10838 Spruce Dr S · La Porte, TX 77571

$262,000

4 bd · 2.5 ba · 2,448 sqft · SingleFamily public records · 23 Days on market

Built 1992 6,599 sqft lot $107/sqft · 14% below area Est $305k · 14% under $13/mo HOA · 1% of rent

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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).

• ARV discount +13.9/15.0
• Cash flow +7.5/30.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent location! This home is in a well established neighborhood, in a great school district! This two story home has the primary bedroom downstairs with a en-suite bathroom with tub and shower separated. The family room is huge with an open floor plan that can be viewed from the kitchen for the family gatherings! Upstairs you will find 3 bedrooms and a nice game room - so much space! The backyard is spacious for the kids and fur babies! Schedule your showing today!

Key facts

• Open floor plan
• En-suite bathroom
• Game room

Tags

• WELL ESTABLISHED NEIGHBORHOOD
• GREAT SCHOOL DISTRICT
• PRIMARY BEDROOM DOWNSTAIRS
• EN-SUITE BATHROOM
• OPEN FLOOR PLAN
• GAME ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (11.3% below list).
• Recommended offer: $205k (21.7% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.4% in La Porte — 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 70/100 on livability (#360 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• La Porte ISD (suburban): math 41% / reading 44% proficiency, ranked #260 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 337 active listings in the ZIP; 2 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).
• This rent runs 34% of the median local income ($82k/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 $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 23 days — a 2% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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.
• Current owner paid $96k; list at $262k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,262 (21.7% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.25%
• DSCR: 0.77
• GRM: 9.4

CMA / ARV

• ARV (median comp): $305,406
• List price: $262,000
• Delta: -12.25%
• 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
10900 Spruce Dr S	0.09mi	4/2.5	2,500 (+2%)	3mo	$374,900	$150	89
3105 Old Hickory Dr	0.12mi	4/2.5	2,400 (-2%)	3mo	$339,900	$142	89
10900 Dogwood Dr	0.13mi	4/2.5	2,610 (+7%)	2mo	$285,000	$109	82
10822 W Dogwood Dr	0.14mi	4/2.5	2,304 (-6%)	3mo	$450,000	$195	81
2212 Clements Shore Ln	0.51mi	4/3.0	2,408 (-2%)	1mo	$380,000	$158	70
10207 Old Orchard Rd	0.74mi	4/2.5	2,403 (-2%)	4mo	$284,900	$119	60
10214 Winding Trail Rd	0.62mi	4/3.0	2,581 (+5%)	1mo	$364,900	$141	59
11003 Collingswood Dr	0.39mi	4/2.5	2,754 (+12%)	3mo	$340,000	$123	58
10302 Belfast Rd	0.55mi	4/3.0	2,241 (-8%)	3mo	$185,000	$83	56
2191 Clements Shore Ln	0.57mi	3/2.0 (-1)	2,227 (-9%)	4mo	$375,000	$168	48
3863 Pecan Cir	0.47mi	3/2.0 (-1)	2,132 (-13%)	4mo	$280,000	$131	46
11011 Birch Dr	0.45mi	3/2.0 (-1)	2,086 (-15%)	3mo	$349,900	$168	45

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -25.4%
• Equity multiple: 0.14×
• Total profit: $-63,107
• Equity at exit: $39,065

10-year hold

• IRR: -21.9%
• Equity multiple: -0.12×
• Total profit: $-82,097
• Equity at exit: $22,653

Cash invested: $73,360 (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 77571

• Home prices YoY: -28.9%
• Rents YoY: 2.8%
• Active inventory: 337
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,324 medium
• Mortgage (P&I): −$1,374
• Tax from tax record: −$661 /mo · $7,936/yr
• Insurance: −$109
• HOA: −$13
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-321

Break-even live

Break-even rent $2,731

Max offer price $205,262

Occupancy floor —

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5222 Valley View Dr La Porte, TX	3.0	2.0	1739	$1,970	$1.13	44d	1	0.90mi
809 Willow Creek Dr La Porte, TX	4.0	2.0	1962	$2,100	$1.07	44d	1	1.33mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 33 events

1. 2026-06-18
   days on market $262,000 Active 23 DOM
2. 2026-06-17
   days on market $262,000 Active 22 DOM
3. 2026-06-16
   days on market $262,000 Active 21 DOM
4. 2026-06-15
   days on market $262,000 Active 20 DOM
5. 2026-06-13
   days on market $262,000 Active 18 DOM
6. 2026-06-09
   days on market $262,000 Active 14 DOM
7. 2026-06-08
   days on market $262,000 Active 13 DOM
8. 2026-06-07
   days on market $262,000 Active 12 DOM
9. 2026-06-04
   days on market $262,000 Active 9 DOM
10. 2026-06-03
    days on market $262,000 Active 8 DOM
11. 2026-06-02
    days on market $262,000 Active 7 DOM
12. 2026-06-01
    days on market $262,000 Active 6 DOM
13. 2026-05-31
    days on market $262,000 Active 5 DOM
14. 2026-03-30
    status Active 473-char remark

    Show marketing remark (473 chars)

    Excellent location! This home is in a well established neighborhood, in a great school district! This two story home has the primary bedroom downstairs with a en-suite bathroom with tub and shower separated. The family room is huge with an open floor plan that can be viewed from the kitchen for the family gatherings! Upstairs you will find 3 bedrooms and a nice game room - so much space! The backyard is spacious for the kids and fur babies! Schedule your showing today!

15. 2026-01-27
    status Pending 473-char remark

    Show marketing remark (473 chars)

    Excellent location! This home is in a well established neighborhood, in a great school district! This two story home has the primary bedroom downstairs with a en-suite bathroom with tub and shower separated. The family room is huge with an open floor plan that can be viewed from the kitchen for the family gatherings! Upstairs you will find 3 bedrooms and a nice game room - so much space! The backyard is spacious for the kids and fur babies! Schedule your showing today!

16. 2025-12-27
    price $268,000 473-char remark

    Show marketing remark (473 chars)

    Excellent location! This home is in a well established neighborhood, in a great school district! This two story home has the primary bedroom downstairs with a en-suite bathroom with tub and shower separated. The family room is huge with an open floor plan that can be viewed from the kitchen for the family gatherings! Upstairs you will find 3 bedrooms and a nice game room - so much space! The backyard is spacious for the kids and fur babies! Schedule your showing today!

17. 2025-12-02
    listed $275,000 Active 473-char remark

    Show marketing remark (473 chars)

    Excellent location! This home is in a well established neighborhood, in a great school district! This two story home has the primary bedroom downstairs with a en-suite bathroom with tub and shower separated. The family room is huge with an open floor plan that can be viewed from the kitchen for the family gatherings! Upstairs you will find 3 bedrooms and a nice game room - so much space! The backyard is spacious for the kids and fur babies! Schedule your showing today!

18. 2021-01-19
    soldstatus
19. 2021-01-15
    soldstatus Sold 398-char remark

    Show marketing remark (398 chars)

    This is a great Home in a great neighborhood. Home is two-story, 2448 square feet, four-bedroom, two and a half bath, two-car garage sitting on a 6600 square foot lot. Newly updated master bedroom, master bathroom with granite counter, tile floor, walk-in shower, and separate tub. Upstairs was just repainted with all new carpet and new upstairs bathroom. Spacious living room with raised ceiling.

20. 2020-12-22
    status Pending 398-char remark

    Show marketing remark (398 chars)

    This is a great Home in a great neighborhood. Home is two-story, 2448 square feet, four-bedroom, two and a half bath, two-car garage sitting on a 6600 square foot lot. Newly updated master bedroom, master bathroom with granite counter, tile floor, walk-in shower, and separate tub. Upstairs was just repainted with all new carpet and new upstairs bathroom. Spacious living room with raised ceiling.

21. 2020-12-13
    status Option Pending 398-char remark

    Show marketing remark (398 chars)

    This is a great Home in a great neighborhood. Home is two-story, 2448 square feet, four-bedroom, two and a half bath, two-car garage sitting on a 6600 square foot lot. Newly updated master bedroom, master bathroom with granite counter, tile floor, walk-in shower, and separate tub. Upstairs was just repainted with all new carpet and new upstairs bathroom. Spacious living room with raised ceiling.

22. 2020-10-29
    status Active 398-char remark

    Show marketing remark (398 chars)

    This is a great Home in a great neighborhood. Home is two-story, 2448 square feet, four-bedroom, two and a half bath, two-car garage sitting on a 6600 square foot lot. Newly updated master bedroom, master bathroom with granite counter, tile floor, walk-in shower, and separate tub. Upstairs was just repainted with all new carpet and new upstairs bathroom. Spacious living room with raised ceiling.

23. 2020-08-29
    price $228,000 398-char remark

    Show marketing remark (398 chars)

    This is a great Home in a great neighborhood. Home is two-story, 2448 square feet, four-bedroom, two and a half bath, two-car garage sitting on a 6600 square foot lot. Newly updated master bedroom, master bathroom with granite counter, tile floor, walk-in shower, and separate tub. Upstairs was just repainted with all new carpet and new upstairs bathroom. Spacious living room with raised ceiling.

24. 2020-08-29
    historical 398-char remark

    Show marketing remark (398 chars)

    This is a great Home in a great neighborhood. Home is two-story, 2448 square feet, four-bedroom, two and a half bath, two-car garage sitting on a 6600 square foot lot. Newly updated master bedroom, master bathroom with granite counter, tile floor, walk-in shower, and separate tub. Upstairs was just repainted with all new carpet and new upstairs bathroom. Spacious living room with raised ceiling.

25. 2020-08-19
    status Active 398-char remark

    Show marketing remark (398 chars)

    This is a great Home in a great neighborhood. Home is two-story, 2448 square feet, four-bedroom, two and a half bath, two-car garage sitting on a 6600 square foot lot. Newly updated master bedroom, master bathroom with granite counter, tile floor, walk-in shower, and separate tub. Upstairs was just repainted with all new carpet and new upstairs bathroom. Spacious living room with raised ceiling.

26. 2020-05-12
    historical 398-char remark

    Show marketing remark (398 chars)

    This is a great Home in a great neighborhood. Home is two-story, 2448 square feet, four-bedroom, two and a half bath, two-car garage sitting on a 6600 square foot lot. Newly updated master bedroom, master bathroom with granite counter, tile floor, walk-in shower, and separate tub. Upstairs was just repainted with all new carpet and new upstairs bathroom. Spacious living room with raised ceiling.

27. 2020-04-01
    status Active 398-char remark

    Show marketing remark (398 chars)

    This is a great Home in a great neighborhood. Home is two-story, 2448 square feet, four-bedroom, two and a half bath, two-car garage sitting on a 6600 square foot lot. Newly updated master bedroom, master bathroom with granite counter, tile floor, walk-in shower, and separate tub. Upstairs was just repainted with all new carpet and new upstairs bathroom. Spacious living room with raised ceiling.

28. 2020-03-27
    historical 398-char remark

    Show marketing remark (398 chars)

    This is a great Home in a great neighborhood. Home is two-story, 2448 square feet, four-bedroom, two and a half bath, two-car garage sitting on a 6600 square foot lot. Newly updated master bedroom, master bathroom with granite counter, tile floor, walk-in shower, and separate tub. Upstairs was just repainted with all new carpet and new upstairs bathroom. Spacious living room with raised ceiling.

29. 2020-02-19
    listed $215,000 Active 398-char remark

    Show marketing remark (398 chars)

    This is a great Home in a great neighborhood. Home is two-story, 2448 square feet, four-bedroom, two and a half bath, two-car garage sitting on a 6600 square foot lot. Newly updated master bedroom, master bathroom with granite counter, tile floor, walk-in shower, and separate tub. Upstairs was just repainted with all new carpet and new upstairs bathroom. Spacious living room with raised ceiling.

30. 2008-03-31
    historical
31. 2007-09-03
    listed $169,900
32. 1993-01-01
    soldstatus
33. 1992-08-01
    soldstatus $95,500

ⓘ 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: $7,936 · $661/mo
• Projected year-2 tax: $7,936 · $661/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,893
• − Mortgage interest: −$14,676
• − Property taxes: −$7,936
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − HOA: −$156
• − Depreciation: −$7,622
• Taxable loss: −$8,270
• Est. tax savings @ 24.0%: +$1,985
• After-tax cash flow: $-1,869/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: La Porte ISD
• NCES district ID: 4826190
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $71,841
• Composite: 38.65/100
• National rank: #4151
• State rank: #260 of 826 in TX

Livability — La Porte

• Score: 70/100
• State rank: #360
• US rank: #7754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Porte, TX
• County: Harris County · 4,702,590 people
• City population: 38,543
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 38,543
• Household income: $81,850
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1176.0

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 0.60)
• Race & ethnicity: White 51% Hispanic / Latino 36% Two or more races 20% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Lithuanian 3% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 21% Other Indo-European 1%

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: ▼ -103.81%
• Current HPI: 255.0768
• Rent YoY: ▲ 2.81%
• 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

+180.6% since first listed

20 events — show timeline

• 2026-03-30 Relisted — HARMLS
• 2026-01-27 Pending — HARMLS
• 2025-12-27 Price Changed $268,000 HARMLS
• 2025-12-02 Listed $275,000 HARMLS
• 2021-01-19 Sold (Public Records) — Public Records
• 2021-01-15 Sold (MLS) — HARMLS
• 2020-12-22 Pending — HARMLS
• 2020-12-13 Pending — HARMLS
• 2020-10-29 Relisted — HARMLS
• 2020-08-29 Listing Removed — HARMLS
• 2020-08-29 Price Changed $228,000 HARMLS
• 2020-08-19 Relisted — HARMLS
• 2020-05-12 Listing Removed — HARMLS
• 2020-04-01 Relisted — HARMLS
• 2020-03-27 Listing Removed — HARMLS
• 2020-02-19 Listed $215,000 HARMLS
• 2008-03-31 Listing Removed — HARMLS
• 2007-09-03 Listed $169,900 HARMLS
• 1993-01-01 Sold (Public Records) — Public Records
• 1992-08-01 Sold (Public Records) $95,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $7,936 · +4.3% YoY. Source: county tax records.