813 Jefferson Ave · Cleveland, TX 77327

$175,000

3 bd · 3.0 ba · 1,401 sqft · SingleFamily public records · 92 Days on market

Built 2025 Good condition 7,248 sqft lot $125/sqft · 25% below area Est $233k · 25% 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 +14.5/30.0
• 1% rule +4.9/10.0
• DSCR +4.4/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 813 Jefferson Avenue in Cleveland! This charming craftsman style 1 story new build by Zion Homes features 3 bedrooms and 2 bathrooms. Thoughtfully designed with an open concept layout, the home offers a seamless flow between the living, dining and kitchen areas perfect for everyday living and entertaining. Conveniently located near schools and restaurants. Don't miss this opportunity to see this home, schedule your showing today!

Key facts

• Craftsman style
• Open concept layout
• Conveniently located

Tags

• CRAFTSMAN STYLE
• OPEN CONCEPT LAYOUT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $40 ($479/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 $173k (1.3% below list).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.7% 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: schools F, crime D-, amenities 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.
• Market conditions: Rents rising fast (+4.0%/yr); 1574 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 92 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.99% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (median comp): $233,180
• List price: $175,000
• Delta: -24.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Jefferson Ave	0.05mi	3/2.0	1,380 (-2%)	0mo	$165,000	$120	91
809 Jefferson Ave	0.02mi	3/2.0	1,380 (-2%)	3mo	$175,000	$127	90
807 Jefferson Ave	0.03mi	3/2.0	1,380 (-2%)	3mo	$175,000	$127	90
1204 Parkhurst Ave	0.33mi	3/2.0	1,373 (-2%)	2mo	$196,880	$143	76
908 Perry St	0.48mi	3/2.0	1,345 (-4%)	10mo	$182,000	$135	59
1002 Williams St	0.39mi	3/2.0	1,296 (-8%)	10mo	$165,000	$127	57
1105 S Fenner Ave	0.56mi	3/2.0	1,345 (-4%)	8mo	$172,900	$129	57
624 Truman St	0.60mi	3/2.0	1,361 (-3%)	10mo	$174,900	$129	56
1107 Fenner St	0.56mi	3/2.0	1,345 (-4%)	10mo	$205,000	$152	55
101 Ramey Ave	0.74mi	3/1.0	1,438 (+3%)	10mo	$182,000	$127	45
803 Hays St	0.56mi	3/2.0	1,200 (-14%)	6mo	$125,000	$104	41
605 Arvon St	0.68mi	2/1.0 (-1)	1,260 (-10%)	1mo	$82,200	$65	38

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-23,963
• Equity at exit: $26,093

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-9,849
• Equity at exit: $15,131

Cash invested: $49,000 (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: 1574
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$918
• Tax from tax record: −$334 /mo · $4,007/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $40

Break-even live

Break-even rent $1,677

Max offer price $175,000

Occupancy floor 93%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Jefferson Ave Cleveland, TX	3.0	2.0	1600	$1,870	$1.17	1d	1	0.05mi
700 Lyle West Ave Cleveland, TX	3.0	2.0	1080	$1,195	$1.11	1d	1	0.18mi
201 Pine Bend Ct Cleveland, TX	3.0	1.0	1040	$1,200	$1.15	43d	1	0.64mi
511 S Roosevelt Ave Cleveland, TX	3.0	1.0	960	$1,600	$1.67	43d	1	0.76mi
309 Johnson ST Unit J Cleveland, TX	4.0	1.0	1346	$1,350	$1.00	7d	1	0.85mi
1301 Nevell St Cleveland, TX	1.0–3.0	1.0–2.0	827	$1,255	$1.52	1d	4	1.22mi
1018 Green Ave Cleveland, TX	4.0	2.0	1337	$1,500	$1.12	22d	1	1.33mi

Listing history 20 events

1. 2026-06-18
   days on market $175,000 Active 92 DOM
2. 2026-06-17
   days on market $175,000 Active 91 DOM
3. 2026-06-16
   days on market $175,000 Active 90 DOM
4. 2026-06-15
   days on market $175,000 Active 89 DOM
5. 2026-06-13
   days on market $175,000 Active 87 DOM
6. 2026-06-10
   price $175,000 Active 83 DOM
7. 2026-06-09
   days on market $185,000 Active 83 DOM
8. 2026-06-08
   days on market $185,000 Active 82 DOM
9. 2026-06-07
   days on market $185,000 Active 81 DOM
10. 2026-06-04
    days on market $185,000 Active 78 DOM
11. 2026-06-03
    days on market $185,000 Active 77 DOM
12. 2026-06-02
    days on market $185,000 Active 76 DOM
13. 2026-06-01
    days on market $185,000 Active 75 DOM
14. 2026-05-31
    days on market $185,000 Active 74 DOM
15. 2026-03-23
    price $185,000 447-char remark

    Show marketing remark (447 chars)

    Welcome to 813 Jefferson Avenue in Cleveland! This charming craftsman style 1 story new build by Zion Homes features 3 bedrooms and 2 bathrooms. Thoughtfully designed with an open concept layout, the home offers a seamless flow between the living, dining and kitchen areas perfect for everyday living and entertaining. Conveniently located near schools and restaurants. Don't miss this opportunity to see this home, schedule your showing today!

16. 2026-03-18
    listed $179,999 Active 447-char remark

    Show marketing remark (447 chars)

    Welcome to 813 Jefferson Avenue in Cleveland! This charming craftsman style 1 story new build by Zion Homes features 3 bedrooms and 2 bathrooms. Thoughtfully designed with an open concept layout, the home offers a seamless flow between the living, dining and kitchen areas perfect for everyday living and entertaining. Conveniently located near schools and restaurants. Don't miss this opportunity to see this home, schedule your showing today!

17. 2019-12-17
    historical
18. 2019-11-14
    price $150,260
19. 2019-10-31
    price $150,821
20. 2019-07-27
    listed $145,821 Active

ⓘ 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: $4,007 · $334/mo
• Projected year-2 tax: $4,007 · $334/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,726
• − Mortgage interest: −$9,803
• − Property taxes: −$4,007
• − Insurance: −$875
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$5,091
• Taxable loss: −$2,366
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $1,047/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 · 12 photos

Good 80/100 None rehab

This charming craftsman-style single-family home is in excellent condition with a good condition score of 80. It features an open concept layout, modern kitchen, and two bathrooms. The home is located in a desirable neighborhood and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

ⓘ 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: 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

• Census place: Cleveland, TX
• County: Liberty County · 82,189 people
• City population: 82,189
• 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

+26.9% since first listed

6 events — show timeline

• 2026-03-23 Price Changed $185,000 HARMLS
• 2026-03-18 Listed $179,999 HARMLS
• 2019-12-17 Listing Removed — HARMLS
• 2019-11-14 Price Changed $150,260 HARMLS
• 2019-10-31 Price Changed $150,821 HARMLS
• 2019-07-27 Listed $145,821 HARMLS

Property tax history

+4.4%/yr

Latest (2025): $4,007 · +4.4% YoY. Source: county tax records.