272 County Road 337 · Cleveland, TX 77327

$165,000

3 bd · 3.0 ba · 1,565 sqft · SingleFamily public records · 62 Days on market

Built 1984 0.83 ac lot $105/sqft · 35% below area Est $253k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• 1% rule +4.8/10.0
• DSCR +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 MLS

Space, privacy, and a layout that actually makes sense—this 3-bedroom, 2-bath home in Royal Acres sits on a generous lot just under an acre, giving you room to breathe without feeling too far out. Inside, you’ve got a single-story layout with a comfortable flow, central cooling, and a fireplace that adds a nice touch to the living space. The home features an attached 2-car garage, plus a mix of open porch and patio/deck areas that work well for relaxing or weekend hangouts. With a solid brick exterior, metal roof, and slab foundation, it’s built with durability in mind. Located minutes from Plum Grove and a short drive to Cleveland for everyday essentials, dining, and local parks, this one balances space and convenience in a way that’s hard to find.

Key facts

• Single-story layout
• Central cooling
• Attached garage

Tags

• SINGLE-STORY LAYOUT
• CENTRAL COOLING
• FIREPLACE
• ATTACHED GARAGE
• OPEN PORCH
• PATIO DECK AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $41 ($494/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 $162k (1.7% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Northside El (math 33% / reading 31%, grade F, #2,268 of 4,322 statewide, top 55%, 1,235 students, 90% FRL); 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 93% FRL vs 71% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 1577 active listings in the ZIP; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $5k 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 62 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.98% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (median comp): $252,773
• List price: $165,000
• Delta: -34.72%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 County Road 339	0.11mi	4/2.5 (+1)	1,601 (+2%)	21mo	$205,000	$128	66
714 County Road 3371a	0.30mi	3/2.0	1,736 (+11%)	18mo	$199,900	$115	49
365 County Road 3371	0.54mi	4/3.0 (+1)	1,764 (+13%)	3mo	$315,000	$179	46
424 Road 3371a	0.35mi	3/2.0	1,350 (-14%)	15mo	$171,000	$127	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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-22,381
• Equity at exit: $24,602

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-8,862
• Equity at exit: $14,266

Cash invested: $46,200 (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: 1577
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$306 /mo · $3,675/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $41

Break-even live

Break-even rent $1,570

Max offer price $165,000

Occupancy floor 92%

Sensitivity live

Price	-10% $135	-5% $88	+0% $41	+5% $-6	+10% $-52
Rent	-10% $-87	-5% $-23	+0% $41	+5% $105	+10% $169
Rate	-1.0pp $124	-0.5pp $83	base $41	+0.5pp $-2	+1.0pp $-45

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $165,000 Pending 62 DOM
2. 2026-06-16
   days on market $165,000 Active 62 DOM
3. 2026-06-15
   days on market $165,000 Active 61 DOM
4. 2026-06-13
   days on market $165,000 Active 59 DOM
5. 2026-06-09
   days on market $165,000 Active 55 DOM
6. 2026-06-08
   days on market $165,000 Active 54 DOM
7. 2026-06-07
   days on market $165,000 Active 53 DOM
8. 2026-06-04
   days on market $165,000 Active 50 DOM
9. 2026-06-03
   days on market $165,000 Active 49 DOM
10. 2026-06-02
    days on market $165,000 Active 48 DOM
11. 2026-06-01
    days on market $165,000 Active 47 DOM
12. 2026-05-31
    days on market $165,000 Active 46 DOM
13. 2026-04-15
    listed $165,000 Active 783-char remark

    Show marketing remark (783 chars)

    Space, privacy, and a layout that actually makes sense—this 3-bedroom, 2-bath home in Royal Acres sits on a generous lot just under an acre, giving you room to breathe without feeling too far out. Inside, you’ve got a single-story layout with a comfortable flow, central cooling, and a fireplace that adds a nice touch to the living space. The home features an attached 2-car garage, plus a mix of open porch and patio/deck areas that work well for relaxing or weekend hangouts. With a solid brick exterior, metal roof, and slab foundation, it’s built with durability in mind. Located minutes from Plum Grove and a short drive to Cleveland for everyday essentials, dining, and local parks, this one balances space and convenience in a way that’s hard to find.

14. 2013-08-13
    soldstatus
15. 1999-08-20
    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: $3,675 · $306/mo
• Projected year-2 tax: $3,675 · $306/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $19,465
• − Mortgage interest: −$9,243
• − Property taxes: −$3,675
• − Insurance: −$825
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$4,800
• Taxable loss: −$2,192
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $1,020/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

3 events — show timeline

• 2026-04-15 Listed $165,000 HARMLS
• 2013-08-13 Sold (Public Records) — Public Records
• 1999-08-20 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,675 · +1.0% YoY. Source: county tax records.