11002 La Crosse St · Jacinto City, TX 77029

$140,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 172 Days on market

Built 1945 7,562 sqft lot $113/sqft · 27% below area Est $191k · 27% 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 +14.0/30.0
• Appreciation +10.0/10.0
• 1% rule +4.3/10.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming single-story home located on a quiet street in Houston’s east side. This property features a traditional layout with a spacious front yard, mature trees for shade, and plenty of potential for customization. Conveniently situated near major freeways, shopping, and schools, the home offers a great opportunity for investors or buyers looking to add personal touches. With easy access to I-10 and Loop 610, commuting around the city is simple.

Key facts

• Spacious front yard
• Single-story home
• Easy access to i-10

Tags

• SINGLE-STORY HOME
• SPACIOUS FRONT YARD
• MATURE TREES
• EASY ACCESS TO I-10
• EASY ACCESS TO LOOP 610

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $17 ($209/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 $130k (6.8% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#384 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools F, amenities F, commute F.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 153 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 32% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 1945 — 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. 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: 0.93% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 8.9

CMA / ARV

• ARV (median comp): $191,292
• List price: $140,000
• Delta: -26.81%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11201 Muscatine St	0.17mi	3/1.0	1,066 (-14%)	2mo	$129,900	$122	67
10514 Palestine St	0.56mi	3/2.0	1,235 (-0%)	5mo	$237,500	$192	65
10418 S Oswego St	0.60mi	3/2.0	1,256 (+1%)	2mo	$205,000	$163	64
631 Soft Shadows Ln	0.41mi	3/2.0	1,328 (+7%)	9mo	$196,000	$148	58
11518 Munn St	0.65mi	3/1.0	1,288 (+4%)	7mo	$205,000	$159	57
519 Westshire Dr	0.70mi	3/1.5	1,146 (-8%)	2mo	$169,000	$147	51
10701 Pillot St	0.57mi	3/1.0	1,098 (-12%)	5mo	$130,000	$118	50
11020 Munn St	0.56mi	3/1.5	1,373 (+11%)	5mo	$310,000	$226	50
1622 Jennifer Ln	0.71mi	3/1.0	1,121 (-10%)	8mo	$163,000	$145	44
11510 Tilia St	0.62mi	3/1.0	1,404 (+13%)	7mo	$90,000	$64	44
10418 Burman St	0.71mi	3/2.0	1,379 (+11%)	1mo	$175,000	$127	43
11509 Lord St	0.73mi	3/1.0	1,077 (-13%)	4mo	$119,000	$110	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.97×
• Total profit: $77,405
• Equity at exit: $126,123

10-year hold

• IRR: 21.8%
• Equity multiple: 6.80×
• Total profit: $227,167
• Equity at exit: $271,989

Cash invested: $39,200 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 153
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$734
• Tax from tax record: −$220 /mo · $2,645/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $17

Break-even live

Break-even rent $1,282

Max offer price $140,000

Occupancy floor 94%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
768 Coolwood Dr Houston, TX	2.0	1.0	1102	$1,295	$1.18	44d	1	0.73mi
778 Coolwood Dr Houston, TX	2.0	1.0	1000	$1,295	$1.29	44d	1	0.76mi
12200 Fleming Dr Houston, TX	1.0–3.0	1.0–2.0	842	$1,265	$1.50	2d	25	0.78mi
12006 Fleming Dr Houston, TX	2.0	1.0	816	$1,025	$1.26	24d	1	0.79mi
734 Coolwood Dr Houston, TX	2.0	1.5	1000	$1,295	$1.29	44d	1	0.80mi
10208 Challenger 7 Dr Jacinto City, TX	2.0	1.0	900	$1,190	$1.32	44d	1	0.87mi
12221 Fleming Dr Houston, TX	1.0–3.0	1.0–1.5	827	$1,089	$1.32	19d	19	0.91mi
10202 Challenger 7 Dr Unit 10259 Jacinto City, TX	2.0	2.0	900	$1,107	$1.23	3d	1	0.91mi
10202 Challenger 7 Dr Unit 424 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	5d	1	0.91mi
10202 Challenger 7 Dr Unit 422 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	8d	1	0.91mi
10202 Challenger 7 Dr Unit 2047 Jacinto City, TX	2.0	2.0	900	$1,150	$1.28	11d	1	0.91mi
676 Maxey Rd Houston, TX	2.0	1.0	968	$1,060	$1.10	19d	1	1.03mi
676 Maxey Rd Houston, TX	2.0	1.0	968	$1,060	$1.10	22d	1	1.03mi
670 Maxey Rd Houston, TX	1.0–3.0	1.0–2.0	936	$1,380	$1.47	8d	15	1.04mi
664 Maxey Rd Houston, TX	1.0–2.0	1.0	783	$1,150	$1.47	8d	37	1.12mi
9701 Market St Houston, TX	1.0–2.0	1.0	798	$1,309	$1.64	8d	1	1.34mi
9907 Lanewell St Unit a Houston, TX	3.0	2.0	872	$1,154	$1.32	22d	1	1.35mi
513 Woodhurst St Houston, TX	2.0	2.0	837	$1,019	$1.22	24d	1	1.37mi
470 Maxey Rd Houston, TX	1.0–2.0	1.0–2.0	682	$965	$1.41	3d	26	1.43mi

Listing history 11 events

1. 2026-06-10
   days on market $140,000 Active 172 DOM
2. 2026-06-08
   days on market $140,000 Active 171 DOM
3. 2026-06-07
   days on market $140,000 Active 170 DOM
4. 2026-06-04
   days on market $140,000 Active 167 DOM
5. 2026-06-01
   days on market $140,000 Active 164 DOM
6. 2026-05-31
   days on market $140,000 Active 163 DOM
7. 2025-12-19
   historical

   Show marketing remark (456 chars)

   Charming single-story home located on a quiet street in Houston’s east side. This property features a traditional layout with a spacious front yard, mature trees for shade, and plenty of potential for customization. Conveniently situated near major freeways, shopping, and schools, the home offers a great opportunity for investors or buyers looking to add personal touches. With easy access to I-10 and Loop 610, commuting around the city is simple.

8. 2025-12-19
   listed $140,000 Active 456-char remark

   Show marketing remark (456 chars)

   Charming single-story home located on a quiet street in Houston’s east side. This property features a traditional layout with a spacious front yard, mature trees for shade, and plenty of potential for customization. Conveniently situated near major freeways, shopping, and schools, the home offers a great opportunity for investors or buyers looking to add personal touches. With easy access to I-10 and Loop 610, commuting around the city is simple.

9. 2025-10-06
   listed $140,000 Active
10. 2024-05-09
    soldstatus
11. 1988-01-03
    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: $2,645 · $220/mo
• Projected year-2 tax: $2,645 · $220/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 5/10 Major FEMA zone X (unshaded) · 44% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,651
• − Mortgage interest: −$7,842
• − Property taxes: −$2,645
• − Insurance: −$700
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$4,073
• Taxable loss: −$2,113
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $716/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: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 of 826 in TX

Livability — Jacinto City

• Score: 70/100
• State rank: #384
• US rank: #8027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacinto City, TX
• County: Harris County · 4,702,590 people
• City population: 16,154
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

+0.0% since first listed

5 events — show timeline

• 2025-12-19 Listed $140,000 HARMLS
• 2025-12-19 Listing Removed — HARMLS
• 2025-10-06 Listed $140,000 HARMLS
• 2024-05-09 Sold (Public Records) — Public Records
• 1988-01-03 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,645 · +1.5% YoY. Source: county tax records.