760 Thicket Ln #760 · Houston, TX 77079

$159,900

4 bd · 3.0 ba · 2,119 sqft · Townhouse · 74 Days on market

Built 1973 Average condition 1,568 sqft lot $75/sqft · 30% below area Est $227k · 30% under $400/mo HOA · 15% of rent ↓ 10% since listing

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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 +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the largest townhome property! Tucked into the tree-lined community of Memorial Club, 760 Thicket Ln offers a comfortable blend of space, character, and location. The living area features generous proportions and great natural light, creating an inviting space for relaxing or entertaining. The kitchen provides ample cabinetry and workspace, opening to the dining area for easy everyday living. Upstairs, well-sized bedrooms offer privacy and flexibility, while the private patio provides a quiet outdoor retreat. Residents enjoy mature landscaping, community amenities, and a prime Memorial-area location with quick access to City Centre, Energy Corridor employers, shopping, dining, and major thoroughfares.

Key facts

• $400 HOA
• Built 1973
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $160k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.2% in Houston — 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 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime F.
• Spring Branch ISD (urban): math 47% / reading 46% proficiency, ranked #215 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.8%/yr); 235 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($102k/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.
• 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 74 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 D-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. Crime grade is F 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?
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: 1.67% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.08%
• DSCR: 1.72
• GRM: 5.0

CMA / ARV

• ARV (median comp): $226,888
• List price: $159,900
• Delta: -29.52%
• 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
14690 Perthshire Rd Unit C	0.08mi	3/2.5 (-1)	1,978 (-7%)	1mo	$225,000	$114	78
14706 Perthshire Rd Unit G	0.09mi	3/2.5 (-1)	1,978 (-7%)	0mo	$239,500	$121	78
14704 Perthshire Rd Unit E	0.07mi	3/2.5 (-1)	1,978 (-7%)	4mo	$270,000	$137	75
15137 Kimberley Ct	0.52mi	4/3.0	2,152 (+2%)	1mo	$330,000	$153	72
14524 Misty Meadow Ln	0.68mi	4/3.0	2,103 (-1%)	7mo	$299,900	$143	61
15159 Kimberley Ct #38	0.58mi	3/2.5 (-1)	2,092 (-1%)	4mo	$319,000	$152	61
15004 Kimberley Ct	0.43mi	3/2.5 (-1)	1,956 (-8%)	6mo	$335,000	$171	55
1147 Country Place Dr	0.70mi	3/2.5 (-1)	1,992 (-6%)	1mo	$270,000	$136	50
781 Country Place Dr #2016	0.51mi	3/2.5 (-1)	1,864 (-12%)	3mo	$99,900	$54	46
800 Country Place Dr #1204	0.67mi	3/2.5 (-1)	1,951 (-8%)	3mo	$270,000	$138	46
14506 Misty Meadow Ln	0.70mi	3/2.5 (-1)	1,886 (-11%)	1mo	$225,000	$119	42
880 Tully Rd #81	0.56mi	3/2.5 (-1)	1,830 (-14%)	4mo	$250,000	$137	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $4,768
• Equity at exit: $23,842

10-year hold

• IRR: 8.5%
• Equity multiple: 1.54×
• Total profit: $24,328
• Equity at exit: $13,825

Cash invested: $44,772 (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 77079

• Rents YoY: -0.8%
• Active inventory: 235
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,664 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$400
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $600

Break-even live

Break-even rent $1,905

Max offer price $159,900

Occupancy floor 72%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14800 Memorial Dr Houston, TX	1.0–3.0	1.5–3.0	1371	$3,885	$2.83	1d	14	0.16mi
14800 Memorial Dr Houston, TX	1.0–3.0	1.5–3.0	1368	$3,966	$2.90	10d	21	0.16mi
14806 Memorial Dr Houston, TX	3.0	3.0	1565	$2,750	$1.76	43d	1	0.21mi
14814 Perthshire Rd Houston, TX	2.0–4.0	1.0–2.5	1381	$2,245	$1.63	1d	81	0.22mi
681 Dairy Ashford Rd Houston, TX	3.0	2.0	1492	$1,886	$1.26	43d	1	0.28mi
681 Dairy Ashford Rd Houston, TX	3.0	2.0	1492	$1,886	$1.26	21d	1	0.28mi
781 Country Place Dr Houston, TX	2.0–3.0	2.0–2.5	2264	$1,800	$0.80	4d	6	0.51mi
770 N Eldridge Pkwy Houston, TX	1.0–3.0	1.0–2.0	1099	$2,544	$2.31	1d	19	0.53mi
15100 Turkey Creek Dr Houston, TX	3.0	2.0	1766	$2,648	$1.50	24d	1	0.70mi
881 N Eldridge Pkwy Houston, TX	3.0	3.0	1766	$2,483	$1.41	43d	1	0.77mi
881 N Eldridge Pkwy Houston, TX	3.0	3.0	1766	$2,483	$1.41	20d	1	0.77mi
1305 Country Place Dr Houston, TX	3.0	2.5	1886	$1,550	$0.82	43d	1	0.77mi
875 N Eldridge Pkwy Houston, TX	1.0–3.0	1.0–2.5	1197	$2,688	$2.25	1d	29	0.78mi
15206 Memorial Dr Houston, TX	3.0	2.0	1772	$2,718	$1.53	43d	1	0.92mi
15206 Memorial Dr Houston, TX	3.0	2.0	1772	$2,718	$1.53	21d	1	0.92mi
12658 Briar Patch Rd Houston, TX	4.0	3.0	2405	$2,500	$1.04	7d	1	0.94mi
777 S Mayde Creek Dr Houston, TX	3.0	1.0–2.5	1279	$3,011	$2.35	1d	20	1.00mi
1333 Eldridge Pkwy Houston, TX	1.0–3.0	1.0–2.0	1033	$1,805	$1.75	1d	32	1.25mi
1415 Eldridge Pkwy Houston, TX	1.0–3.0	1.0–2.0	1109	$2,278	$2.05	1d	62	1.40mi
550 Westlake Park Blvd Houston, TX	3.0	1.0–2.0	1143	$4,745	$4.15	1d	45	1.41mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: landscaping

Listing history 13 events

1. 2026-06-15
   statusdays on market $159,900 Pending 74 DOM
2. 2026-06-13
   pricedays on market $159,900 Active 73 DOM
3. 2026-06-09
   days on market $193,135 Active 69 DOM
4. 2026-06-08
   days on market $193,135 Active 68 DOM
5. 2026-06-07
   days on market $193,135 Active 67 DOM
6. 2026-06-04
   days on market $193,135 Active 64 DOM
7. 2026-06-03
   days on market $193,135 Active 63 DOM
8. 2026-06-02
   days on market $193,135 Active 62 DOM
9. 2026-06-01
   days on market $193,135 Active 61 DOM
10. 2026-05-31
    days on market $193,135 Active 60 DOM
11. 2026-05-07
    price $203,300 717-char remark

    Show marketing remark (717 chars)

    One of the largest townhome property! Tucked into the tree-lined community of Memorial Club, 760 Thicket Ln offers a comfortable blend of space, character, and location. The living area features generous proportions and great natural light, creating an inviting space for relaxing or entertaining. The kitchen provides ample cabinetry and workspace, opening to the dining area for easy everyday living. Upstairs, well-sized bedrooms offer privacy and flexibility, while the private patio provides a quiet outdoor retreat. Residents enjoy mature landscaping, community amenities, and a prime Memorial-area location with quick access to City Centre, Energy Corridor employers, shopping, dining, and major thoroughfares.

12. 2026-04-15
    price $214,000 717-char remark

    Show marketing remark (717 chars)

    One of the largest townhome property! Tucked into the tree-lined community of Memorial Club, 760 Thicket Ln offers a comfortable blend of space, character, and location. The living area features generous proportions and great natural light, creating an inviting space for relaxing or entertaining. The kitchen provides ample cabinetry and workspace, opening to the dining area for easy everyday living. Upstairs, well-sized bedrooms offer privacy and flexibility, while the private patio provides a quiet outdoor retreat. Residents enjoy mature landscaping, community amenities, and a prime Memorial-area location with quick access to City Centre, Energy Corridor employers, shopping, dining, and major thoroughfares.

13. 2026-04-01
    listed $225,000 Active 717-char remark

    Show marketing remark (717 chars)

    One of the largest townhome property! Tucked into the tree-lined community of Memorial Club, 760 Thicket Ln offers a comfortable blend of space, character, and location. The living area features generous proportions and great natural light, creating an inviting space for relaxing or entertaining. The kitchen provides ample cabinetry and workspace, opening to the dining area for easy everyday living. Upstairs, well-sized bedrooms offer privacy and flexibility, while the private patio provides a quiet outdoor retreat. Residents enjoy mature landscaping, community amenities, and a prime Memorial-area location with quick access to City Centre, Energy Corridor employers, shopping, dining, and major thoroughfares.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,972
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,558
• − Management: −$2,558
• − HOA: −$4,800
• − Depreciation: −$4,652
• Taxable income: $5,250
• Est. tax owed @ 24.0%: −$1,260
• After-tax cash flow: $5,937/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

Average 55/100 Moderate rehab

This townhome requires moderate repairs and maintenance to improve its condition and value. Upgrades to the exterior, interior, and landscaping would significantly enhance its curb appeal and marketability.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtub and shower — Dated appearance
• Moderate Exterior paint — Paint appears chipped
• Moderate Hardwood floors — Worn appearance
• Moderate Interior paint — Chipped in some areas
• Moderate Landscaping — Could be improved

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal
• Resale Refinish hardwood floors — Updated flooring improves aesthetics
• Resale Paint interior — Updated paint enhances curb appeal
• Both Landscaping — Improved landscaping enhances curb appeal and adds value
• Resale Replace kitchen cabinets — Modern cabinets improve aesthetics and functionality
• Resale Replace bathtub and shower — Modern fixtures improve aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathtub and shower · Dated appearance	Minor	$500–3,000
Exterior paint · Paint appears chipped	Moderate	$3,000–15,000
Hardwood floors · Worn appearance	Moderate	$3,000–15,000
Interior paint · Chipped in some areas	Moderate	$3,000–15,000
Landscaping · Could be improved	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$13,000–66,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint enhances curb appeal ↑
• Resale Refinish hardwood floors — Updated flooring improves aesthetics ↑
• Resale Paint interior — Updated paint enhances curb appeal ↑
• Both Landscaping — Improved landscaping enhances curb appeal and adds value ↑
• Resale Replace kitchen cabinets — Modern cabinets improve aesthetics and functionality ↑
• Resale Replace bathtub and shower — Modern fixtures improve aesthetics and functionality ↑

ⓘ 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: Spring Branch ISD
• NCES district ID: 4841100
• Math proficiency: 47% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $60,311
• Composite: 40.88/100
• National rank: #3624
• State rank: #215 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 37,276
• Household income: $101,995
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 1811.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 20% Two or more races 15% Black 13% Asian 8%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 25% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 15% Other Indo-European 5% Chinese 2%

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: ▼ -316.55%
• Current HPI: 286.7958
• Rent YoY: ▼ -0.80%
• 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

-9.6% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $203,300 HARMLS
• 2026-04-15 Price Changed $214,000 HARMLS
• 2026-04-01 Listed $225,000 HARMLS