368 Pine Ridge Dr · Cleveland, TX 77327

$77,999

2 bd · 1.0 ba · 952 sqft · SingleFamily · 348 Days on market

Built 1977 Good condition 0.69 ac lot $82/sqft · 42% below area Est $134k · 42% 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 +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COUNTRY LIVING! Take a look at this fenced-in 2 bedrooms, 1 bath mobile home available in The Preserve community! This is the perfect place to get away from the city life. The property itself features a spacious floorplan with a lovely family room, a gorgeous kitchen with wooden cabinets and laminate countertops, and ample yard space outside. There is also a detached garage and carport. It is truly an ideal home for anyone seeking living. The Preserve offers an OUTDOOR ATMOSPHERE WITH TONS OF AMENITIES like the 4 pools, outdoor pavilion, splash pad, equestrian center, parks, natural lakes, fishing, and more! It features new interior/exterior paint, new vinyl flooring and new lighting throughout. WE MAKE IT EASY TO 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. Want more space? You can also add the lot next door for $40,000!

Key facts

• Spacious floorplan
• Gorgeous kitchen
• Wooden cabinets

Tags

• SPACIOUS FLOORPLAN
• GORGEOUS KITCHEN
• WOODEN CABINETS
• LAMINATE COUNTERTOPS
• AMPLE YARD SPACE
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 5.0% 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.
• Tarkington ISD (rural): math 43% / reading 38% proficiency, ranked #373 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tarkington Early Childhood School (math 32% / reading 42%, grade F, #1,769 of 4,322 statewide, top 44%, 193 students, 66% FRL); Tarkington Middle (math 45% / reading 32%, grade F, #704 of 1,662 statewide, top 43%, 414 students, 58% FRL); Tarkington H S (math 32% / reading 47%, grade F, #821 of 1,632 statewide, top 53%, 513 students, 48% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 1804 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 $539 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 + 4.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 348 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,639 (12.0% below list)

Questions for the listing agent

1. It's been on market 348 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 1977 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.67% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.01%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $134,202
• List price: $77,999
• Delta: -41.88%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 Wood Fern Dr	0.15mi	2/2.0	896 (-6%)	22mo	$64,999	$73	60
62 Laurel Ct	0.32mi	2/1.0	1,080 (+13%)	34mo	$137,999	$128	43
664 Jensen Dr	1.33mi	3/1.5 (+1)	800 (-16%)	1mo	$110,000	$138	32
998 Cypress Lakes Cir	0.85mi	3/2.0 (+1)	1,160 (+22%)	2mo	$184,999	$159	29
1048 Cypress Lakes Cir	0.91mi	3/2.0 (+1)	1,160 (+22%)	10mo	$183,999	$159	22

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: 22.1%
• Equity multiple: 1.92×
• Total profit: $20,020
• Equity at exit: $11,630

10-year hold

• IRR: 30.8%
• Equity multiple: 3.90×
• Total profit: $63,385
• Equity at exit: $6,744

Cash invested: $21,840 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77327

• Home prices YoY: -5.2%
• Rents YoY: 4.0%
• Active inventory: 1804
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$97 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $492

Break-even live

Break-even rent $682

Max offer price $77,999

Occupancy floor 57%

Sensitivity live

Price	-10% $546	-5% $519	+0% $492	+5% $465	+10% $438
Rent	-10% $389	-5% $440	+0% $492	+5% $543	+10% $595
Rate	-1.0pp $531	-0.5pp $511	base $492	+0.5pp $471	+1.0pp $451

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: $19,500
• Closing costs: $2,340
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $77,999 Active 348 DOM
2. 2026-08-06
   days on market $77,999 Active 346 DOM
3. 2026-08-05
   days on market $77,999 Active 345 DOM
4. 2026-08-04
   days on market $77,999 Active 344 DOM
5. 2026-08-03
   days on market $77,999 Active 343 DOM
6. 2026-07-31
   days on market $77,999 Active 340 DOM
7. 2026-07-30
   days on market $77,999 Active 338 DOM
8. 2026-07-28
   days on market $77,999 Active 337 DOM
9. 2026-07-26
   days on market $77,999 Active 335 DOM
10. 2026-07-24
    days on market $77,999 Active 333 DOM
11. 2026-07-23
    days on market $77,999 Active 332 DOM
12. 2026-07-22
    days on market $77,999 Active 331 DOM
13. 2026-07-21
    days on market $77,999 Active 330 DOM
14. 2026-07-20
    days on market $77,999 Active 329 DOM
15. 2026-07-18
    days on market $77,999 Active 327 DOM
16. 2026-07-18
    days on market $77,999 Active 326 DOM
17. 2026-07-16
    days on market $77,999 Active 325 DOM
18. 2026-07-15
    days on market $77,999 Active 324 DOM
19. 2026-07-14
    days on market $77,999 Active 323 DOM
20. 2026-07-13
    days on market $77,999 Active 322 DOM
21. 2026-07-13
    days on market $77,999 Active 321 DOM
22. 2026-07-11
    days on market $77,999 Active 320 DOM
23. 2026-07-10
    days on market $77,999 Active 319 DOM
24. 2026-07-09
    days on market $77,999 Active 318 DOM
25. 2026-07-07
    days on market $77,999 Active 316 DOM
26. 2026-07-06
    days on market $77,999 Active 315 DOM
27. 2026-07-06
    days on market $77,999 Active 314 DOM
28. 2026-07-05
    days on market $77,999 Active 313 DOM
29. 2026-07-03
    days on market $77,999 Active 312 DOM
30. 2026-07-02
    days on market $77,999 Active 311 DOM
31. 2026-07-01
    days on market $77,999 Active 310 DOM
32. 2026-06-30
    days on market $77,999 Active 309 DOM
33. 2026-06-29
    days on market $77,999 Active 308 DOM
34. 2026-06-28
    days on market $77,999 Active 307 DOM
35. 2026-06-27
    days on market $77,999 Active 306 DOM
36. 2026-06-26
    days on market $77,999 Active 305 DOM
37. 2026-06-24
    days on market $77,999 Active 303 DOM
38. 2026-06-21
    days on market $77,999 Active 300 DOM
39. 2026-06-18
    days on market $77,999 Active 297 DOM
40. 2026-06-17
    days on market $77,999 Active 296 DOM
41. 2026-06-16
    days on market $77,999 Active 295 DOM
42. 2026-06-15
    days on market $77,999 Active 294 DOM
43. 2026-06-13
    days on market $77,999 Active 292 DOM
44. 2026-06-09
    days on market $77,999 Active 288 DOM
45. 2026-06-08
    days on market $77,999 Active 287 DOM
46. 2026-06-07
    days on market $77,999 Active 286 DOM
47. 2026-06-04
    days on market $77,999 Active 283 DOM
48. 2026-06-03
    days on market $77,999 Active 282 DOM
49. 2026-06-02
    days on market $77,999 Active 281 DOM
50. 2026-06-01
    days on market $77,999 Active 280 DOM

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

Taxation est. · year 1

• Rental income: $15,656
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,269
• Taxable income: $4,953
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $4,711/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $4,760–$14,280 screening

This mobile home is in good condition with a good condition score of 75. It has a good roof, exterior, and interior, and a good kitchen and bathroom. The deck has some minor wear, and the home needs painting and landscaping to increase its value.

Repairs flagged

• Minor Deck — The deck has some visible wear and tear, but it is not severe enough to require extensive repairs.

Value-add opportunities

• Resale Paint the exterior and interior — Painting the exterior and interior can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Landscaping — A well-maintained lawn and landscaping can make the home more appealing to renters and increase its rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Tarkington Early Childhood School F TX #1,769/4,322 Nat'l #21,438/41,679 Middle Tarkington Middle F TX #704/1,662 Nat'l #6,453/14,009 High Tarkington H S F TX #821/1,632 Nat'l #8,293/17,239

Schools (NCES district)

• District: Tarkington ISD
• NCES district ID: 4842210
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $50,895
• Composite: 35.02/100
• National rank: #5044
• State rank: #373 of 826 in TX

C Composite livability gradescore 61/100

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 · 87,956 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: 11% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2025-08-25 Listed $77,999 HARMLS