Hazel Plan · Barrett, TX 77532

$238,990

4 bd · 2.0 ba · 1,633 sqft · SingleFamily · 143 Days on market

Excellent condition Garage

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Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.5/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Home, sweet Hazel. Our Hazel floor plan is a premier new home design for those seeking the perfect combination of cozy comfort and a modern feel. Whether you're looking to purchase your first home or need a more functional living space, this floor plan could be the perfect option for you. Upon entry through the front porch, you're immediately met with a foyer that makes you feel welcome into the home. The foyer provides ample space for storage and décor, offering direct access to the family room, utility room, and two-car garage. If more space is needed, you have the option to upgrade to a two-and-a-half or three-car plan for plenty of extra room to park or store items.

Key facts

• 2 garage spots
• Listed 142 days

🏗️ New construction. The $238,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $253,445.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $239k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (9.2% below list).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,335 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: employment D, amenities F, commute F.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL); Crosby H S (math 44% / reading 45%, grade F, #652 of 1,632 statewide, top 43%, 1,937 students, 54% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1723 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,311 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $253,445
• List price: $238,990
• Delta: -5.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12807 Ivy Creek Ct	0.11mi	4/2.0	1,716 (+5%)	2mo	$220,991	$129	85
12814 Shaily Faith Ct	0.34mi	4/2.0	1,607 (-2%)	1mo	$223,990	$139	81
1507 Vanessa Gold Ct	0.06mi	3/2.5 (-1)	1,737 (+6%)	1mo	$260,790	$150	79
1531 Vanessa Gold Ct	0.10mi	3/2.5 (-1)	1,737 (+6%)	3mo	$254,990	$147	76
12814 Ivy Creek Ct	0.23mi	3/2.0 (-1)	1,564 (-4%)	2mo	$251,690	$161	75
13006 Dianna Lee Dr	0.08mi	3/2.0 (-1)	1,418 (-13%)	2mo	$218,990	$154	68
13030 Dianna Lee Dr	0.09mi	3/2.0 (-1)	1,418 (-13%)	3mo	$216,790	$153	67
13031 Dianna Lee Dr	0.11mi	3/2.0 (-1)	1,409 (-14%)	3mo	$214,490	$152	65
12815 Ivy Creek Ct	0.23mi	4/2.0	1,859 (+14%)	3mo	$272,190	$146	64
12818 Shaily Faith Ct	0.34mi	3/2.0 (-1)	1,409 (-14%)	2mo	$216,990	$154	55
1223 Bonnerjee Dr	0.41mi	4/2.0	1,859 (+14%)	4mo	$292,990	$158	54
12815 Shaily Faith Ct	0.35mi	3/2.0 (-1)	1,411 (-14%)	2mo	$226,990	$161	54

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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.28×
• Total profit: $-50,879
• Equity at exit: $37,789

10-year hold

• IRR: -18.3%
• Equity multiple: 0.08×
• Total profit: $-65,532
• Equity at exit: $21,913

Cash invested: $70,965 (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 →

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

Active competition Active MLS

• For sale now: 52 active · 61 under contract
• Months of supply: 6.4 mo (16%/mo absorbed)
• Median asking: $239,990 ($144/sqft)
• Median days on market: 66 d
• This list price: 48% of active listings are priced below it
• ARV vs active asking: +8.1% vs current asking $/sqft

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

ZIP-level market 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1723
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,170 medium
• Mortgage (P&I): −$1,329
• Tax est. 1.5%: −$317 /mo · $3,802/yr
• Insurance: −$106
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-104

Break-even live

Break-even rent $2,301

Max offer price $238,418

Occupancy floor 100%

Sensitivity live

Price	-10% $71	-5% $-16	+0% $-104	+5% $-191	+10% $-279
Rent	-10% $-275	-5% $-190	+0% $-104	+5% $-18	+10% $68
Rate	-1.0pp $24	-0.5pp $-39	base $-104	+0.5pp $-170	+1.0pp $-236

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: $63,361
• Closing costs: $7,603
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13702 Sun Bear Ct Crosby, TX	3.0	2.0	1899	$1,899	$1.00	40d	1	1.39mi

Property features AI

Finance

• Other: Address: 12950 Carvel Glenn Dr, Crosby TX 77532
• Financial info: List price $238,990

Exterior

• Parking: 2 garage parking spaces (2 total parking)
• Home design: Single-family plan home named HazelActive status listing
• Exterior features: Living area approximately 1,633 (listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Hazel)

Listing history 50 events

1. 2026-09-24
   days on market $238,990 Active 143 DOM
2. 2026-09-23
   days on market $238,990 Active 142 DOM
3. 2026-09-22
   days on market $238,990 Active 141 DOM
4. 2026-09-21
   days on market $238,990 Active 140 DOM
5. 2026-09-20
   days on market $238,990 Active 139 DOM
6. 2026-09-19
   days on market $238,990 Active 138 DOM
7. 2026-09-18
   days on market $238,990 Active 137 DOM
8. 2026-09-17
   days on market $238,990 Active 136 DOM
9. 2026-09-16
   days on market $238,990 Active 135 DOM
10. 2026-09-15
    days on market $238,990 Active 134 DOM
11. 2026-09-14
    days on market $238,990 Active 133 DOM
12. 2026-09-13
    days on market $238,990 Active 132 DOM
13. 2026-09-12
    days on market $238,990 Active 131 DOM
14. 2026-09-11
    days on market $238,990 Active 130 DOM
15. 2026-09-05
    days on market $238,990 Active 124 DOM
16. 2026-09-04
    days on market $238,990 Active 123 DOM
17. 2026-09-02
    days on market $238,990 Active 121 DOM
18. 2026-08-31
    days on market $238,990 Active 119 DOM
19. 2026-08-29
    days on market $238,990 Active 117 DOM
20. 2026-08-28
    days on market $238,990 Active 116 DOM
21. 2026-08-27
    days on market $238,990 Active 115 DOM
22. 2026-08-25
    days on market $238,990 Active 113 DOM
23. 2026-08-24
    days on market $238,990 Active 112 DOM
24. 2026-08-23
    days on market $238,990 Active 111 DOM
25. 2026-08-22
    days on market $238,990 Active 110 DOM
26. 2026-08-21
    days on market $238,990 Active 109 DOM
27. 2026-08-20
    days on market $238,990 Active 108 DOM
28. 2026-08-19
    days on market $238,990 Active 107 DOM
29. 2026-08-18
    days on market $238,990 Active 106 DOM
30. 2026-08-17
    days on market $238,990 Active 105 DOM
31. 2026-08-16
    days on market $238,990 Active 104 DOM
32. 2026-08-15
    days on market $238,990 Active 103 DOM
33. 2026-08-14
    days on market $238,990 Active 102 DOM
34. 2026-08-13
    days on market $238,990 Active 101 DOM
35. 2026-08-12
    days on market $238,990 Active 100 DOM
36. 2026-08-11
    days on market $238,990 Active 99 DOM
37. 2026-08-10
    days on market $238,990 Active 98 DOM
38. 2026-08-09
    days on market $238,990 Active 97 DOM
39. 2026-08-08
    days on market $238,990 Active 96 DOM
40. 2026-08-06
    days on market $238,990 Active 94 DOM
41. 2026-08-05
    days on market $238,990 Active 93 DOM
42. 2026-08-04
    days on market $238,990 Active 92 DOM
43. 2026-08-03
    days on market $238,990 Active 91 DOM
44. 2026-07-31
    days on market $238,990 Active 88 DOM
45. 2026-07-30
    days on market $238,990 Active 87 DOM
46. 2026-07-30
    days on market $238,990 Active 86 DOM
47. 2026-07-28
    days on market $238,990 Active 85 DOM
48. 2026-07-26
    days on market $238,990 Active 83 DOM
49. 2026-07-24
    days on market $238,990 Active 81 DOM
50. 2026-07-23
    days on market $238,990 Active 80 DOM

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,037
• − Mortgage interest: −$14,197
• − Property taxes: −$3,802
• − Insurance: −$2,065
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − Depreciation: −$7,373
• Taxable loss: −$5,565
• Est. tax savings @ 24.0%: +$1,336
• After-tax cash flow: $89/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

Excellent 100/100 None rehab

This Hazel plan by CastleRock Communities is a move-in-ready single-family home with no visible repairs or maintenance needed. The design offers cozy comfort and a modern feel, making it an excellent option for first-time buyers or those seeking a functional living space.

F Composite school gradezoned avg 44/100

Zoned Schools

High Crosby H S F TX #652/1,632 Nat'l #6,890/17,239

Schools (NCES district)

• District: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 of 826 in TX

D Composite livability gradescore 56/100

Livability — Barrett

• Score: 56/100
• State rank: #1335
• US rank: #22991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barrett, TX
• County: Harris County · 5,571,493 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 10% of renters

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Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• 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

Property features AI

Finance

• Other: Address: 12950 Carvel Glenn Dr, Crosby TX 77532
• Financial info: List price $238,990

Exterior

• Parking: 2 garage parking spaces (2 total parking)
• Home design: Single-family plan home named HazelActive status listing
• Exterior features: Living area approximately 1,633 (listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Hazel)