101 West St · Liberty, TX 77575

$70,000

1 bd · 1.0 ba · 656 sqft · SingleFamily · 24 Days on market

Built 1974 Fair condition 5,301 sqft lot ↓ 22% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy 1-bedroom, 1-bathroom home nestled on a quiet residential street in the historic city of Liberty. Conveniently located near schools, parks, shopping, and with easy access to Hwy 146 and US-90, this property offers a peaceful setting with quick connections to all that Liberty has to offer. Inside, you’ll find a well-laid-out living space featuring a functional kitchen with a gas stove, an inviting living area, and a full bathroom with updated fixtures. Natural light flows throughout, complementing the neutral tones and easy-care flooring. Enjoy the spacious front and back yards—perfect for entertaining, gardening, or relaxing under mature shade trees. Located

Key facts

• Functional kitchen
• Easy access to us-90
• Gas stove

Tags

• QUIET RESIDENTIAL STREET
• EASY ACCESS TO HWY 146
• EASY ACCESS TO US-90
• WELL-LAID-OUT LIVING SPACE
• FUNCTIONAL KITCHEN
• GAS STOVE

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1974
• Construction: Stucco construction; Composition roof
• Exterior features: Lot includes other/unclassified features

Interior

• Kitchen: Gas range
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (gas)
• Interior features: Gas range; Vinyl flooring; One total room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 4.6% in Liberty — 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 68/100 on livability (#489 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, amenities F, commute F.
• Liberty ISD (town): math 34% / reading 41% proficiency, ranked #464 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Middle (math 28% / reading 44%, grade F, #805 of 1,662 statewide, top 50%, 557 students, 68% FRL); Liberty H S (math 57% / reading 47%, grade D+, #447 of 1,632 statewide, top 29%, 707 students, 64% FRL).
• Market conditions: 222 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 $484 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $68,950 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 14.06%
• Cash-on-cash: 27.73%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.89×
• Total profit: $17,524
• Equity at exit: $10,437

10-year hold

• IRR: 29.9%
• Equity multiple: 3.68×
• Total profit: $52,480
• Equity at exit: $6,052

Cash invested: $19,600 (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 77575

• Home prices YoY: -26.6%
• Active inventory: 222
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $453

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 57%

Sensitivity live

Price	-10% $501	-5% $477	+0% $453	+5% $429	+10% $405
Rent	-10% $359	-5% $406	+0% $453	+5% $500	+10% $547
Rate	-1.0pp $488	-0.5pp $471	base $453	+0.5pp $435	+1.0pp $416

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $70,000 Active 24 DOM
2. 2026-06-17
   days on market $70,000 Active 23 DOM
3. 2026-06-16
   days on market $70,000 Active 22 DOM
4. 2026-06-15
   days on market $70,000 Active 21 DOM
5. 2026-06-13
   days on market $70,000 Active 19 DOM
6. 2026-06-13
   days on market $70,000 Active 18 DOM
7. 2026-06-09
   days on market $70,000 Active 15 DOM
8. 2026-06-08
   days on market $70,000 Active 14 DOM
9. 2026-06-07
   days on market $70,000 Active 13 DOM
10. 2026-06-04
    days on market $70,000 Active 10 DOM
11. 2026-06-03
    days on market $70,000 Active 9 DOM
12. 2026-06-02
    days on market $70,000 Active 8 DOM
13. 2026-06-01
    days on market $70,000 Active 7 DOM
14. 2026-05-31
    days on market $70,000 Active 6 DOM
15. 2026-05-25
    listed $70,000 Active
16. 2026-01-31
    historical
17. 2025-10-18
    listed $80,000 Active
18. 2025-09-30
    historical
19. 2025-06-15
    price $80,000
20. 2025-05-09
    listed $90,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 81% 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: $14,229
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,036
• Taxable income: $4,595
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $4,333/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations, including painting, flooring, and minor ceiling repairs, to improve its condition and value.

Repairs flagged

• Minor Ceiling — Visible discoloration
• Minor Flooring — Worn pattern

Value-add opportunities

• Both Paint — Fresh paint enhances curb appeal and interior aesthetics
• Both Flooring — New flooring improves durability and appearance
• Both Ceiling — Repainting or repairing the ceiling addresses a minor issue and improves the home's appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Ceiling · Visible discoloration	Minor	$500–3,000
Flooring · Worn pattern	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Flooring — New flooring improves durability and appearance ↑
• Both Ceiling — Repainting or repairing the ceiling addresses a minor issue and improves the home's appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Liberty ISD
• NCES district ID: 4827450
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $46,931
• Composite: 32.11/100
• National rank: #5803
• State rank: #464 of 826 in TX

Livability — Liberty

• Score: 68/100
• State rank: #489
• US rank: #9688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, TX
• City population: 16,617
• Population (ZIP): 16,617

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 0.61)
• Race & ethnicity: White 56% Hispanic / Latino 25% Black 12% Two or more races 11%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Serbian 2% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 19% Other Asian/Pacific 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: ▼ -74.17%
• Current HPI: 204.9372
• Rent YoY: —
• Metro: —
• 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

-22.2% since first listed

6 events — show timeline

• 2026-05-25 Listed $70,000 HARMLS
• 2026-01-31 Listing Removed — HARMLS
• 2025-10-18 Listed $80,000 HARMLS
• 2025-09-30 Listing Removed — HARMLS
• 2025-06-15 Price Changed $80,000 HARMLS
• 2025-05-09 Listed $90,000 HARMLS