10024 Fm 563 Rd · Liberty, TX 77575

$160,000

3 bd · 2.0 ba · 1,498 sqft · SingleFamily public records · 7 Days on market

Built 1972 1.00 ac lot $107/sqft · 17% below area Est $193k · 17% 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).

• Cash flow +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brick ranch home on a full acre in Liberty County along FM 563 with easy access to US-90 and just minutes from the City of Liberty. This 3 bedroom 1 and half bath home features hardwood floors, a spacious kitchen with an island, and French doors leading to the backyard. ROOF is only 1 YEAR OLD & NOT IN FLOOD ZONE! A detached 2-car carport plus a storage building gives you covered parking and extra workspace. Enjoy a full acre of open land with mature trees, a fenced perimeter, and a gravel driveway, plenty of room to spread out. Liberty County is one of the fastest-growing rural markets in the Greater Houston area, offering affordable land, no city taxes, and easy access to Houston vi

Key facts

• Detached carport
• Spacious kitchen
• Storage building

Tags

• FULL ACRE
• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• FRENCH DOORS
• DETACHED CARPORT
• STORAGE BUILDING

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Parking: Detached carport; 2-car carport
• Utilities: Well water; Septic tank sewer
• Home design: Residential property; Built in 1972; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Wooded lot; Other lot features

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Primary bedroom (First floor); Bedroom (First floor); Bedroom (First floor); Bedrooms possible: 3
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (Gas); Window units for cooling
• Interior features: Double vanity; Kitchen island; Kitchen/family room combo; Primary bathroom with bath
• Laundry & utility: Utility room (First floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.4% 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+, schools F, amenities 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.
• Market conditions: 224 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y ago 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: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (median comp): $193,018
• List price: $160,000
• Delta: 3.57%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-16,527
• Equity at exit: $23,857

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,132
• Equity at exit: $13,834

Cash invested: $44,800 (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 77575

• Home prices YoY: -26.6%
• Active inventory: 224
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $147

Break-even live

Break-even rent $1,464

Max offer price $160,000

Occupancy floor 86%

Sensitivity live

Price	-10% $237	-5% $192	+0% $147	+5% $101	+10% $56
Rent	-10% $16	-5% $82	+0% $147	+5% $212	+10% $277
Rate	-1.0pp $227	-0.5pp $187	base $147	+0.5pp $105	+1.0pp $63

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-09
   days on market $160,000 Active 7 DOM
2. 2026-06-08
   days on market $160,000 Active 6 DOM
3. 2026-06-07
   days on market $160,000 Active 5 DOM
4. 2026-06-04
   days on market $160,000 Active 2 DOM
5. 2026-06-03
   pricedays on marketlisting id $160,000 Active 1 DOM
6. 2026-06-02
   days on market $175,000 Active 8 DOM
7. 2026-06-01
   days on market $175,000 Active 7 DOM
8. 2026-05-31
   days on market $175,000 Active 6 DOM
9. 2026-05-15
   listed $185,000 Active 800-char remark
10. 2026-05-15
    historical
11. 2026-04-29
    price $199,900
12. 2026-04-29
    price $199,000
13. 2026-04-29
    listed $199,000 Active
14. 2026-04-28
    historical
15. 2026-04-20
    listed $220,000 Active
16. 2014-10-06
    soldstatus
17. 2014-10-03
    soldstatus Sold
18. 2014-09-01
    status Pending
19. 2014-08-23
    status Option Pending
20. 2014-08-12
    listed $92,500 Active
21. 2009-02-27
    soldstatus
22. 1994-07-18
    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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/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 · 26 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: $19,800
• − Mortgage interest: −$8,962
• − Property taxes: −$3,013
• − Insurance: −$800
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,655
• Taxable loss: −$798
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $1,952/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: 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

• 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

+73.0% since first listed

19 events — show timeline

• 2026-06-10 Listing Removed — HARMLS
• 2026-06-02 Listing Removed — HARMLS
• 2026-06-02 Listed $160,000 HARMLS
• 2026-05-25 Listing Removed — HARMLS
• 2026-05-25 Listed $175,000 HARMLS
• 2026-05-15 Listing Removed — HARMLS
• 2026-05-15 Listed $185,000 HARMLS
• 2026-04-29 Price Changed $199,900 HARMLS
• 2026-04-29 Price Changed $199,000 HARMLS
• 2026-04-29 Listed $199,000 HARMLS
• 2026-04-28 Listing Removed — HARMLS
• 2026-04-20 Listed $220,000 HARMLS
• 2014-10-06 Sold (Public Records) — Public Records
• 2014-10-03 Sold (MLS) — HARMLS
• 2014-09-01 Pending — HARMLS
• 2014-08-23 Pending — HARMLS
• 2014-08-12 Listed $92,500 HARMLS
• 2009-02-27 Sold (Public Records) — Public Records
• 1994-07-18 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,013 · +8.6% YoY. Source: county tax records.