11810 Fieldcrest Dr · La Porte, TX 77571

$224,900

3 bd · 1.5 ba · 1,215 sqft · SingleFamily public records · 11 Days on market

Built 1976 5,000 sqft lot Est $224k · at est.

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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 +14.1/30.0
• ARV discount +7.2/15.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 5,000 sq ft lot
• 2 garage spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-34 ($-413/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (7.8% below list).
• Recommended offer: $207k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in La Porte — 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 70/100 on livability (#360 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• La Porte ISD (suburban): math 41% / reading 44% proficiency, ranked #260 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: La Porte H S (math 24% / reading 46%, grade F, #954 of 1,632 statewide, top 59%, 2,069 students, 51% FRL).
• Market conditions: Rents rising (+2.8%/yr); 337 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).
• This rent runs 30% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $207,402 (7.8% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.92% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $223,560
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11810 Fieldcrest Dr	0.00mi	3/2.0	1,215 (0%)	1mo	$224,900	$185	97
11708 Plainbrook St	0.13mi	3/2.0	1,296 (+7%)	19mo	$199,900	$154	65
11715 Alamo Dr	0.60mi	4/2.0 (+1)	1,225 (+1%)	0mo	$225,000	$184	63
11734 Bexar Dr	0.50mi	3/2.0	1,269 (+4%)	6mo	$229,990	$181	62
11731 Bexar Dr	0.54mi	3/2.0	1,261 (+4%)	7mo	$212,000	$168	61
11707 Bowie Dr	0.44mi	3/2.0	1,279 (+5%)	9mo	$245,000	$192	61
11731 Alamo Dr	0.59mi	3/2.0	1,274 (+5%)	8mo	$235,000	$184	56
11131 Sunset Ridge St	0.72mi	3/2.0	1,336 (+10%)	8mo	$285,000	$213	41

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-38,926
• Equity at exit: $33,533

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-37,911
• Equity at exit: $19,445

Cash invested: $62,972 (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 77571

• Home prices YoY: -28.9%
• Rents YoY: 2.8%
• Active inventory: 337
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$333 /mo · $4,000/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-34

Break-even live

Break-even rent $2,118

Max offer price $218,824

Occupancy floor 97%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 Bay Area Blvd La Porte, TX	1.0–3.0	1.0–2.0	1060	$2,722	$2.57	1d	47	1.28mi

Listing history 8 events

1. 2026-05-08
   soldstatus
2. 2026-05-08
   soldstatus
3. 2026-04-09
   status Pending
4. 2026-04-08
   status Pending
5. 2026-03-29
   listed $224,900 Active
6. 2013-11-04
   soldstatus
7. 2013-07-02
   soldstatus
8. 1990-06-18
   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: $4,000 · $333/mo
• Projected year-2 tax: $4,116 · $343/mo
• Expected delta: +$116/yr (+$10/mo · 2.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,888
• − Mortgage interest: −$12,598
• − Property taxes: −$4,000
• − Insurance: −$1,922
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$6,543
• Taxable loss: −$4,156
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $585/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: La Porte ISD
• NCES district ID: 4826190
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $71,841
• Composite: 38.65/100
• National rank: #4151
• State rank: #260 of 826 in TX

Livability — La Porte

• Score: 70/100
• State rank: #360
• US rank: #7754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Porte, TX
• County: Harris County · 4,702,590 people
• City population: 38,543
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 38,543
• Household income: $81,850
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1176.0

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 51% Hispanic / Latino 36% Two or more races 20% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Lithuanian 3% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 21% 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: ▼ -103.81%
• Current HPI: 255.0768
• Rent YoY: ▲ 2.81%
• 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

8 events — show timeline

• 2026-05-08 Sold (Public Records) — Public Records
• 2026-05-08 Sold (Public Records) — Public Records
• 2026-04-09 Pending — HARMLS
• 2026-04-08 Pending — HARMLS
• 2026-03-29 Listed $224,900 HARMLS
• 2013-11-04 Sold (Public Records) — Public Records
• 2013-07-02 Sold (Public Records) — Public Records
• 1990-06-18 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $4,000 · +14.2% YoY. Source: county tax records.