9203 Burch Eagle Ct · Baytown, TX 77521

$219,990

4 bd · 2.0 ba · 1,656 sqft · SingleFamily · 118 Days on market

Built 2026 Good condition 2-car garage $167/mo HOA · 8% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.6/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• 1% rule +2.4/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $219,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $295,081.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-482 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (0.8% below list).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#412 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Goose Creek CISD (urban): math 37% / reading 36% proficiency, ranked #473 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Victoria Walker El (math 40% / reading 42%, grade F, #1,462 of 4,322 statewide, top 34%, 829 students, 66% FRL); E F Green Junior School (1,020 students, 67% FRL); Goose Creek Memorial (math 28% / reading 45%, grade F, #924 of 1,632 statewide, top 57%, 2,223 students, 70% FRL).
• Market conditions: Rents rising (+1.5%/yr); 976 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 47d 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 36% of the median local income ($74k/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 $9k 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 118 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $200,190 (9.0% 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 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.00%
• DSCR: 0.69
• GRM: 11.3

CMA / ARV

• ARV (median comp): $295,081
• List price: $219,990
• Delta: -24.77%
• 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
6307 Waterlily Haven Way	0.18mi	3/2.0 (-1)	1,709 (+3%)	1mo	$264,990	$155	81
9015 Cedar Crescent Dr	0.32mi	4/2.0	1,682 (+2%)	6mo	$249,990	$149	78
9010 Bay Lodge Ln	0.33mi	3/2.0 (-1)	1,682 (+2%)	3mo	$264,210	$157	74
9218 Burch Eagle Ct	0.73mi	4/2.0	1,656 (0%)	3mo	$268,990	$162	63
9219 Lowan Terrace Dr	0.73mi	4/2.0	1,656 (0%)	4mo	$268,990	$162	62
5710 Goosander Land Dr	0.71mi	4/2.0	1,655 (-0%)	6mo	$307,990	$186	62
9011 Bay Lodge Ln	0.35mi	3/2.0 (-1)	1,496 (-10%)	2mo	$249,990	$167	61
5702 Goosander Land Dr	0.72mi	3/2.5 (-1)	1,635 (-1%)	5mo	$303,990	$186	53
9239 Lowan Terrace Dr	0.64mi	3/2.0 (-1)	1,461 (-12%)	3mo	$259,990	$178	43
9222 Burch Eagle Ct	0.64mi	3/2.0 (-1)	1,451 (-12%)	3mo	$255,590	$176	42
9223 Lowan Terrace Dr	0.64mi	3/2.0 (-1)	1,461 (-12%)	4mo	$259,990	$178	42
9235 Lowan Terrace Dr	0.64mi	3/2.0 (-1)	1,451 (-12%)	4mo	$255,990	$176	41

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: -30.3%
• Equity multiple: 0.01×
• Total profit: $-81,662
• Equity at exit: $43,998

10-year hold

• IRR: -41.1%
• Equity multiple: -0.49×
• Total profit: $-123,169
• Equity at exit: $25,513

Cash invested: $82,623 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 48 active · 36 under contract
• Months of supply: 11.5 mo (9%/mo absorbed)
• Median asking: $262,490 ($157/sqft)
• Median days on market: 51 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +13.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77521

• Rents YoY: 1.5%
• Active inventory: 976
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,426/yr
• Insurance: −$123
• HOA: −$167
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-482

Break-even live

Break-even rent $2,793

Max offer price $225,349

Occupancy floor —

Sensitivity live

Price	-10% $-278	-5% $-380	+0% $-482	+5% $-584	+10% $-686
Rent	-10% $-654	-5% $-568	+0% $-482	+5% $-396	+10% $-309
Rate	-1.0pp $-333	-0.5pp $-407	base $-482	+0.5pp $-558	+1.0pp $-636

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: $73,770
• Closing costs: $8,852
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6019 Standpiper Loop Baytown, TX	4.0	2.0	1656	$2,045	$1.23	9d	1	0.48mi
5818 Starling Dr Baytown, TX	4.0	2.5	2039	$2,295	$1.13	5d	1	0.58mi
5130 Red Drum Dr Baytown, TX	3.0	2.0	1522	$2,050	$1.35	47d	1	1.21mi
5631 Cinnamon Lake Dr Baytown, TX	3.0	2.5	1999	$2,126	$1.06	51d	1	1.22mi
5202 El Tigre Ln Baytown, TX	3.0	2.0	1819	$2,105	$1.16	3d	1	1.25mi
8002 Sesame St Baytown, TX	3.0	2.0	1819	$2,100	$1.15	113d	1	1.25mi
5446 Aloe Ave Baytown, TX	4.0	2.5	2161	$2,150	$0.99	7d	1	1.40mi
5426 Cinnamon Lake Dr Baytown, TX	4.0	2.5	2240	$2,200	$0.98	139d	1	1.40mi

Property features AI

Finance

• Other: Builder: Lennar Homes
• HOA & community: Association: ACMIAnnual association fee of $2,000

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Single-story (entry level: first floor)
• Construction: Built in 2026Brick and cement siding exteriorComposition roofSlab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Primary bedroom on the first floorAdditional bedrooms on the first floor
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen/family room comboPantrySeparate showerTub with showerKitchen/dining combo
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $219,990 Active 118 DOM
2. 2026-09-23
   days on market $219,990 Active 117 DOM
3. 2026-09-22
   pricedays on market $219,990 Active 116 DOM
4. 2026-09-21
   days on market $221,990 Active 115 DOM
5. 2026-09-20
   days on market $221,990 Active 114 DOM
6. 2026-09-19
   days on market $221,990 Active 113 DOM
7. 2026-09-18
   pricedays on market $221,990 Active 112 DOM
8. 2026-09-17
   days on market $226,990 Active 111 DOM
9. 2026-09-16
   days on market $226,990 Active 110 DOM
10. 2026-09-15
    days on market $226,990 Active 109 DOM
11. 2026-09-14
    days on market $226,990 Active 108 DOM
12. 2026-09-13
    days on market $226,990 Active 107 DOM
13. 2026-09-12
    days on market $226,990 Active 106 DOM
14. 2026-09-11
    days on market $226,990 Active 105 DOM
15. 2026-09-05
    days on market $226,990 Active 99 DOM
16. 2026-09-04
    days on market $226,990 Active 98 DOM
17. 2026-09-02
    days on market $226,990 Active 96 DOM
18. 2026-08-31
    days on market $226,990 Active 94 DOM
19. 2026-08-30
    days on market $226,990 Active 93 DOM
20. 2026-08-29
    days on market $226,990 Active 92 DOM
21. 2026-08-28
    days on market $226,990 Active 91 DOM
22. 2026-08-27
    pricedays on market $226,990 Active 90 DOM
23. 2026-08-25
    days on market $230,990 Active 88 DOM
24. 2026-08-24
    days on market $230,990 Active 87 DOM
25. 2026-08-23
    days on market $230,990 Active 86 DOM
26. 2026-08-22
    days on market $230,990 Active 85 DOM
27. 2026-08-21
    days on market $230,990 Active 84 DOM
28. 2026-08-20
    days on market $230,990 Active 83 DOM
29. 2026-08-19
    days on market $230,990 Active 82 DOM
30. 2026-08-18
    days on market $230,990 Active 81 DOM
31. 2026-08-17
    days on market $230,990 Active 80 DOM
32. 2026-08-16
    days on market $230,990 Active 79 DOM
33. 2026-08-15
    days on market $230,990 Active 78 DOM
34. 2026-08-14
    days on market $230,990 Active 77 DOM
35. 2026-08-13
    days on market $230,990 Active 76 DOM
36. 2026-08-12
    days on market $230,990 Active 75 DOM
37. 2026-08-11
    price $230,990 Active 74 DOM
38. 2026-08-11
    days on market $235,990 Active 74 DOM
39. 2026-08-10
    days on market $235,990 Active 73 DOM
40. 2026-08-09
    days on market $235,990 Active 72 DOM
41. 2026-08-08
    days on market $235,990 Active 71 DOM
42. 2026-08-06
    days on market $235,990 Active 69 DOM
43. 2026-08-05
    days on market $235,990 Active 68 DOM
44. 2026-08-04
    days on market $235,990 Active 67 DOM
45. 2026-08-03
    days on market $235,990 Active 66 DOM
46. 2026-07-31
    days on market $235,990 Active 63 DOM
47. 2026-07-30
    days on market $235,990 Active 61 DOM
48. 2026-07-28
    days on market $235,990 Active 60 DOM
49. 2026-07-26
    days on market $235,990 Active 58 DOM
50. 2026-07-24
    days on market $235,990 Active 56 DOM

ⓘ 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 ≥110°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,192
• − Mortgage interest: −$16,529
• − Property taxes: −$4,426
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − HOA: −$2,004
• − Depreciation: −$8,584
• Taxable loss: −$11,017
• Est. tax savings @ 24.0%: +$2,644
• After-tax cash flow: $-3,139/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 · 19 photos

Good 80/100 Cosmetic rehab Est. rehab $8,280–$24,840 screening

This single-level home showcases a spacious open floorplan with modern appliances and fresh paint. It is in good condition with minimal repairs needed and offers high ROI potential with cosmetic updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more potential buyers ↑
• Both Add smart home features — Improves convenience and can increase property value ↑
• Both Install smart thermostat — Saves energy and can increase property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Victoria Walker El F TX #1,462/4,322 Nat'l #19,009/41,679 Middle E F Green Junior School High Goose Creek Memorial F TX #924/1,632 Nat'l #9,347/17,239

Schools (NCES district)

• District: Goose Creek CISD
• NCES district ID: 4821150
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $52,468
• Composite: 31.84/100
• National rank: #5877
• State rank: #473 of 826 in TX

C Composite livability gradescore 69/100

Livability — Baytown

• Score: 69/100
• State rank: #412
• US rank: #8494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 5,571,493 people
• City population: 135,579
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,038
• Household income: $73,629
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 50% White 28% Two or more races 18% Black 17% Asian 3%
• Hispanic origin (detail): Mexican 42% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 1%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 59% English-only · Spanish 36% French/Haitian/Cajun 1% Other Asian/Pacific 1%

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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: ▼ -154.80%
• Current HPI: 246.1892
• Rent YoY: ▲ 1.48%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Builder: Lennar Homes
• HOA & community: Association: ACMIAnnual association fee of $2,000

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Single-story (entry level: first floor)
• Construction: Built in 2026Brick and cement siding exteriorComposition roofSlab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Primary bedroom on the first floorAdditional bedrooms on the first floor
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen/family room comboPantrySeparate showerTub with showerKitchen/dining combo
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

+2.8% since first listed

7 events — show timeline

• 2026-06-26 Price Changed $260,990 HARMLS
• 2026-06-23 Price Changed $260,990 Zillow
• 2026-06-16 Price Changed $241,140 Zillow
• 2026-06-13 Price Changed $245,890 Zillow
• 2026-06-09 Price Changed $249,990 Zillow
• 2026-05-29 Listed $253,990 HARMLS
• 2026-05-26 Listed $253,990 Zillow