BRIDGEPORT Plan · Barrett, TX 77532

$244,990

4 bd · 2.0 ba · 1,582 sqft · SingleFamily · 948 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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• 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 947 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 — $264,100.

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 $-90 ($-1k/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 $220k (10.4% 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); Crosby H S (math 44% / reading 45%, grade F, #652 of 1,632 statewide, top 43%, 1,937 students, 54% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1446 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 $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 948 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 948 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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $264,100
• List price: $244,990
• Delta: -7.24%
• 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
11502 Heritage Wind Dr	0.10mi	4/2.0	1,582 (0%)	0mo	$264,900	$167	95
414 Harrison Hope Dr	0.06mi	4/2.0	1,582 (0%)	4mo	$244,900	$155	94
11626 Heritage Wind Dr	0.13mi	4/2.0	1,582 (0%)	4mo	$252,900	$160	91
438 Harrison Hope Dr	0.10mi	4/2.0	1,582 (0%)	5mo	$239,900	$152	91
410 Harrison Hope Dr	0.05mi	4/2.5	1,785 (+13%)	4mo	$267,900	$150	71
418 Harrison Hope Dr	0.06mi	4/2.5	1,785 (+13%)	4mo	$268,900	$151	71
11607 Heritage Wind Dr	0.09mi	4/2.5	1,785 (+13%)	2mo	$267,900	$150	70
422 Harrison Hope Dr	0.07mi	3/2.0 (-1)	1,388 (-12%)	1mo	$226,900	$163	70
442 Harrison Hope Dr	0.11mi	4/2.5	1,785 (+13%)	2mo	$258,900	$145	70
11611 Heritage Wind Dr	0.10mi	3/2.0 (-1)	1,388 (-12%)	1mo	$239,900	$173	69
11627 Heritage Wind Dr	0.11mi	3/2.0 (-1)	1,388 (-12%)	2mo	$229,900	$166	68
11638 Heritage Wind Dr	0.14mi	4/2.5	1,785 (+13%)	4mo	$274,900	$154	66

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: -20.4%
• Equity multiple: 0.30×
• Total profit: $-51,815
• Equity at exit: $39,378

10-year hold

• IRR: -17.3%
• Equity multiple: 0.11×
• Total profit: $-65,550
• Equity at exit: $22,835

Cash invested: $73,948 (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: 21 active · 19 under contract
• Months of supply: 3.8 mo (26%/mo absorbed)
• Median asking: $224,900 ($152/sqft)
• Median days on market: 47 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +9.6% vs 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: 1446
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$1,385
• Tax est. 1.5%: −$330 /mo · $3,961/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-90

Break-even live

Break-even rent $2,310

Max offer price $251,050

Occupancy floor 99%

Sensitivity live

Price	-10% $92	-5% $1	+0% $-90	+5% $-181	+10% $-273
Rent	-10% $-264	-5% $-177	+0% $-90	+5% $-3	+10% $83
Rate	-1.0pp $43	-0.5pp $-23	base $-90	+0.5pp $-159	+1.0pp $-228

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: $66,025
• Closing costs: $7,923
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $244,990 Active 948 DOM
2. 2026-08-06
   days on market $244,990 Active 946 DOM
3. 2026-08-05
   days on market $244,990 Active 945 DOM
4. 2026-08-04
   days on market $244,990 Active 944 DOM
5. 2026-08-03
   days on market $244,990 Active 943 DOM
6. 2026-07-31
   days on market $244,990 Active 940 DOM
7. 2026-07-30
   days on market $244,990 Active 939 DOM
8. 2026-07-30
   days on market $244,990 Active 938 DOM
9. 2026-07-28
   days on market $244,990 Active 937 DOM
10. 2026-07-26
    days on market $244,990 Active 935 DOM
11. 2026-07-24
    days on market $244,990 Active 933 DOM
12. 2026-07-23
    days on market $244,990 Active 932 DOM
13. 2026-07-22
    days on market $244,990 Active 931 DOM
14. 2026-07-21
    days on market $244,990 Active 930 DOM
15. 2026-07-20
    days on market $244,990 Active 929 DOM
16. 2026-07-18
    days on market $244,990 Active 927 DOM
17. 2026-07-18
    days on market $244,990 Active 926 DOM
18. 2026-07-16
    days on market $244,990 Active 925 DOM
19. 2026-07-15
    days on market $244,990 Active 924 DOM
20. 2026-07-13
    days on market $244,990 Active 922 DOM
21. 2026-07-13
    days on market $244,990 Active 921 DOM
22. 2026-07-11
    days on market $244,990 Active 920 DOM
23. 2026-07-10
    days on market $244,990 Active 919 DOM
24. 2026-07-09
    days on market $244,990 Active 918 DOM
25. 2026-07-07
    days on market $244,990 Active 916 DOM
26. 2026-07-06
    days on market $244,990 Active 915 DOM
27. 2026-07-06
    days on market $244,990 Active 914 DOM
28. 2026-07-05
    days on market $244,990 Active 913 DOM
29. 2026-07-03
    days on market $244,990 Active 912 DOM
30. 2026-07-02
    days on market $244,990 Active 911 DOM
31. 2026-07-01
    days on market $244,990 Active 910 DOM
32. 2026-06-30
    days on market $244,990 Active 909 DOM
33. 2026-06-29
    days on market $244,990 Active 908 DOM
34. 2026-06-28
    days on market $244,990 Active 907 DOM
35. 2026-06-27
    days on market $244,990 Active 906 DOM
36. 2026-06-24
    days on market $244,990 Active 903 DOM
37. 2026-06-22
    days on market $244,990 Active 901 DOM
38. 2026-06-21
    days on market $244,990 Active 900 DOM
39. 2026-06-18
    days on market $244,990 Active 897 DOM
40. 2026-06-17
    days on market $244,990 Active 896 DOM
41. 2026-06-16
    days on market $244,990 Active 895 DOM
42. 2026-06-15
    days on market $244,990 Active 894 DOM
43. 2026-06-13
    days on market $244,990 Active 892 DOM
44. 2026-06-09
    days on market $244,990 Active 888 DOM
45. 2026-06-08
    days on market $244,990 Active 887 DOM
46. 2026-06-07
    days on market $244,990 Active 886 DOM
47. 2026-06-04
    days on market $244,990 Active 883 DOM
48. 2026-06-02
    days on market $244,990 Active 881 DOM
49. 2026-06-01
    days on market $244,990 Active 880 DOM
50. 2026-05-31
    days on market $244,990 Active 879 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: $26,354
• − Mortgage interest: −$14,794
• − Property taxes: −$3,961
• − Insurance: −$1,320
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$7,683
• Taxable loss: −$5,622
• Est. tax savings @ 24.0%: +$1,349
• After-tax cash flow: $267/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%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• 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