1722 Primrose Pointe Dr · Crosby, TX 77532

$195,990

3 bd · 2.0 ba · 1,461 sqft · SingleFamily · 69 Days on market

Built 2026 Good condition 2-car garage $192/mo HOA · 9% of rent

---

Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• 1% rule +2.4/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new three-bedroom home offers convenient single-story living, ideal for modern lifestyles. Two bedrooms are located near the front of the home surrounding a full bathroom, adjacent to a spacious and flexible open-concept layout shared between the kitchen, living and dining areas. A luxurious owner's suite provides a serene retreat at the back of the home with an en-suite bathroom and walk-in closet.

Key facts

• Single-story living
• Walk-in closet
• En-suite bathroom

Tags

• SINGLE-STORY LIVING
• OPEN-CONCEPT LAYOUT
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $195,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $291,220.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Recommended offer: $184k (6.0% below list) — sets the bar for market timing.

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); 1723 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 $2k of loan paydown is wiped out by about $9k 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 69 days — a 6% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $184,230 (6.0% 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 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 11.3

CMA / ARV

• ARV (median comp): $291,220
• List price: $195,990
• Delta: -30.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 Gardenia Blossom Ln	0.31mi	3/2.0	1,461 (0%)	3mo	$178,540	$122	83
18614 Periwinkle Brook Dr	0.39mi	3/2.0	1,461 (0%)	1mo	$193,990	$133	81
1738 Primrose Pointe Dr	0.03mi	3/2.0	1,602 (+10%)	3mo	$242,990	$152	80
1518 Gardenia Grove Ln	0.31mi	3/2.0	1,522 (+4%)	2mo	$210,990	$139	77
1547 Gardenia Grove Ln	0.24mi	3/2.0	1,302 (-11%)	2mo	$198,990	$153	69
1535 Golden Iris Dr	0.32mi	3/2.0	1,311 (-10%)	2mo	$188,990	$144	66
1534 Gardenia Grove Ln	0.28mi	3/2.0	1,302 (-11%)	3mo	$190,990	$147	66
1514 Marigold Bend Dr	0.44mi	3/2.0	1,572 (+8%)	1mo	$232,990	$148	66
1515 Golden Iris Dr	0.34mi	3/2.0	1,311 (-10%)	3mo	$237,990	$182	64
1558 Gardenia Blossom Ln	0.31mi	4/2.0 (+1)	1,656 (+13%)	2mo	$207,990	$126	57
1550 Gardenia Blossom Ln	0.32mi	4/2.0 (+1)	1,656 (+13%)	2mo	$211,990	$128	56
18646 Periwinkle Brook Dr	0.43mi	4/2.0 (+1)	1,656 (+13%)	3mo	$210,990	$127	50

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: -24.0%
• Equity multiple: 0.19×
• Total profit: $-66,093
• Equity at exit: $43,422

10-year hold

• IRR: -23.8%
• Equity multiple: -0.11×
• Total profit: $-90,622
• Equity at exit: $25,179

Cash invested: $81,542 (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: 46 active · 65 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $242,990 ($153/sqft)
• Median days on market: 68 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: +30.1% 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: 1723
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,143 medium
• Mortgage (P&I): −$1,527
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$121
• HOA: −$192
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-246

Break-even live

Break-even rent $2,454

Max offer price $247,781

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-163	+0% $-246	+5% $-328	+10% $-411
Rent	-10% $-415	-5% $-331	+0% $-246	+5% $-161	+10% $-77
Rate	-1.0pp $-99	-0.5pp $-172	base $-246	+0.5pp $-321	+1.0pp $-398

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: $72,805
• Closing costs: $8,737
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1519 Gardenia Grove Ln Crosby, TX	3.0	2.0	1461	$1,800	$1.23	120d	1	0.28mi
17435 Jolly Boat Dr Crosby, TX	3.0	2.0	1395	$1,695	$1.22	5d	1	1.33mi

Property features AI

Finance

• HOA & community: Association: Community SolutionsAnnual association fee of $2,300

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundationLiving area approximately 1,461Built by Lennar Homes (2026)
• Construction: Brick, cement siding, and stone exteriorBuilt in 2026
• Exterior features: Subdivision lotComposition roof

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Primary bedroom on the first floor (approx. 12 x 15)Two additional bedrooms on the first floor (each approx. 12 x 10)Total of 5 rooms including dining and family areas
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Kitchen/family room comboTub with shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $195,990 Active 69 DOM
2. 2026-09-23
   days on market $195,990 Active 68 DOM
3. 2026-09-22
   pricedays on market $195,990 Active 67 DOM
4. 2026-09-21
   days on market $200,990 Active 66 DOM
5. 2026-09-20
   days on market $200,990 Active 65 DOM
6. 2026-09-19
   days on market $200,990 Active 64 DOM
7. 2026-09-18
   days on market $200,990 Active 63 DOM
8. 2026-09-17
   days on market $200,990 Active 62 DOM
9. 2026-09-16
   days on market $200,990 Active 61 DOM
10. 2026-09-15
    days on market $200,990 Active 60 DOM
11. 2026-09-14
    days on market $200,990 Active 59 DOM
12. 2026-09-13
    days on market $200,990 Active 58 DOM
13. 2026-09-12
    days on market $200,990 Active 57 DOM
14. 2026-09-11
    pricestatusdays on market $200,990 Active 56 DOM
15. 2026-07-28
    statusdays on market $209,990 Pending 53 DOM
16. 2026-07-26
    days on market $209,990 Active 52 DOM
17. 2026-07-24
    days on market $209,990 Active 50 DOM
18. 2026-07-23
    days on market $209,990 Active 49 DOM
19. 2026-07-22
    days on market $209,990 Active 48 DOM
20. 2026-07-21
    days on market $209,990 Active 47 DOM
21. 2026-07-20
    days on market $209,990 Active 46 DOM
22. 2026-07-18
    days on market $209,990 Active 44 DOM
23. 2026-07-18
    days on market $209,990 Active 43 DOM
24. 2026-07-16
    days on market $209,990 Active 42 DOM
25. 2026-07-15
    pricedays on market $209,990 Active 41 DOM
26. 2026-07-14
    days on market $219,990 Active 40 DOM
27. 2026-07-13
    days on market $219,990 Active 39 DOM
28. 2026-07-13
    days on market $219,990 Active 38 DOM
29. 2026-07-11
    days on market $219,990 Active 37 DOM
30. 2026-07-10
    days on market $219,990 Active 36 DOM
31. 2026-07-09
    pricedays on market $219,990 Active 35 DOM
32. 2026-07-07
    days on market $231,990 Active 33 DOM
33. 2026-07-06
    days on market $231,990 Active 32 DOM
34. 2026-07-06
    days on market $231,990 Active 31 DOM
35. 2026-07-05
    days on market $231,990 Active 30 DOM
36. 2026-07-03
    days on market $231,990 Active 29 DOM
37. 2026-07-02
    days on market $231,990 Active 28 DOM
38. 2026-07-01
    days on market $231,990 Active 27 DOM
39. 2026-06-30
    days on market $231,990 Active 26 DOM
40. 2026-06-29
    days on market $231,990 Active 25 DOM
41. 2026-06-28
    days on market $231,990 Active 24 DOM
42. 2026-06-27
    days on market $231,990 Active 23 DOM
43. 2026-06-24
    days on market $231,990 Active 20 DOM
44. 2026-06-22
    days on market $231,990 Active 18 DOM
45. 2026-06-21
    remarks 626-char remark
46. 2026-06-21
    days on market $231,990 Active 17 DOM
47. 2026-06-18
    days on market $231,990 Active 14 DOM
48. 2026-06-17
    days on market $231,990 Active 13 DOM
49. 2026-06-16
    days on market $231,990 Active 12 DOM
50. 2026-06-15
    days on market $231,990 Active 11 DOM

ⓘ 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: $1,179 · $98/mo
• Projected year-2 tax: $3,587 · $299/mo
• Expected delta: +$2,407/yr (+$201/mo · 204.1%)

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

Taxation est. · year 1

• Rental income: $25,715
• − Mortgage interest: −$16,313
• − Property taxes: −$1,179
• − Insurance: −$1,456
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − HOA: −$2,304
• − Depreciation: −$8,472
• Taxable loss: −$8,123
• Est. tax savings @ 24.0%: +$1,950
• After-tax cash flow: $-1,001/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,305–$21,915 screening

This modern single-story home is in good condition with a fresh and inviting interior. It is move-in ready with minor maintenance items to address. The home's curb appeal can be enhanced with a fresh coat of paint on the exterior walls.

Value-add opportunities

• Resale Paint the exterior walls — Fresh paint can enhance curb appeal and make the home look more inviting. ↑
• Rental Replace the curtains — Fresh curtains can make the living spaces feel more updated and cozy for potential renters. ↑

ⓘ 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 36/100

Zoned Schools

Middle Crosby Middle F TX #786/1,662 Nat'l #7,065/14,009 High Highpoint School East (Crosby)

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 59/100

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 · 5,571,493 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: 10% of renters

---

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

Property features AI

Finance

• HOA & community: Association: Community SolutionsAnnual association fee of $2,300

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundationLiving area approximately 1,461Built by Lennar Homes (2026)
• Construction: Brick, cement siding, and stone exteriorBuilt in 2026
• Exterior features: Subdivision lotComposition roof

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Primary bedroom on the first floor (approx. 12 x 15)Two additional bedrooms on the first floor (each approx. 12 x 10)Total of 5 rooms including dining and family areas
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Kitchen/family room comboTub with shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $231,990 HARMLS
• 2026-06-03 Listed $231,990 Zillow