16710 Coxswain Ct · Crosby, TX 77532

$170,000

3 bd · 2.0 ba · 1,660 sqft · SingleFamily · 81 Days on market

Built 2003 Average condition $102/sqft · 29% below area Est $241k · 29% under $65/mo HOA · 3% of rent ↓ 22% since listing

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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).

• Cash flow +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.2/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming property offers 3 bedrooms, 2 full baths, and an attached 2-car garage. The interior boasts a welcoming living room with a fireplace, and an open kitchen with white appliances and ample counter space. Outside, you'll enjoy a fenced backyard with an in-ground pool. Situated near parks and with convenient access to US-90 and Beltway 8, this home is being Sold As Is. Investor special with potential.

Key facts

• In-ground pool
• Fenced backyard
• Open kitchen

Tags

• FENCED BACKYARD
• IN-GROUND POOL
• OPEN KITCHEN
• WELCOMING LIVING ROOM
• CONVENIENT ACCESS TO US-90
• CONVENIENT ACCESS TO BELTWAY 8

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.8% in Crosby — 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 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; 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 $1k of loan paydown is wiped out by about $5k 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 81 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $30k (15%) 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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. 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: 1.12% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 7.4

CMA / ARV

• ARV (median comp): $241,021
• List price: $170,000
• Delta: -29.47%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2627 Cactus Ranch Ln	0.68mi	4/2.0 (+1)	1,557 (-6%)	10mo	$255,990	$164	44

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-13,276
• Equity at exit: $25,348

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-735
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,909 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$65
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $268

Break-even live

Break-even rent $1,569

Max offer price $170,000

Occupancy floor 81%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $170,000 Pending 81 DOM
2. 2026-06-17
   days on market $170,000 Pending 80 DOM
3. 2026-06-16
   days on market $170,000 Pending 79 DOM
4. 2026-06-15
   days on market $170,000 Pending 78 DOM
5. 2026-06-13
   statusdays on market $170,000 Pending 76 DOM
6. 2026-06-09
   days on market $170,000 Active 72 DOM
7. 2026-06-08
   days on market $170,000 Active 71 DOM
8. 2026-06-07
   days on market $170,000 Active 70 DOM
9. 2026-06-04
   days on market $170,000 Active 67 DOM
10. 2026-06-03
    days on market $170,000 Active 66 DOM
11. 2026-06-02
    days on market $170,000 Active 65 DOM
12. 2026-06-01
    days on market $170,000 Active 64 DOM
13. 2026-05-31
    pricedays on market $170,000 Active 63 DOM
14. 2026-04-30
    price $190,000 413-char remark

    Show marketing remark (413 chars)

    This charming property offers 3 bedrooms, 2 full baths, and an attached 2-car garage. The interior boasts a welcoming living room with a fireplace, and an open kitchen with white appliances and ample counter space. Outside, you'll enjoy a fenced backyard with an in-ground pool. Situated near parks and with convenient access to US-90 and Beltway 8, this home is being Sold As Is. Investor special with potential.

15. 2026-03-29
    listed $200,000 Active 413-char remark

    Show marketing remark (413 chars)

    This charming property offers 3 bedrooms, 2 full baths, and an attached 2-car garage. The interior boasts a welcoming living room with a fireplace, and an open kitchen with white appliances and ample counter space. Outside, you'll enjoy a fenced backyard with an in-ground pool. Situated near parks and with convenient access to US-90 and Beltway 8, this home is being Sold As Is. Investor special with potential.

16. 2022-02-17
    soldstatus Sold 599-char remark

    Show marketing remark (599 chars)

    This home is on a corner and in a cul-de-sac in a quiet section of Newport AND no back neighbors!! It has a beautiful backyard oasis complete with a pool and decking. This 3 bedroom 2 bath home has a split floor plan with tons of living space: formal living, 2nd living area open to the kitchen and dining room and the bedrooms are nice sized rooms. The primary bedroom has an area perfect for a sitting area or dresser. No carpet in this entire home. Laundry room is inside the house. Well maintained and fantastic floor plan. Every square foot used very well. Schedule your showing today!

17. 2022-01-26
    status Pending 599-char remark

    Show marketing remark (599 chars)

    This home is on a corner and in a cul-de-sac in a quiet section of Newport AND no back neighbors!! It has a beautiful backyard oasis complete with a pool and decking. This 3 bedroom 2 bath home has a split floor plan with tons of living space: formal living, 2nd living area open to the kitchen and dining room and the bedrooms are nice sized rooms. The primary bedroom has an area perfect for a sitting area or dresser. No carpet in this entire home. Laundry room is inside the house. Well maintained and fantastic floor plan. Every square foot used very well. Schedule your showing today!

18. 2022-01-20
    status Option Pending 599-char remark

    Show marketing remark (599 chars)

    This home is on a corner and in a cul-de-sac in a quiet section of Newport AND no back neighbors!! It has a beautiful backyard oasis complete with a pool and decking. This 3 bedroom 2 bath home has a split floor plan with tons of living space: formal living, 2nd living area open to the kitchen and dining room and the bedrooms are nice sized rooms. The primary bedroom has an area perfect for a sitting area or dresser. No carpet in this entire home. Laundry room is inside the house. Well maintained and fantastic floor plan. Every square foot used very well. Schedule your showing today!

19. 2021-12-25
    status Pending 599-char remark

    Show marketing remark (599 chars)

    This home is on a corner and in a cul-de-sac in a quiet section of Newport AND no back neighbors!! It has a beautiful backyard oasis complete with a pool and decking. This 3 bedroom 2 bath home has a split floor plan with tons of living space: formal living, 2nd living area open to the kitchen and dining room and the bedrooms are nice sized rooms. The primary bedroom has an area perfect for a sitting area or dresser. No carpet in this entire home. Laundry room is inside the house. Well maintained and fantastic floor plan. Every square foot used very well. Schedule your showing today!

20. 2021-12-19
    status Option Pending 599-char remark

    Show marketing remark (599 chars)

    This home is on a corner and in a cul-de-sac in a quiet section of Newport AND no back neighbors!! It has a beautiful backyard oasis complete with a pool and decking. This 3 bedroom 2 bath home has a split floor plan with tons of living space: formal living, 2nd living area open to the kitchen and dining room and the bedrooms are nice sized rooms. The primary bedroom has an area perfect for a sitting area or dresser. No carpet in this entire home. Laundry room is inside the house. Well maintained and fantastic floor plan. Every square foot used very well. Schedule your showing today!

21. 2021-12-10
    price $239,300 599-char remark

    Show marketing remark (599 chars)

    This home is on a corner and in a cul-de-sac in a quiet section of Newport AND no back neighbors!! It has a beautiful backyard oasis complete with a pool and decking. This 3 bedroom 2 bath home has a split floor plan with tons of living space: formal living, 2nd living area open to the kitchen and dining room and the bedrooms are nice sized rooms. The primary bedroom has an area perfect for a sitting area or dresser. No carpet in this entire home. Laundry room is inside the house. Well maintained and fantastic floor plan. Every square foot used very well. Schedule your showing today!

22. 2021-11-29
    listed $245,000 Active 599-char remark

    Show marketing remark (599 chars)

    This home is on a corner and in a cul-de-sac in a quiet section of Newport AND no back neighbors!! It has a beautiful backyard oasis complete with a pool and decking. This 3 bedroom 2 bath home has a split floor plan with tons of living space: formal living, 2nd living area open to the kitchen and dining room and the bedrooms are nice sized rooms. The primary bedroom has an area perfect for a sitting area or dresser. No carpet in this entire home. Laundry room is inside the house. Well maintained and fantastic floor plan. Every square foot used very well. Schedule your showing today!

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 21 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: $22,906
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − HOA: −$780
• − Depreciation: −$4,945
• Taxable income: $593
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $3,075/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 · 12 photos

Average 55/100 Moderate rehab

This home requires moderate repairs and maintenance, with potential for significant value increase through cosmetic updates and landscaping.

Repairs flagged

• Major ceiling in living room — damage visible
• Major ceiling in master bedroom — damage visible
• Major ceiling in bathroom — damage visible

Value-add opportunities

• Both paint and clean throughout — improves appearance and cleanliness
• Both ceiling repairs — fixes structural issues and improves appearance
• Both landscaping — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling in living room · damage visible	Major	$15,000–50,000
ceiling in master bedroom · damage visible	Major	$15,000–50,000
ceiling in bathroom · damage visible	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint and clean throughout — improves appearance and cleanliness ↑
• Both ceiling repairs — fixes structural issues and improves appearance ↑
• Both landscaping — enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-22.4% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $190,000 HARMLS
• 2026-03-29 Listed $200,000 HARMLS
• 2022-02-17 Sold (MLS) — HARMLS
• 2022-01-26 Pending — HARMLS
• 2022-01-20 Pending — HARMLS
• 2021-12-25 Pending — HARMLS
• 2021-12-19 Pending — HARMLS
• 2021-12-10 Price Changed $239,300 HARMLS
• 2021-11-29 Listed $245,000 HARMLS