707 Magnolia Ave · Barrett, TX 77532

$198,000

3 bd · 1.5 ba · 1,336 sqft · SingleFamily public records · 9 Days on market

Built 1974 9,426 sqft lot Est $218k · 9% under

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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 +18.0/30.0
• ARV discount +11.6/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedrooms, 2 Baths, Living & Dining, Laundry Room, Large back yard-fenced. Great location near US-90 and FM-2100.Great Crosby schools! Close to Lake Houston, several shopping centers and a quick commute to Houston.

Key facts

• Brand new kitchen
• New water heater
• New appliances

Tags

• BRAND NEW KITCHEN
• NEW APPLIANCES
• UPDATED FLOORING
• NEW WINDOWS
• NEW HVAC SYSTEM
• NEW WATER HEATER

Property features AI

Finance

• Other: Lease not considered
• HOA & community: Community amenities include basketball court, playground, park, and trails

Exterior

• Parking: Asphalt road access
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; North-facing
• Construction: Built in 1974; Brick construction; Composition roof; Slab foundation
• Exterior features: Back yard fencing; Fence; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Gas range; Microwave
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Pantry; Quartz counters; Vanity; Kitchen/dining combo; No fireplaces
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (1.6% below list).
• Recommended offer: $195k (1.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.8% in Barrett — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 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; 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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

• 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 $194,916 (1.6% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $217,768
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Cypress Ave	0.26mi	3/2.0	1,324 (-1%)	6mo	$199,900	$151	80
603 Cypress Ave	0.18mi	3/1.0	1,309 (-2%)	24mo	$110,500	$84	66
222 Arcadian Dr	0.65mi	4/2.0 (+1)	1,438 (+8%)	4mo	$199,999	$139	47
12215 Locust St	0.47mi	3/1.0	1,214 (-9%)	19mo	$198,000	$163	45
126 E Melville Dr	0.72mi	3/2.0	1,244 (-7%)	11mo	$190,000	$153	44
311 Century Farm Dr	0.72mi	3/2.0	1,288 (-4%)	22mo	$231,990	$180	40
354 Century Farm Dr	0.72mi	3/2.0	1,288 (-4%)	24mo	$229,990	$179	39
334 Century Farm Dr	0.72mi	3/2.0	1,288 (-4%)	24mo	$229,990	$179	39

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-24,154
• Equity at exit: $29,522

10-year hold

• IRR: -5.6%
• Equity multiple: 0.66×
• Total profit: $-18,644
• Equity at exit: $17,119

Cash invested: $55,440 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$249 /mo · $2,986/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $170

Break-even live

Break-even rent $1,734

Max offer price $198,000

Occupancy floor 86%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $198,000 Active 9 DOM
2. 2026-06-17
   days on market $198,000 Active 8 DOM
3. 2026-06-16
   days on market $198,000 Active 7 DOM
4. 2026-06-15
   days on market $198,000 Active 6 DOM
5. 2026-06-13
   days on market $198,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $198,000 Active 1 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: $2,986 · $249/mo
• Projected year-2 tax: $3,623 · $302/mo
• Expected delta: +$637/yr (+$53/mo · 21.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $23,390
• − Mortgage interest: −$11,091
• − Property taxes: −$2,986
• − Insurance: −$990
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$5,760
• Taxable loss: −$1,180
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $2,325/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 — 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 · 4,702,590 people
• City population: 3,226,434
• 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

+296.8% since first listed

14 events — show timeline

• 2026-06-09 Listed $198,000 HARMLS
• 2013-10-07 Sold (Public Records) — Public Records
• 2013-10-02 Sold (MLS) — HARMLS
• 2013-07-03 Price Changed $55,000 HARMLS
• 2013-06-14 Price Changed $60,000 HARMLS
• 2012-10-20 Listed $50,000 HARMLS
• 2008-06-01 Listing Removed — HARMLS
• 2007-08-13 Listed $72,000 HARMLS
• 2007-06-05 Sold (Public Records) — Public Records
• 2006-12-11 Listing Removed — HARMLS
• 2006-07-30 Listed $49,900 HARMLS
• 2004-03-01 Sold (Public Records) — Public Records
• 2002-03-11 Sold (Public Records) — Public Records
• 1999-05-04 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,986 · -7.1% YoY. Source: county tax records.