806 S Hyannis Port St · Crosby, TX 77532

$220,000

3 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 9 Days on market

Built 1976 9,513 sqft lot $147/sqft · 9% below area Est $241k · 9% under $65/mo HOA · 3% 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 +11.4/15.0
• Cash flow +10.3/30.0
• 1% rule +4.2/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Embrace the charm of this single-story home in Newport, featuring a comfortable living area with a cozy fireplace, functional layout, and a split floor plan for added privacy. In the semi-open kitchen, you have a generous workspace, pantry storage, and an easy connection to the dining and living areas. The spacious primary suite provides direct backyard access, a walk-in closet, and mirrored sliding bypass doors leading to the en-suite bath for convenience and style. Outside, you’ll find an expansive private backyard with patio space and plenty of room for entertaining, pets, gardening, or creating a personalized oasis. Some home upgrades include new floors, roof, interior paint, and

Key facts

• Pantry storage
• Walk-in closet
• Generous workspace

Tags

• SINGLE-STORY HOME
• WOOD-BURNING FIREPLACE
• GENEROUS WORKSPACE
• PANTRY STORAGE
• DIRECT BACKYARD ACCESS
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (7.7% below list).
• Recommended offer: $198k (9.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 59/100 on livability (#1,121 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: schools 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.
• Market conditions: Rents rising (+1.5%/yr); 1172 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $55k; list at $220k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $198,374 (9.8% 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. Built in 1976 — 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. 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: 0.92% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 9.0

CMA / ARV

• ARV (median comp): $240,751
• List price: $220,000
• Delta: -4.47%
• 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
16018 Spinnaker Dr	0.10mi	3/2.0	1,523 (+2%)	1mo	$217,500	$143	91
542 Oporto Path	0.20mi	3/2.0	1,576 (+6%)	5mo	$220,000	$140	77
1004 Bulwark Dr	0.25mi	3/2.0	1,604 (+8%)	1mo	$223,000	$139	75
16215 Spinnaker Dr	0.41mi	3/2.0	1,567 (+5%)	1mo	$235,000	$150	72
502 Douro Dr	0.28mi	3/2.0	1,611 (+8%)	6mo	$226,500	$141	68
15814 Oporto Springs Way	0.34mi	3/2.0	1,614 (+8%)	3mo	$240,000	$149	68
710 Equinox St	0.48mi	3/2.0	1,428 (-4%)	4mo	$175,000	$123	67
1115 Channels Ct	0.51mi	3/2.0	1,523 (+2%)	9mo	$209,900	$138	66
1114 Poppets Way	0.32mi	3/2.0	1,655 (+11%)	4mo	$235,000	$142	63
16402 Port O Call St	0.50mi	3/2.0	1,578 (+6%)	8mo	$225,000	$143	61
16611 Port O Call St	0.70mi	3/2.0	1,520 (+2%)	8mo	$259,900	$171	58
631 Aweigh Dr	0.74mi	3/2.5	1,624 (+9%)	3mo	$242,000	$149	46

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: -22.1%
• Equity multiple: 0.25×
• Total profit: $-46,348
• Equity at exit: $32,803

10-year hold

• IRR: -20.8%
• Equity multiple: -0.01×
• Total profit: $-61,933
• Equity at exit: $19,022

Cash invested: $61,600 (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 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1172
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$416 /mo · $4,990/yr
• Insurance: −$92
• HOA: −$65
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-122

Break-even live

Break-even rent $2,185

Max offer price $198,374

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Equinox St Crosby, TX	3.0	2.0	1802	$1,881	$1.04	43d	1	0.44mi
16318 River Wood Ct Crosby, TX	3.0	2.5	1681	$1,946	$1.16	1d	1	0.57mi
16700 Golf Club Dr Crosby, TX	1.0–2.0	1.0–2.0	780	$1,275	$1.63	1d	12	0.90mi
430 Fishhawk Way Crosby, TX	3.0	2.0	1369	$1,863	$1.36	4d	1	0.94mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 13 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-05-13
   historical
3. 2026-02-16
   listed $230,000 Active
4. 2026-02-16
   historical
5. 2025-12-15
   price $235,000
6. 2025-11-18
   listed $240,000 Active
7. 2016-10-25
   soldstatus
8. 2016-10-21
   status Option Pending
9. 2016-10-21
   listed $147,777 Active
10. 2016-10-21
    soldstatus Sold
11. 2006-03-14
    soldstatus
12. 2005-05-23
    soldstatus
13. 1990-04-27
    soldstatus $55,375

ⓘ 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: $4,990 · $416/mo
• Projected year-2 tax: $4,990 · $416/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,361
• − Mortgage interest: −$12,323
• − Property taxes: −$4,990
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − HOA: −$780
• − Depreciation: −$6,400
• Taxable loss: −$5,130
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $-238/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: 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

Livability — Crosby

• Score: 59/100
• State rank: #1121
• US rank: #19783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 33,780
• 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: 382.0

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 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%

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

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

+315.3% since first listed

12 events — show timeline

• 2026-05-13 Listing Removed — HARMLS
• 2026-02-16 Listing Removed — HARMLS
• 2026-02-16 Listed $230,000 HARMLS
• 2025-12-15 Price Changed $235,000 HARMLS
• 2025-11-18 Listed $240,000 HARMLS
• 2016-10-25 Sold (Public Records) — Public Records
• 2016-10-21 Pending — HARMLS
• 2016-10-21 Listed $147,777 HARMLS
• 2016-10-21 Sold (MLS) — HARMLS
• 2006-03-14 Sold (Public Records) — Public Records
• 2005-05-23 Sold (Public Records) — Public Records
• 1990-04-27 Sold (Public Records) $55,375 Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,990 · +4.2% YoY. Source: county tax records.