10221 Flaxman St St · Jacinto City, TX 77029

$195,000

2 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 283 Days on market

Built 1950 5,458 sqft lot $140/sqft · at area comps Est $203k · at est. ↓ 5% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• Cash flow +6.6/30.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Move-in ready three-bedroom, one-bathroom home in Jacinto City with a versatile flex room for an office, playroom, or extra living space. Enjoy granite countertops, new carpet, new roof, and new water heater, along with all appliances included—washer, dryer, refrigerator, stove, and microwave. Bright and inviting, this home is perfect for entertaining or relaxing. Conveniently located with quick access to Hwy 90, I-10, and Beltway 8, just 10 minutes from downtown Houston, offering the ideal blend of comfort, style, and location.

Key facts

• New carpet
• New water heater
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• NEW CARPET
• NEW ROOF
• NEW WATER HEATER
• ALL APPLIANCES INCLUDED
• QUICK ACCESS TO HWY 90

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (27.2% below list).
• Recommended offer: $139k (28.9% below list) — sets the bar for cash-flow.

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: amenities F, commute F, employment F.
• Galena Park ISD (suburban): math 32% / reading 33% proficiency, ranked #578 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jacinto City El (math 31% / reading 32%, grade F, #2,396 of 4,322 statewide, top 56%, 714 students, 89% FRL); Galena Park Middle (math 28% / reading 31%, grade F, #1,077 of 1,662 statewide, top 66%, 943 students, 88% FRL); Galena Park H S (math 37% / reading 36%, grade F, #924 of 1,632 statewide, top 57%, 1,914 students, 87% FRL).
• Market conditions: 154 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 35% 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($172k) 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $138,719 (28.9% 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 283 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.73% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.00%
• DSCR: 0.69
• GRM: 11.5

CMA / ARV

• ARV (median comp): $203,041
• List price: $195,000
• Delta: -3.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10418 Burman St	0.31mi	3/2.0 (+1)	1,379 (-1%)	1mo	$175,000	$127	73
10226 Chadwick St	0.03mi	3/2.0 (+1)	1,344 (-4%)	14mo	$219,000	$163	72
10418 S Oswego St	0.52mi	3/2.0 (+1)	1,256 (-10%)	2mo	$205,000	$163	48
10514 Palestine St	0.48mi	3/2.0 (+1)	1,235 (-12%)	5mo	$237,500	$192	45
10613 Chadwick St	0.44mi	3/2.0 (+1)	1,600 (+15%)	1mo	$224,900	$141	45
9811 Kerr St	0.55mi	3/2.0 (+1)	1,556 (+12%)	1mo	$230,000	$148	45
9817 Masterson St	0.60mi	3/2.0 (+1)	1,444 (+3%)	17mo	$185,000	$128	43
10506 Palestine St	0.46mi	3/2.0 (+1)	1,560 (+12%)	13mo	$225,000	$144	39
9733 Signet St	0.73mi	3/2.0 (+1)	1,277 (-8%)	10mo	$224,999	$176	34

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: 19.3%
• Equity multiple: 2.57×
• Total profit: $85,989
• Equity at exit: $175,671

10-year hold

• IRR: 17.8%
• Equity multiple: 5.93×
• Total profit: $269,334
• Equity at exit: $378,842

Cash invested: $54,600 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 154
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$336 /mo · $4,027/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-319

Break-even live

Break-even rent $1,822

Max offer price $138,719

Occupancy floor —

Sensitivity live

Price	-10% $-208	-5% $-263	+0% $-319	+5% $-374	+10% $-429
Rent	-10% $-431	-5% $-375	+0% $-319	+5% $-263	+10% $-207
Rate	-1.0pp $-220	-0.5pp $-269	base $-319	+0.5pp $-369	+1.0pp $-421

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10208 Challenger 7 Dr Jacinto City, TX	2.0	1.0	900	$1,190	$1.32	45d	1	0.49mi
10202 Challenger 7 Dr Unit 10259 Jacinto City, TX	2.0	2.0	900	$1,099	$1.22	0d	1	0.49mi
10202 Challenger 7 Dr Unit 422 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	9d	1	0.49mi
10202 Challenger 7 Dr Unit 424 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	7d	1	0.49mi
10202 Challenger 7 Dr Unit 2047 Jacinto City, TX	2.0	2.0	900	$1,150	$1.28	13d	1	0.50mi
9709 Cargill St Houston, TX	3.0	2.0	1184	$2,300	$1.94	45d	1	0.55mi
9710 Tuffly St Houston, TX	3.0	2.0	1275	$1,795	$1.41	26d	1	0.67mi
9701 Market St Houston, TX	1.0–2.0	1.0	798	$1,309	$1.64	9d	1	0.72mi
9821 Turnbow St Unit C Houston, TX	3.0	2.0	1140	$1,720	$1.51	45d	1	0.85mi
8735 Cowart St Houston, TX	3.0	1.0	1136	$1,000	$0.88	45d	1	1.18mi
8726 Josie St Houston, TX	3.0	1.0	950	$1,000	$1.05	45d	1	1.18mi
8710 Josie St Houston, TX	3.0	1.0	1000	$1,090	$1.09	0d	1	1.23mi
518 Westshire Dr Houston, TX	3.0	2.0	1696	$2,000	$1.18	45d	1	1.26mi
8534 Fillmore St Houston, TX	3.0	1.0	965	$1,600	$1.66	45d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $195,000 Active 283 DOM
2. 2026-06-18
   days on market $195,000 Active 280 DOM
3. 2026-06-17
   days on market $195,000 Active 279 DOM
4. 2026-06-16
   days on market $195,000 Active 278 DOM
5. 2026-06-15
   days on market $195,000 Active 277 DOM
6. 2026-06-13
   days on market $195,000 Active 275 DOM
7. 2026-06-13
   days on market $195,000 Active 274 DOM
8. 2026-06-09
   days on market $195,000 Active 271 DOM
9. 2026-06-08
   days on market $195,000 Active 270 DOM
10. 2026-06-07
    days on market $195,000 Active 269 DOM
11. 2026-06-04
    days on market $195,000 Active 266 DOM
12. 2026-06-03
    days on market $195,000 Active 265 DOM
13. 2026-06-02
    days on market $195,000 Active 264 DOM
14. 2026-06-01
    days on market $195,000 Active 263 DOM
15. 2026-05-31
    days on market $195,000 Active 262 DOM
16. 2026-02-23
    price $195,000 540-char remark

    Show marketing remark (540 chars)

    Move-in ready three-bedroom, one-bathroom home in Jacinto City with a versatile flex room for an office, playroom, or extra living space. Enjoy granite countertops, new carpet, new roof, and new water heater, along with all appliances included—washer, dryer, refrigerator, stove, and microwave. Bright and inviting, this home is perfect for entertaining or relaxing. Conveniently located with quick access to Hwy 90, I-10, and Beltway 8, just 10 minutes from downtown Houston, offering the ideal blend of comfort, style, and location.

17. 2026-02-16
    status Active 540-char remark

    Show marketing remark (540 chars)

    Move-in ready three-bedroom, one-bathroom home in Jacinto City with a versatile flex room for an office, playroom, or extra living space. Enjoy granite countertops, new carpet, new roof, and new water heater, along with all appliances included—washer, dryer, refrigerator, stove, and microwave. Bright and inviting, this home is perfect for entertaining or relaxing. Conveniently located with quick access to Hwy 90, I-10, and Beltway 8, just 10 minutes from downtown Houston, offering the ideal blend of comfort, style, and location.

18. 2026-02-14
    status Pending 540-char remark

    Show marketing remark (540 chars)

    Move-in ready three-bedroom, one-bathroom home in Jacinto City with a versatile flex room for an office, playroom, or extra living space. Enjoy granite countertops, new carpet, new roof, and new water heater, along with all appliances included—washer, dryer, refrigerator, stove, and microwave. Bright and inviting, this home is perfect for entertaining or relaxing. Conveniently located with quick access to Hwy 90, I-10, and Beltway 8, just 10 minutes from downtown Houston, offering the ideal blend of comfort, style, and location.

19. 2026-02-07
    status Pending 540-char remark

    Show marketing remark (540 chars)

    Move-in ready three-bedroom, one-bathroom home in Jacinto City with a versatile flex room for an office, playroom, or extra living space. Enjoy granite countertops, new carpet, new roof, and new water heater, along with all appliances included—washer, dryer, refrigerator, stove, and microwave. Bright and inviting, this home is perfect for entertaining or relaxing. Conveniently located with quick access to Hwy 90, I-10, and Beltway 8, just 10 minutes from downtown Houston, offering the ideal blend of comfort, style, and location.

20. 2025-10-30
    price $200,000 540-char remark

    Show marketing remark (540 chars)

    Move-in ready three-bedroom, one-bathroom home in Jacinto City with a versatile flex room for an office, playroom, or extra living space. Enjoy granite countertops, new carpet, new roof, and new water heater, along with all appliances included—washer, dryer, refrigerator, stove, and microwave. Bright and inviting, this home is perfect for entertaining or relaxing. Conveniently located with quick access to Hwy 90, I-10, and Beltway 8, just 10 minutes from downtown Houston, offering the ideal blend of comfort, style, and location.

21. 2025-09-08
    listed $205,000 Active 540-char remark

    Show marketing remark (540 chars)

    Move-in ready three-bedroom, one-bathroom home in Jacinto City with a versatile flex room for an office, playroom, or extra living space. Enjoy granite countertops, new carpet, new roof, and new water heater, along with all appliances included—washer, dryer, refrigerator, stove, and microwave. Bright and inviting, this home is perfect for entertaining or relaxing. Conveniently located with quick access to Hwy 90, I-10, and Beltway 8, just 10 minutes from downtown Houston, offering the ideal blend of comfort, style, and location.

22. 1988-05-10
    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: $4,027 · $336/mo
• Projected year-2 tax: $4,027 · $336/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 4/10 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: $17,026
• − Mortgage interest: −$10,923
• − Property taxes: −$4,027
• − Insurance: −$975
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$5,673
• Taxable loss: −$7,296
• Est. tax savings @ 24.0%: +$1,751
• After-tax cash flow: $-2,072/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: Galena Park ISD
• NCES district ID: 4820250
• Math proficiency: 32% ▼ -20.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $43,158
• Composite: 27.62/100
• National rank: #6927
• State rank: #578 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

-4.9% since first listed

7 events — show timeline

• 2026-02-23 Price Changed $195,000 HARMLS
• 2026-02-16 Relisted — HARMLS
• 2026-02-14 Pending — HARMLS
• 2026-02-07 Pending — HARMLS
• 2025-10-30 Price Changed $200,000 HARMLS
• 2025-09-08 Listed $205,000 HARMLS
• 1988-05-10 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $4,027 · +0.9% YoY. Source: county tax records.