3013 Titleist Dr · Spring, TX 77373

$140,000

2 bd · 2.0 ba · 1,207 sqft · Townhouse public records · 141 Days on market

Built 1978 3,158 sqft lot $116/sqft · 22% below area Est $179k · 22% under

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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 +15.0/15.0
• Cash flow +12.9/30.0
• 1% rule +5.8/10.0
• DSCR +3.9/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is a fantastic opportunity, perfect for both investors and those looking to find their first home in spring! The charming duplex boasts three cozy bedrooms and two bathrooms, along with a beautifully updated galley kitchen. You’ll love the inviting living room featuring a fireplace and the thoughtful split floor plan that offers extra privacy. Plus, with a convenient carport and a peaceful location at the end of the street, you're just moments away from Mercer Botanical Gardens and the library!

Key facts

• Peaceful location
• Split floor plan
• Inviting living room

Tags

• UPDATED GALLEY KITCHEN
• INVITING LIVING ROOM
• SPLIT FLOOR PLAN
• CONVENIENT CARPORT
• PEACEFUL LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $-10 ($-117/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (1.2% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.5% in Spring — 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 66/100 on livability (#635 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools C-, crime D, amenities F.
• Spring ISD (suburban): math 19% / reading 26% proficiency, ranked #730 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.3%/yr); 595 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 141 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• 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 $123,200 (12.0% 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 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is D 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: 1.08% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 7.7

CMA / ARV

• ARV (median comp): $178,858
• List price: $140,000
• Delta: -21.73%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.30×
• Total profit: $-27,566
• Equity at exit: $20,874

10-year hold

• IRR: -26.5%
• Equity multiple: -0.05×
• Total profit: $-41,228
• Equity at exit: $12,105

Cash invested: $39,200 (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 77373

• Rents YoY: -0.3%
• Active inventory: 595
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$410 /mo · $4,923/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-10

Break-even live

Break-even rent $1,522

Max offer price $138,276

Occupancy floor 96%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21407 Palma Grove Way Houston, TX	3.0	2.0	1407	$1,000	$0.71	12d	1	1.35mi
21027 Aldine Westfield Rd Humble, TX	2.0	2.0	1034	$1,449	$1.40	43d	1	1.43mi

Listing history 23 events

1. 2026-06-18
   days on market $140,000 Active 141 DOM
2. 2026-06-17
   days on market $140,000 Active 140 DOM
3. 2026-06-16
   days on market $140,000 Active 139 DOM
4. 2026-06-15
   days on market $140,000 Active 138 DOM
5. 2026-06-13
   days on market $140,000 Active 136 DOM
6. 2026-06-13
   days on market $140,000 Active 135 DOM
7. 2026-06-09
   days on market $140,000 Active 132 DOM
8. 2026-06-08
   days on market $140,000 Active 131 DOM
9. 2026-06-07
   days on market $140,000 Active 130 DOM
10. 2026-06-04
    days on market $140,000 Active 127 DOM
11. 2026-06-03
    days on market $140,000 Active 126 DOM
12. 2026-06-02
    days on market $140,000 Active 125 DOM
13. 2026-06-01
    days on market $140,000 Active 124 DOM
14. 2026-05-31
    days on market $140,000 Active 123 DOM
15. 2026-02-20
    price $140,000 519-char remark

    Show marketing remark (519 chars)

    This property is a fantastic opportunity, perfect for both investors and those looking to find their first home in spring! The charming duplex boasts three cozy bedrooms and two bathrooms, along with a beautifully updated galley kitchen. You’ll love the inviting living room featuring a fireplace and the thoughtful split floor plan that offers extra privacy. Plus, with a convenient carport and a peaceful location at the end of the street, you're just moments away from Mercer Botanical Gardens and the library!

16. 2026-01-28
    listed $170,000 Active 519-char remark

    Show marketing remark (519 chars)

    This property is a fantastic opportunity, perfect for both investors and those looking to find their first home in spring! The charming duplex boasts three cozy bedrooms and two bathrooms, along with a beautifully updated galley kitchen. You’ll love the inviting living room featuring a fireplace and the thoughtful split floor plan that offers extra privacy. Plus, with a convenient carport and a peaceful location at the end of the street, you're just moments away from Mercer Botanical Gardens and the library!

17. 2021-08-09
    soldstatus Sold 713-char remark

    Show marketing remark (713 chars)

    NO MORE SHOWINGS . Highest and Best by Tuesday, July 20th at midnight. Thank you for your offer.    My seller will not accept any offer below listing  price (which I said in my agent notes).  Wonderful INVESTMENT PROPERTY for you or your clients. NOT a fix & flip! NOT TO BUY & RENT! READ THE BELOW! Tenant occupied till end of April, 2022. (DO NOT DISTURB TENANTS FOR VIEWING). Fresh paint & carpet. Sunroom has been enclosed for a wonderful extra bedroom or office. Living Room has vaulted ceiling with skylights. Two master full bedrooms & with dbl. sinks. Great location to all shopping. Has been continuously leased for all it’s years.

18. 2021-07-29
    status Pending 713-char remark

    Show marketing remark (713 chars)

    NO MORE SHOWINGS . Highest and Best by Tuesday, July 20th at midnight. Thank you for your offer.    My seller will not accept any offer below listing  price (which I said in my agent notes).  Wonderful INVESTMENT PROPERTY for you or your clients. NOT a fix & flip! NOT TO BUY & RENT! READ THE BELOW! Tenant occupied till end of April, 2022. (DO NOT DISTURB TENANTS FOR VIEWING). Fresh paint & carpet. Sunroom has been enclosed for a wonderful extra bedroom or office. Living Room has vaulted ceiling with skylights. Two master full bedrooms & with dbl. sinks. Great location to all shopping. Has been continuously leased for all it’s years.

19. 2021-07-22
    status Option Pending 713-char remark

    Show marketing remark (713 chars)

    NO MORE SHOWINGS . Highest and Best by Tuesday, July 20th at midnight. Thank you for your offer.    My seller will not accept any offer below listing  price (which I said in my agent notes).  Wonderful INVESTMENT PROPERTY for you or your clients. NOT a fix & flip! NOT TO BUY & RENT! READ THE BELOW! Tenant occupied till end of April, 2022. (DO NOT DISTURB TENANTS FOR VIEWING). Fresh paint & carpet. Sunroom has been enclosed for a wonderful extra bedroom or office. Living Room has vaulted ceiling with skylights. Two master full bedrooms & with dbl. sinks. Great location to all shopping. Has been continuously leased for all it’s years.

20. 2021-07-13
    listed $120,000 Active 713-char remark

    Show marketing remark (713 chars)

    NO MORE SHOWINGS . Highest and Best by Tuesday, July 20th at midnight. Thank you for your offer.    My seller will not accept any offer below listing  price (which I said in my agent notes).  Wonderful INVESTMENT PROPERTY for you or your clients. NOT a fix & flip! NOT TO BUY & RENT! READ THE BELOW! Tenant occupied till end of April, 2022. (DO NOT DISTURB TENANTS FOR VIEWING). Fresh paint & carpet. Sunroom has been enclosed for a wonderful extra bedroom or office. Living Room has vaulted ceiling with skylights. Two master full bedrooms & with dbl. sinks. Great location to all shopping. Has been continuously leased for all it’s years.

21. 2002-01-07
    soldstatus
22. 2002-01-07
    soldstatus
23. 1995-08-24
    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: $4,923 · $410/mo
• Projected year-2 tax: $4,923 · $410/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,121
• − Mortgage interest: −$7,842
• − Property taxes: −$4,923
• − Insurance: −$700
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$4,073
• Taxable loss: −$2,316
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $439/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: Spring ISD
• NCES district ID: 4841220
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,584
• Composite: 20.12/100
• National rank: #8643
• State rank: #730 of 826 in TX

Livability — Spring

• Score: 66/100
• State rank: #635
• US rank: #12101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring, TX
• County: Harris County · 4,702,590 people
• City population: 430,529
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,739
• Household income: $88,617
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 1050.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 23% Two or more races 22% Asian 3%
• Hispanic origin (detail): Mexican 27% Puerto Rican 2% Cuban 2% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 32% Vietnamese 1% 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: ▼ -142.98%
• Current HPI: 251.7231
• Rent YoY: ▼ -0.30%
• 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

+16.7% since first listed

9 events — show timeline

• 2026-02-20 Price Changed $140,000 HARMLS
• 2026-01-28 Listed $170,000 HARMLS
• 2021-08-09 Sold (MLS) — HARMLS
• 2021-07-29 Pending — HARMLS
• 2021-07-22 Pending — HARMLS
• 2021-07-13 Listed $120,000 HARMLS
• 2002-01-07 Sold (Public Records) — Public Records
• 2002-01-07 Sold (Public Records) — Public Records
• 1995-08-24 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $4,923 · -3.2% YoY. Source: county tax records.