. It has a convenient and extended circle driveway connecting two entrance ways from Liberty Avenue. Fully fenced side yard with gate previously held cattle. Can be used for animals if needed. There is also an attached sunroom which isn't included in the square footage of the home, and it is 16 ft x 11 ft. New HVAC system installed in 2024 and in the last year they had new blown-in insulation added inside the attic. There is an office/study/extra room downstairs off the living room. The home is priced on the low end due to it needing some minor repairs. Thank you for your interest!

7. 2018-04-25
   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: $2,053 · $171/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$1,405/yr (+$117/mo · 68.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,121
• − Mortgage interest: −$10,587
• − Property taxes: −$2,053
• − Insurance: −$945
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$5,498
• Taxable loss: −$3,862
• Est. tax savings @ 24.0%: +$927
• After-tax cash flow: $351/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: Livingston ISD
• NCES district ID: 4827780
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $39,531
• Composite: 32.25/100
• National rank: #5767
• State rank: #459 of 826 in TX

Livability — Livingston

• Score: 59/100
• State rank: #1113
• US rank: #19723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livingston, TX
• County: Polk County · 37,143 people
• City population: 37,143
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

-20.9% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $189,000 HARMLS
• 2026-05-13 Price Changed $209,000 HARMLS
• 2026-04-25 Price Changed $229,000 HARMLS
• 2026-03-19 Listed $239,000 HARMLS
• 2018-04-25 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,053 · +7.3% YoY. Source: county tax records.