BRIDGEPORT Plan · Barrett, TX 77532

$244,990

4 bd · 2.0 ba · 1,582 sqft · SingleFamily · 1040 Days on market

Good condition ↓ 2% 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).

• Cash flow +11.7/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Bridgeport is a charming one-story home featuring an open-concept design with the island kitchen overlooking combined formals. A private primary suite is situated privately in the back of the home, separate from the three secondary bedrooms.

Key facts

• 2 garage spots
• Listed 1039 days

🏗️ New construction. The $244,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $263,193.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-77 ($-922/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 $221k (10.0% below list).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,335 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: employment 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.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1919 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $8k 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 1040 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,591 (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 1040 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (median comp): $263,193
• List price: $244,990
• Delta: -6.92%
• 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
310 Crayfish Dr	0.07mi	4/2.0	1,566 (-1%)	3mo	$220,000	$140	93
11502 Heritage Wind Dr	0.10mi	4/2.0	1,582 (0%)	3mo	$264,900	$167	93
11506 Heritage Wind Dr	0.10mi	4/2.5	1,785 (+13%)	2mo	$259,900	$146	71
11534 Heritage Wind Dr	0.10mi	4/2.5	1,785 (+13%)	1mo	$229,900	$129	71
11515 Heritage Wind Dr	0.08mi	3/2.0 (-1)	1,388 (-12%)	1mo	$199,900	$144	70
11623 Heritage Wind Dr	0.11mi	4/2.5	1,785 (+13%)	2mo	$259,900	$146	70
11630 Heritage Wind Dr	0.13mi	4/2.5	1,785 (+13%)	1mo	$224,900	$126	69
11607 Heritage Wind Dr	0.09mi	4/2.5	1,785 (+13%)	5mo	$267,900	$150	68
422 Harrison Hope Dr	0.07mi	3/2.0 (-1)	1,388 (-12%)	4mo	$226,900	$163	68
442 Harrison Hope Dr	0.11mi	4/2.5	1,785 (+13%)	5mo	$258,900	$145	68
11611 Heritage Wind Dr	0.10mi	3/2.0 (-1)	1,388 (-12%)	4mo	$239,900	$173	66
11627 Heritage Wind Dr	0.11mi	3/2.0 (-1)	1,388 (-12%)	4mo	$229,900	$166	65

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: -20.1%
• Equity multiple: 0.31×
• Total profit: $-50,833
• Equity at exit: $39,243

10-year hold

• IRR: -16.7%
• Equity multiple: 0.14×
• Total profit: $-63,654
• Equity at exit: $22,756

Cash invested: $73,694 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 35 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $223,990 ($147/sqft)
• Median days on market: 41 d
• This list price: 68% of active listings are priced below it
• ARV vs active asking: +12.9% above current asking $/sqft

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

ZIP-level market 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1919
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,205 medium
• Mortgage (P&I): −$1,380
• Tax est. 1.5%: −$329 /mo · $3,948/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-77

Break-even live

Break-even rent $2,302

Max offer price $252,071

Occupancy floor 98%

Sensitivity live

Price	-10% $105	-5% $14	+0% $-77	+5% $-168	+10% $-259
Rent	-10% $-251	-5% $-164	+0% $-77	+5% $10	+10% $97
Rate	-1.0pp $56	-0.5pp $-10	base $-77	+0.5pp $-145	+1.0pp $-214

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: $65,798
• Closing costs: $7,896
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11606 Prosperity Dr Crosby, TX	3.0	2.0	1288	$1,850	$1.44	10d	1	0.08mi

Listing history 50 events

1. 2026-11-08
   days on market $244,990 Active 1040 DOM
2. 2026-11-07
   days on market $244,990 Active 1039 DOM
3. 2026-11-06
   days on market $244,990 Active 1038 DOM
4. 2026-11-05
   days on market $244,990 Active 1037 DOM
5. 2026-11-04
   days on market $244,990 Active 1036 DOM
6. 2026-11-02
   days on market $244,990 Active 1034 DOM
7. 2026-11-01
   days on market $244,990 Active 1033 DOM
8. 2026-10-31
   days on market $244,990 Active 1032 DOM
9. 2026-10-30
   days on market $244,990 Active 1031 DOM
10. 2026-10-29
    days on market $244,990 Active 1030 DOM
11. 2026-10-28
    days on market $244,990 Active 1029 DOM
12. 2026-10-27
    days on market $244,990 Active 1028 DOM
13. 2026-10-26
    days on market $244,990 Active 1027 DOM
14. 2026-10-26
    days on market $244,990 Active 1026 DOM
15. 2026-10-24
    days on market $244,990 Active 1025 DOM
16. 2026-10-23
    days on market $244,990 Active 1024 DOM
17. 2026-10-22
    days on market $244,990 Active 1023 DOM
18. 2026-10-21
    days on market $244,990 Active 1022 DOM
19. 2026-10-20
    days on market $244,990 Active 1021 DOM
20. 2026-10-19
    days on market $244,990 Active 1020 DOM
21. 2026-10-18
    days on market $244,990 Active 1019 DOM
22. 2026-10-17
    days on market $244,990 Active 1018 DOM
23. 2026-10-16
    days on market $244,990 Active 1017 DOM
24. 2026-10-15
    days on market $244,990 Active 1016 DOM
25. 2026-10-14
    days on market $244,990 Active 1015 DOM
26. 2026-10-13
    days on market $244,990 Active 1014 DOM
27. 2026-10-12
    days on market $244,990 Active 1013 DOM
28. 2026-10-11
    days on market $244,990 Active 1012 DOM
29. 2026-10-10
    days on market $244,990 Active 1011 DOM
30. 2026-10-09
    days on market $244,990 Active 1010 DOM
31. 2026-10-08
    days on market $244,990 Active 1009 DOM
32. 2026-10-07
    days on market $244,990 Active 1008 DOM
33. 2026-10-06
    days on market $244,990 Active 1007 DOM
34. 2026-10-05
    days on market $244,990 Active 1006 DOM
35. 2026-10-04
    days on market $244,990 Active 1005 DOM
36. 2026-10-04
    days on market $244,990 Active 1004 DOM
37. 2026-10-02
    days on market $244,990 Active 1003 DOM
38. 2026-10-01
    days on market $244,990 Active 1002 DOM
39. 2026-09-30
    days on market $244,990 Active 1001 DOM
40. 2026-09-29
    days on market $244,990 Active 1000 DOM
41. 2026-09-28
    days on market $244,990 Active 999 DOM
42. 2026-09-27
    days on market $244,990 Active 998 DOM
43. 2026-09-26
    days on market $244,990 Active 997 DOM
44. 2026-09-25
    days on market $244,990 Active 996 DOM
45. 2026-09-24
    days on market $244,990 Active 995 DOM
46. 2026-09-23
    days on market $244,990 Active 994 DOM
47. 2026-09-22
    days on market $244,990 Active 993 DOM
48. 2026-09-21
    days on market $244,990 Active 992 DOM
49. 2026-09-20
    days on market $244,990 Active 991 DOM
50. 2026-09-19
    days on market $244,990 Active 990 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,461
• − Mortgage interest: −$14,743
• − Property taxes: −$3,948
• − Insurance: −$1,316
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$7,657
• Taxable loss: −$5,436
• Est. tax savings @ 24.0%: +$1,305
• After-tax cash flow: $382/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 · 4 photos

Good 80/100 Cosmetic rehab Est. rehab $7,910–$23,730 screening

The Bridgeport is a well-maintained, one-story home with a good condition score. It offers a good return on investment with minor updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring in bathrooms can significantly improve the home's appeal. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and attractive to potential buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern, energy-efficient appliances can boost both resale and rental value by making the kitchen more functional and appealing. ↑

ⓘ 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 44/100

Zoned Schools

High Crosby H S F TX #652/1,632 Nat'l #6,890/17,239

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

D Composite livability gradescore 56/100

Livability — Barrett

• Score: 56/100
• State rank: #1335
• US rank: #22991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barrett, TX
• County: Harris County · 5,571,493 people
• 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: 10% 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 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Languages at home: 78% English-only · Spanish 21%

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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: ▼ -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

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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

Price history

-2.0% since first listed

3 events — show timeline

• 2025-06-12 Price Changed $244,990 Zillow
• 2025-01-01 Price Changed $250,990 Zillow
• 2024-01-03 Listed $249,990 Zillow