502 S Hyannis Port St · Crosby, TX 77532

$164,146

4 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 14 Days on market

Built 2006 10,402 sqft lot Est $229k · 28% under $60/mo HOA · 3% of rent ↓ 34% since listing

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Why this score? — see what drove the B- 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 +23.1/30.0
• ARV discount +15.0/15.0
• 1% rule +8.5/10.0
• DSCR +7.4/10.0
• 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

Spacious, light-filled, and filled with character – this three-bedroom residence in Crosby is designed to present an enviable blend of immaculate comfort and a clear touch of elegance. Its floor plan features three quiet bedrooms, a good-sized yard, and inviting living areas promising high-quality entertaining. Step through the front door and be greeted by an inviting living area that leads straight to a tiled eat- in kitchen of considerable size. The household chef is sure to enjoy plenty of bench space to indulge their love of cooking while the sweeping set of wood cabinetry keeps kitchen clutter at bay. Off the living room is a sitting room with soft carpet floors offering additional space to relax and entertain. Outside, you will be treated to ample outdoor space for alfresco entertaining, plus raised garden bed space for the green thumb to make the most of. Schedule a showing to discover the relaxed lifestyle you deserve.

Key facts

• Stand-alone shower
• Ensuite bath
• Backyard shed

Tags

• CORNER LOT
• FUNCTIONAL LAYOUT
• ENSUITE BATH
• STAND-ALONE SHOWER
• SEPARATE SOAKING TUB
• BACKYARD SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Cap rate 8.4% 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); Highpoint School East (Crosby) (20 students, 80% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 1172 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% 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 $164,146

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.35% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $228,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
542 Oporto Path	0.15mi	3/2.0 (-1)	1,576 (-2%)	5mo	$220,000	$140	81
1004 Bulwark Dr	0.28mi	3/2.0 (-1)	1,604 (+0%)	1mo	$223,000	$139	81
15814 Oporto Springs Way	0.26mi	3/2.0 (-1)	1,614 (+1%)	3mo	$240,000	$149	79
16215 Spinnaker Dr	0.38mi	3/2.0 (-1)	1,567 (-2%)	1mo	$235,000	$150	73
16018 Spinnaker Dr	0.32mi	3/2.0 (-1)	1,523 (-5%)	1mo	$217,500	$143	71
1114 Poppets Way	0.56mi	3/2.0 (-1)	1,655 (+3%)	4mo	$235,000	$142	59
920 Bulwark Dr	0.26mi	3/2.0 (-1)	1,789 (+12%)	5mo	$255,000	$143	59
631 Aweigh Dr	0.65mi	3/2.5 (-1)	1,624 (+2%)	3mo	$242,000	$149	58
710 Equinox St	0.36mi	3/2.0 (-1)	1,428 (-11%)	4mo	$175,000	$123	57
16110 Dockside St	0.40mi	3/2.0 (-1)	1,821 (+14%)	1mo	$270,000	$148	53
15907 Castaway Ct	0.37mi	3/2.0 (-1)	1,835 (+15%)	3mo	$304,999	$166	51
6019 Coleus St	0.70mi	4/2.0	1,826 (+14%)	1mo	$230,000	$126	43

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-10,985
• Equity at exit: $24,475

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,185
• Equity at exit: $14,192

Cash invested: $45,961 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$861
• Tax from tax record: −$470 /mo · $5,641/yr
• Insurance: −$68
• HOA: −$60
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $294

Break-even live

Break-even rent $1,847

Max offer price $164,146

Occupancy floor 82%

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: $41,036
• Closing costs: $4,924
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Equinox St Crosby, TX	3.0	2.0	1802	$1,881	$1.04	43d	1	0.32mi
15722 E Astern Dr Crosby, TX	3.0	2.0	1996	$1,896	$0.95	12d	1	0.47mi
16318 River Wood Ct Crosby, TX	3.0	2.5	1681	$1,946	$1.16	1d	1	0.67mi
430 Fishhawk Way Crosby, TX	3.0	2.0	1369	$1,863	$1.36	4d	1	0.77mi
16807 Lisbon Ln Crosby, TX	3.0	2.5	2196	$1,910	$0.87	43d	1	0.92mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 14 events

1. 2026-03-23
   status Pending
2. 2026-03-20
   price $164,146
3. 2026-03-20
   status Active
4. 2026-01-25
   status Pending
5. 2026-01-21
   status Pending
6. 2026-01-13
   listed $160,000 Active
7. 2022-09-08
   soldstatus
8. 2022-08-31
   soldstatus Sold 952-char remark

   Show marketing remark (952 chars)

   Spacious, light-filled, and filled with character – this three-bedroom residence in Crosby is designed to present an enviable blend of immaculate comfort and a clear touch of elegance. Its floor plan features three quiet bedrooms, a good-sized yard, and inviting living areas promising high-quality entertaining. Step through the front door and be greeted by an inviting living area that leads straight to a tiled eat- in kitchen of considerable size. The household chef is sure to enjoy plenty of bench space to indulge their love of cooking while the sweeping set of wood cabinetry keeps kitchen clutter at bay. Off the living room is a sitting room with soft carpet floors offering additional space to relax and entertain. Outside, you will be treated to ample outdoor space for alfresco entertaining, plus raised garden bed space for the green thumb to make the most of. Schedule a showing to discover the relaxed lifestyle you deserve.

9. 2022-08-08
   status Pending 952-char remark

   Show marketing remark (952 chars)

   Spacious, light-filled, and filled with character – this three-bedroom residence in Crosby is designed to present an enviable blend of immaculate comfort and a clear touch of elegance. Its floor plan features three quiet bedrooms, a good-sized yard, and inviting living areas promising high-quality entertaining. Step through the front door and be greeted by an inviting living area that leads straight to a tiled eat- in kitchen of considerable size. The household chef is sure to enjoy plenty of bench space to indulge their love of cooking while the sweeping set of wood cabinetry keeps kitchen clutter at bay. Off the living room is a sitting room with soft carpet floors offering additional space to relax and entertain. Outside, you will be treated to ample outdoor space for alfresco entertaining, plus raised garden bed space for the green thumb to make the most of. Schedule a showing to discover the relaxed lifestyle you deserve.

10. 2022-07-31
    status Option Pending 952-char remark

    Show marketing remark (952 chars)

    Spacious, light-filled, and filled with character – this three-bedroom residence in Crosby is designed to present an enviable blend of immaculate comfort and a clear touch of elegance. Its floor plan features three quiet bedrooms, a good-sized yard, and inviting living areas promising high-quality entertaining. Step through the front door and be greeted by an inviting living area that leads straight to a tiled eat- in kitchen of considerable size. The household chef is sure to enjoy plenty of bench space to indulge their love of cooking while the sweeping set of wood cabinetry keeps kitchen clutter at bay. Off the living room is a sitting room with soft carpet floors offering additional space to relax and entertain. Outside, you will be treated to ample outdoor space for alfresco entertaining, plus raised garden bed space for the green thumb to make the most of. Schedule a showing to discover the relaxed lifestyle you deserve.

11. 2022-07-26
    listed $249,900 Active 952-char remark

    Show marketing remark (952 chars)

    Spacious, light-filled, and filled with character – this three-bedroom residence in Crosby is designed to present an enviable blend of immaculate comfort and a clear touch of elegance. Its floor plan features three quiet bedrooms, a good-sized yard, and inviting living areas promising high-quality entertaining. Step through the front door and be greeted by an inviting living area that leads straight to a tiled eat- in kitchen of considerable size. The household chef is sure to enjoy plenty of bench space to indulge their love of cooking while the sweeping set of wood cabinetry keeps kitchen clutter at bay. Off the living room is a sitting room with soft carpet floors offering additional space to relax and entertain. Outside, you will be treated to ample outdoor space for alfresco entertaining, plus raised garden bed space for the green thumb to make the most of. Schedule a showing to discover the relaxed lifestyle you deserve.

12. 2006-05-19
    soldstatus
13. 2005-02-17
    soldstatus
14. 1988-01-02
    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: $5,641 · $470/mo
• Projected year-2 tax: $5,641 · $470/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 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: $26,632
• − Mortgage interest: −$9,195
• − Property taxes: −$5,641
• − Insurance: −$821
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − HOA: −$720
• − Depreciation: −$4,775
• Taxable income: $1,219
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $3,235/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

-34.3% since first listed

14 events — show timeline

• 2026-03-23 Pending — HARMLS
• 2026-03-20 Price Changed $164,146 HARMLS
• 2026-03-20 Relisted — HARMLS
• 2026-01-25 Pending — HARMLS
• 2026-01-21 Pending — HARMLS
• 2026-01-13 Listed $160,000 HARMLS
• 2022-09-08 Sold (Public Records) — Public Records
• 2022-08-31 Sold (MLS) — HARMLS
• 2022-08-08 Pending — HARMLS
• 2022-07-31 Pending — HARMLS
• 2022-07-26 Listed $249,900 HARMLS
• 2006-05-19 Sold (Public Records) — Public Records
• 2005-02-17 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $5,641 · +8.9% YoY. Source: county tax records.