203 Cedar Cir · Daisetta, TX 77357

$84,999

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 208 Days on market

Built 1968 0.42 ac lot $84/sqft · 37% below area Est $135k · 37% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST LISTED! You can invest in your future and make 203 Cedar St. your new home! This house is located in Liberty County and offers you a fantastic space you can possibly transform into the home of your dreams. Comes with foundation repairs. This property is located right off a main highway and down the road from Hull-Daisetta High School. There are plenty of restaurant chains nearby, as well as local parks such as Jim Best Park. Here you will be about an hour outside of Houston while still living in a small town. WE MAKE IT EASYTO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Near local parks
• 0.42 acre lot
• Built 1968

Tags

• LOCATED IN LIBERTY COUNTY
• NEAR HULL-DAISETTA HIGH SCHOOL
• NEAR LOCAL PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#978 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, amenities F, commute F.
• Hull-Daisetta ISD (rural): math 36% / reading 29% proficiency, ranked #949 of 1,141 in TX (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 979 active listings in the ZIP; 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 $587 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

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 $74,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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 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?
6. 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.
7. 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.
8. 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: 1.76% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.89%
• DSCR: 2.42
• GRM: 4.7

CMA / ARV

• ARV (median comp): $134,997
• List price: $84,999
• Delta: -37.04%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Texas	0.35mi	2/2.0	885 (-12%)	8mo	$137,500	$155	53
203 Spruce Ln	0.58mi	3/2.0 (+1)	1,035 (+3%)	7mo	$180,000	$174	53

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 1.94×
• Total profit: $22,421
• Equity at exit: $12,674

10-year hold

• IRR: 29.9%
• Equity multiple: 3.33×
• Total profit: $55,531
• Equity at exit: $7,349

Cash invested: $23,800 (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 77357

• Home prices YoY: -24.7%
• Rents YoY: 0.2%
• Active inventory: 979
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$69 /mo · $822/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $632

Break-even live

Break-even rent $696

Max offer price $84,999

Occupancy floor 53%

Sensitivity live

Price	-10% $681	-5% $657	+0% $632	+5% $608	+10% $584
Rent	-10% $514	-5% $573	+0% $632	+5% $692	+10% $751
Rate	-1.0pp $675	-0.5pp $654	base $632	+0.5pp $610	+1.0pp $588

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $84,999 Active 208 DOM
2. 2026-06-18
   days on market $84,999 Active 206 DOM
3. 2026-06-17
   days on market $84,999 Active 205 DOM
4. 2026-06-16
   days on market $84,999 Active 204 DOM
5. 2026-06-15
   days on market $84,999 Active 203 DOM
6. 2026-06-13
   days on market $84,999 Active 201 DOM
7. 2026-06-12
   days on market $84,999 Active 200 DOM
8. 2026-06-10
   days on market $84,999 Active 197 DOM
9. 2026-06-08
   days on market $84,999 Active 196 DOM
10. 2026-06-08
    days on market $84,999 Active 195 DOM
11. 2026-06-05
    days on market $84,999 Active 193 DOM
12. 2026-06-03
    days on market $84,999 Active 191 DOM
13. 2026-06-02
    days on market $84,999 Active 190 DOM
14. 2026-06-01
    days on market $84,999 Active 189 DOM
15. 2026-05-31
    days on market $84,999 Active 188 DOM
16. 2025-11-24
    price $84,999 743-char remark

    Show marketing remark (743 chars)

    JUST LISTED! You can invest in your future and make 203 Cedar St. your new home! This house is located in Liberty County and offers you a fantastic space you can possibly transform into the home of your dreams. Comes with foundation repairs. This property is located right off a main highway and down the road from Hull-Daisetta High School. There are plenty of restaurant chains nearby, as well as local parks such as Jim Best Park. Here you will be about an hour outside of Houston while still living in a small town. WE MAKE IT EASYTO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2025-11-24
    listed $8,499,924 Active 743-char remark

    Show marketing remark (743 chars)

    JUST LISTED! You can invest in your future and make 203 Cedar St. your new home! This house is located in Liberty County and offers you a fantastic space you can possibly transform into the home of your dreams. Comes with foundation repairs. This property is located right off a main highway and down the road from Hull-Daisetta High School. There are plenty of restaurant chains nearby, as well as local parks such as Jim Best Park. Here you will be about an hour outside of Houston while still living in a small town. WE MAKE IT EASYTO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $822 · $69/mo
• Projected year-2 tax: $1,555 · $130/mo
• Expected delta: +$733/yr (+$61/mo · 89.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $17,957
• − Mortgage interest: −$4,761
• − Property taxes: −$822
• − Insurance: −$425
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$2,473
• Taxable income: $6,602
• Est. tax owed @ 24.0%: −$1,585
• After-tax cash flow: $6,005/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: Hull-Daisetta ISD
• NCES district ID: 4823880
• Math proficiency: 36% ▲ 2.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $46,028
• Composite: 30.64/100
• National rank: #11445
• State rank: #949 of 1141 in TX

Livability — Daisetta

• Score: 61/100
• State rank: #978
• US rank: #17350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daisetta, TX
• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 37,592
• Household income: $76,050
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 487.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 49% White 45% Two or more races 31% Black 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 2% Romanian 1% Iranian 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 40% Other Indo-European 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: ▼ -87.71%
• Current HPI: 266.8315
• Rent YoY: ▲ 0.21%
• 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

-99.0% since first listed

2 events — show timeline

• 2025-11-24 Price Changed $84,999 HARMLS
• 2025-11-24 Listed $8,499,924 HARMLS

Property tax history

-0.9%/yr

Latest (2025): $822 · -47.7% YoY. Source: county tax records.