335 County Road 340 · Cleveland, TX 77327

$139,999

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 41 Days on market

Built 2014 0.55 ac lot $133/sqft · 8% below area Est $153k · 8% under $10/mo HOA · 1% of rent ↓ 18% since listing

---

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 +19.7/30.0
• ARV discount +11.3/15.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Cleveland living at its finest! Situated on a beautiful well-maintained single-wide mobil home, this charming 2-bedroom, 2-bath home offers the perfect blend of comfort, privacy, and peaceful country living. The property includes all appliances, plus washer and dryer, making it move-in ready and convenient for everyday living. Inside, you’ll find a functional and inviting layout with spacious bedrooms and two full bathrooms designed for comfort and flexibility. Step outside and enjoy the open outdoor space with endless possibilities for gardening, entertaining, pets, or simply relaxing and enjoying the tranquility of nature. Whether you’re looking for a primary reside

Key facts

• Open outdoor space
• 0.55 acre lot
• Parking

Tags

• WELL-MAINTAINED MOBIL HOME
• ALL APPLIANCES INCLUDED
• OPEN OUTDOOR SPACE
• CONVENIENT ACCESS TO SHOPPING
• ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Houston El Norte POA with an annual fee of $120

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Residential property; Single-story; Entry level: first floor
• Construction: Built in 2014; Aluminum siding; Composition roof; Block foundation
• Exterior features: Cleared lot

Interior

• Kitchen: Electric cooktop; Electric range; Oven; Refrigerator
• Bedrooms: Bedroom (first floor) — 14 x 15; Primary bedroom (first floor) — 11 x 15; Total of 2 rooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Kitchen/Family room combo; Kitchen/Dining combo; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (5.3% below list).
• Recommended offer: $133k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.6% in Cleveland — 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 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.
• Cleveland ISD (town): math 24% / reading 25% proficiency, ranked #723 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cleveland Middle (math 22% / reading 25%, grade F, #1,317 of 1,662 statewide, top 80%, 1,696 students, 98% FRL); Cleveland H S (math 30% / reading 32%, grade F, #1,077 of 1,632 statewide, top 66%, 3,310 students, 92% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 1578 active listings in the ZIP; 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

• It's been on market 41 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $132,585 (5.3% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 5% 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. 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?
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: 0.95% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $152,930
• List price: $139,999
• Delta: -8.46%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 County Road 3401	0.18mi	3/2.0 (+1)	924 (-12%)	2mo	$120,000	$130	64

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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-10,856
• Equity at exit: $20,874

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $9,598
• 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 77327

• Home prices YoY: -5.2%
• Rents YoY: 4.0%
• Active inventory: 1578
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$58
• HOA: −$10
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $165

Break-even live

Break-even rent $1,117

Max offer price $139,999

Occupancy floor 83%

Sensitivity live

Price	-10% $244	-5% $205	+0% $165	+5% $125	+10% $86
Rent	-10% $60	-5% $113	+0% $165	+5% $217	+10% $270
Rate	-1.0pp $236	-0.5pp $201	base $165	+0.5pp $129	+1.0pp $92

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: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 16 events

1. 2026-06-21
   days on market $139,999 Active 41 DOM
2. 2026-06-18
   days on market $139,999 Active 38 DOM
3. 2026-06-17
   days on market $139,999 Active 37 DOM
4. 2026-06-16
   days on market $139,999 Active 36 DOM
5. 2026-06-15
   days on market $139,999 Active 35 DOM
6. 2026-06-13
   days on market $139,999 Active 33 DOM
7. 2026-06-09
   days on market $139,999 Active 29 DOM
8. 2026-06-08
   days on market $139,999 Active 28 DOM
9. 2026-06-07
   days on market $139,999 Active 27 DOM
10. 2026-06-04
    days on market $139,999 Active 24 DOM
11. 2026-06-03
    days on market $139,999 Active 23 DOM
12. 2026-06-02
    days on market $139,999 Active 22 DOM
13. 2026-06-01
    days on market $139,999 Active 21 DOM
14. 2026-05-31
    days on market $139,999 Active 20 DOM
15. 2026-05-13
    price $139,999 953-char remark
16. 2026-04-28
    listed $170,000 Active 953-char remark

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $2,562 · $213/mo
• Expected delta: +$1,604/yr (+$134/mo · 167.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $15,910
• − Mortgage interest: −$7,842
• − Property taxes: −$958
• − Insurance: −$700
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − HOA: −$120
• − Depreciation: −$4,073
• Taxable loss: −$328
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $2,060/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: Cleveland ISD
• NCES district ID: 4814370
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $39,173
• Composite: 20.61/100
• National rank: #8549
• State rank: #723 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 (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 0.57)
• 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 · 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: ▼ -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

-17.6% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $139,999 HARMLS
• 2026-04-28 Listed $170,000 HARMLS

Property tax history

+5.4%/yr

Latest (2025): $958 · +0.7% YoY. Source: county tax records.