17547 Monsoon Ct · Crosby, TX 77532

$195,000

3 bd · 2.0 ba · 1,168 sqft · SingleFamily public records · 46 Days on market

Built 1981 0.25 ac lot $167/sqft · 9% below area Est $215k · 9% under $65/mo HOA · 3% of rent

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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 +16.6/30.0
• ARV discount +11.7/15.0
• 1% rule +5.6/10.0
• DSCR +5.1/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your dream home is waiting just for you! The impeccable kitchen has beautiful counters and spacious cabinets. Flow into the living room featuring a cozy fireplace, perfect for entertaining. The bedrooms offer incredible natural lighting and sizable closets. Lush green landscape surrounds this beautiful house. Hurry, this won’t last long! This home has been virtually staged to illustrate its potential.

Key facts

• Vaulted ceiling
• Covered patio
• Tile flooring

Tags

• TILE FLOORING
• VAULTED CEILING
• COZY FIREPLACE
• OVERSIZED BACKYARD
• COVERED PATIO
• CUL-DE-SAC

Property features AI

Finance

• HOA & community: Association: Newport; Monthly association fee of $65; Community amenities include pool, clubhouse, fitness center, golf course, playground, park, picnic area, boat ramp, RV/boat storage, tennis courts, and trails; Community features: Community pool, golf

Exterior

• Parking: Attached garage with 2 spaces; RV access/parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1981; Slab foundation; Composition roof
• Construction: Built in 1981; Composition roof; Slab foundation
• Exterior features: Covered patio; Patio; Deck; Private yard; Fenced backyard; Pond on lot; Tennis court(s) (community); Near golf course; Located in a subdivision; Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal
• Bedrooms: Primary bedroom on the first floor (13 x 12); Bedroom on the first floor (10 x 9)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; High ceilings; Kitchen/family room combo; Vanity; Ceiling fans; One fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: amenities F, commute F, employment 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); 1189 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 $1k of loan paydown is wiped out by about $6k 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 46 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $34k; list at $195k implies a 480% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 7.9

CMA / ARV

• ARV (median comp): $215,185
• List price: $195,000
• Delta: -9.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Bismuth Dr	0.46mi	3/2.0	1,206 (+3%)	7mo	$209,990	$174	67
17310 Glacier Forest Ln	0.55mi	3/2.0	1,269 (+9%)	2mo	$199,990	$158	59
17330 Glacier Forest Ln	0.55mi	3/2.0	1,269 (+9%)	2mo	$178,990	$141	58
17319 Glacier Forest Ln	0.54mi	3/2.0	1,269 (+9%)	2mo	$200,840	$158	58
17618 Mallett St	0.66mi	3/2.0	1,192 (+2%)	13mo	$185,000	$155	55
16827 S Lighthouse Dr	0.59mi	3/2.0	1,220 (+4%)	15mo	$180,000	$148	52
17030 Morning Star Ave	0.50mi	2/2.0 (-1)	1,311 (+12%)	3mo	$149,000	$114	49
342 Harbor Mist Dr	0.53mi	3/2.0	1,336 (+14%)	3mo	$194,000	$145	49
17323 Roxboro Ridge Ln	0.59mi	3/2.0	1,301 (+11%)	14mo	$224,450	$173	42
615 Harbor Mist Dr	0.65mi	3/2.0	1,311 (+12%)	12mo	$224,900	$172	39
519 Zeus Mountains Dr	0.69mi	3/2.0	1,301 (+11%)	18mo	$219,650	$169	34

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-27,099
• Equity at exit: $29,075

10-year hold

• IRR: -8.1%
• Equity multiple: 0.53×
• Total profit: $-25,790
• Equity at exit: $16,860

Cash invested: $54,600 (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: 1189
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,058 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$340 /mo · $4,076/yr
• Insurance: −$81
• HOA: −$65
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $117

Break-even live

Break-even rent $1,909

Max offer price $195,000

Occupancy floor 89%

Sensitivity live

Price	-10% $228	-5% $172	+0% $117	+5% $62	+10% $7
Rent	-10% $-45	-5% $36	+0% $117	+5% $199	+10% $280
Rate	-1.0pp $215	-0.5pp $167	base $117	+0.5pp $67	+1.0pp $15

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Fishhawk Way Crosby, TX	3.0	2.0	1369	$1,783	$1.30	0d	1	0.69mi
16700 Golf Club Dr Crosby, TX	1.0–2.0	1.0–2.0	780	$1,275	$1.63	0d	12	1.07mi

HOA detail

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

Listing history 31 events

1. 2026-06-21
   days on market $195,000 Active 46 DOM
2. 2026-06-18
   days on market $195,000 Active 43 DOM
3. 2026-06-17
   days on market $195,000 Active 42 DOM
4. 2026-06-16
   days on market $195,000 Active 41 DOM
5. 2026-06-15
   price $195,000 Active 40 DOM
6. 2026-06-15
   days on market $199,000 Active 40 DOM
7. 2026-06-13
   days on market $199,000 Active 38 DOM
8. 2026-06-09
   days on market $199,000 Active 34 DOM
9. 2026-06-08
   days on market $199,000 Active 33 DOM
10. 2026-06-07
    days on market $199,000 Active 32 DOM
11. 2026-06-04
    days on market $199,000 Active 29 DOM
12. 2026-06-03
    days on market $199,000 Active 28 DOM
13. 2026-06-02
    days on market $199,000 Active 27 DOM
14. 2026-06-01
    days on market $199,000 Active 26 DOM
15. 2026-05-31
    days on market $199,000 Active 25 DOM
16. 2026-05-06
    listed $205,000 Active 1011-char remark
17. 2022-11-23
    soldstatus
18. 2022-11-18
    soldstatus Sold 410-char remark

    Show marketing remark (410 chars)

    Your dream home is waiting just for you! The impeccable kitchen has beautiful counters and spacious cabinets. Flow into the living room featuring a cozy fireplace, perfect for entertaining. The bedrooms offer incredible natural lighting and sizable closets. Lush green landscape surrounds this beautiful house. Hurry, this won’t last long! This home has been virtually staged to illustrate its potential.

19. 2022-10-10
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Your dream home is waiting just for you! The impeccable kitchen has beautiful counters and spacious cabinets. Flow into the living room featuring a cozy fireplace, perfect for entertaining. The bedrooms offer incredible natural lighting and sizable closets. Lush green landscape surrounds this beautiful house. Hurry, this won’t last long! This home has been virtually staged to illustrate its potential.

20. 2022-09-20
    listed $190,000 Active 410-char remark

    Show marketing remark (410 chars)

    Your dream home is waiting just for you! The impeccable kitchen has beautiful counters and spacious cabinets. Flow into the living room featuring a cozy fireplace, perfect for entertaining. The bedrooms offer incredible natural lighting and sizable closets. Lush green landscape surrounds this beautiful house. Hurry, this won’t last long! This home has been virtually staged to illustrate its potential.

21. 2022-09-12
    soldstatus
22. 2013-07-01
    soldstatus
23. 2012-10-31
    soldstatus
24. 2012-10-26
    soldstatus
25. 2012-08-31
    historical
26. 2012-07-28
    listed $77,500
27. 2012-07-01
    historical
28. 2011-05-04
    listed $80,750
29. 2010-03-31
    historical
30. 2010-01-24
    listed $80,750
31. 1990-08-24
    soldstatus $33,600

ⓘ 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: $4,076 · $340/mo
• Projected year-2 tax: $4,076 · $340/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,695
• − Mortgage interest: −$10,923
• − Property taxes: −$4,076
• − Insurance: −$975
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − HOA: −$780
• − Depreciation: −$5,673
• Taxable loss: −$1,682
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $1,811/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: 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

+480.4% since first listed

18 events — show timeline

• 2026-06-15 Price Changed $195,000 HARMLS
• 2026-05-19 Price Changed $199,000 HARMLS
• 2026-05-06 Listed $205,000 HARMLS
• 2022-11-23 Sold (Public Records) — Public Records
• 2022-11-18 Sold (MLS) — HARMLS
• 2022-10-10 Pending — HARMLS
• 2022-09-20 Listed $190,000 HARMLS
• 2022-09-12 Sold (Public Records) — Public Records
• 2013-07-01 Sold (Public Records) — Public Records
• 2012-10-31 Sold (Public Records) — Public Records
• 2012-10-26 Sold (MLS) — HARMLS
• 2012-08-31 Listing Removed — HARMLS
• 2012-07-28 Listed $77,500 HARMLS
• 2012-07-01 Listing Removed — HARMLS
• 2011-05-04 Listed $80,750 HARMLS
• 2010-03-31 Listing Removed — HARMLS
• 2010-01-24 Listed $80,750 HARMLS
• 1990-08-24 Sold (Public Records) $33,600 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,076 · +5.0% YoY. Source: county tax records.