10621 Lane St · Jacinto City, TX 77029

$210,000

3 bd · 2.0 ba · 1,394 sqft · SingleFamily · 30 Days on market

Built 1960 Good condition 6,499 sqft lot Est $222k · 5% under

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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).

• Appreciation +10.0/10.0
• ARV discount +9.9/15.0
• Cash flow +7.9/30.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks

Charming 3-bedroom, 2-bath home featuring a separate apartment in the back with its own full bedroom, full bathroom, kitchen, and living room. Great setup for extended family, guests, or potential rental income. Conveniently located with easy access to I-10, shopping, and dining.

Key facts

• Full bedroom
• Full bathroom
• Kitchen

Tags

• FULL BEDROOM
• FULL BATHROOM
• KITCHEN
• LIVING ROOM
• EASY ACCESS TO I-10
• SHOPPING

Property features AI

Finance

• Other: Lot size approximately 6,500 sq. ft. (0.1492 acres)
• Financial info: Lease not considered
• HOA & community: HOA information not specified

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Public water; Public sewer; Electric power (implied by electric heating and cooling)
• Home design: Residential property; Single-story (implied by living area and year built details not specifying multiple stories); Entry level not specified; Facing direction not specified
• Construction: Built in 1960; Block foundation; Composition roof; Construction materials listed as unknown
• Exterior features: Cleared lot

Interior

• Kitchen: Appliances not specified
• Bedrooms: Not specified
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 6 total rooms; Seller disclosure available
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (26.3% below list).
• Recommended offer: $155k (26.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#384 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Galena Park ISD (suburban): math 32% / reading 33% proficiency, ranked #578 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jacinto City El (math 31% / reading 32%, grade F, #2,396 of 4,322 statewide, top 56%, 714 students, 89% FRL); Galena Park Middle (math 28% / reading 31%, grade F, #1,077 of 1,662 statewide, top 66%, 943 students, 88% FRL); Galena Park H S (math 37% / reading 36%, grade F, #924 of 1,632 statewide, top 57%, 1,914 students, 87% FRL).
• Market conditions: 153 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 38% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

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 $154,825 (26.3% 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $221,646
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10418 Burman St	0.35mi	3/2.0	1,379 (-1%)	1mo	$175,000	$127	81
11020 Munn St	0.43mi	3/1.5	1,373 (-2%)	5mo	$310,000	$226	71
10613 Chadwick St	0.16mi	3/2.0	1,600 (+15%)	1mo	$224,900	$141	67
10313 Chadwick St	0.37mi	4/2.0 (+1)	1,500 (+8%)	1mo	$239,000	$159	64
10226 Chadwick St	0.47mi	3/2.0	1,344 (-4%)	14mo	$219,000	$163	61
10514 Palestine St	0.45mi	3/2.0	1,235 (-11%)	5mo	$237,500	$192	56
10418 S Oswego St	0.61mi	3/2.0	1,256 (-10%)	2mo	$205,000	$163	53
10329 Fairfax St	0.30mi	4/2.0 (+1)	1,584 (+14%)	9mo	$249,000	$157	51
10506 Palestine St	0.46mi	3/2.0	1,560 (+12%)	13mo	$225,000	$144	48
10102 Wiggins	0.75mi	4/2.0 (+1)	1,508 (+8%)	5mo	$239,999	$159	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.70×
• Total profit: $99,864
• Equity at exit: $189,185

10-year hold

• IRR: 19.0%
• Equity multiple: 6.20×
• Total profit: $305,557
• Equity at exit: $407,984

Cash invested: $58,800 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 153
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-228

Break-even live

Break-even rent $1,837

Max offer price $176,987

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10208 Challenger 7 Dr Jacinto City, TX	2.0	1.0	900	$1,190	$1.32	44d	1	0.80mi
10202 Challenger 7 Dr Unit 10259 Jacinto City, TX	2.0	2.0	900	$1,107	$1.23	3d	1	0.83mi
10202 Challenger 7 Dr Unit 422 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	8d	1	0.83mi
10202 Challenger 7 Dr Unit 424 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	5d	1	0.83mi
10202 Challenger 7 Dr Unit 2047 Jacinto City, TX	2.0	2.0	900	$1,150	$1.28	11d	1	0.84mi
9709 Cargill St Houston, TX	3.0	2.0	1184	$2,300	$1.94	44d	1	0.97mi
9710 Tuffly St Houston, TX	3.0	2.0	1275	$1,795	$1.41	24d	1	1.01mi
9821 Turnbow St Unit C Houston, TX	3.0	2.0	1140	$1,720	$1.51	44d	1	1.04mi
9701 Market St Houston, TX	1.0–2.0	1.0	798	$1,309	$1.64	8d	1	1.18mi
518 Westshire Dr Houston, TX	3.0	2.0	1696	$2,000	$1.18	44d	1	1.33mi
12200 Fleming Dr Houston, TX	1.0–3.0	1.0–2.0	842	$1,265	$1.50	2d	25	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $210,000 Active 30 DOM
2. 2026-06-17
   days on market $210,000 Active 29 DOM
3. 2026-06-16
   days on market $210,000 Active 28 DOM
4. 2026-06-15
   days on market $210,000 Active 27 DOM
5. 2026-06-13
   days on market $210,000 Active 25 DOM
6. 2026-06-13
   days on market $210,000 Active 24 DOM
7. 2026-06-09
   days on market $210,000 Active 21 DOM
8. 2026-06-08
   days on market $210,000 Active 20 DOM
9. 2026-06-07
   days on market $210,000 Active 19 DOM
10. 2026-06-04
    days on market $210,000 Active 16 DOM
11. 2026-06-03
    days on market $210,000 Active 15 DOM
12. 2026-06-02
    days on market $210,000 Active 14 DOM
13. 2026-06-01
    days on market $210,000 Active 13 DOM
14. 2026-05-31
    days on market $210,000 Active 12 DOM
15. 2026-05-19
    listed $210,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $18,579
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$6,109
• Taxable loss: −$6,466
• Est. tax savings @ 24.0%: +$1,552
• After-tax cash flow: $-1,186/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 · 29 photos

Good 80/100 Cosmetic rehab

This charming 3-bedroom, 2-bath home with a separate apartment is in good condition and ready for move-in. Minor exterior painting and gutter replacement would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace gutters — Prevents water damage and improves appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace gutters — Prevents water damage and improves appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Galena Park ISD
• NCES district ID: 4820250
• Math proficiency: 32% ▼ -20.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $43,158
• Composite: 27.62/100
• National rank: #6927
• State rank: #578 of 826 in TX

Livability — Jacinto City

• Score: 70/100
• State rank: #384
• US rank: #8027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacinto City, TX
• County: Harris County · 4,702,590 people
• City population: 16,154
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-19 Listed $210,000 HARMLS