10916 Mulberry Ct · La Porte, TX 77571

$190,000

3 bd · 2.0 ba · 1,223 sqft · SingleFamily public records · 17 Days on market

Built 1985 6,599 sqft lot $155/sqft · 22% below area Est $243k · 22% under $14/mo HOA · 1% of rent

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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 +19.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +6.1/10.0
• 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

Listing remarks MLS

THIS IS A REALLY NICE HOME AND WELL MAINTAINED. IKE GOT THE FOLLOWING NEW THINGS FOR THE PROPERTY - ROOF, AIR CONDITIONER, ABOVE GROUND POOL, DECK ROOF, POOL DECKING. OTHER RECENT IMPROVEMENTS INCLUDE RANGE AND DISHWASHER. CARPETING IS PRETTY RECENT TOO. JUST NEED TO SEE IT. HAS A GREAT FLOOR PLAN WHICH MAKES IT FEEL LIKE A GOOD SIZE. IT HAS TWO FULL BATHS, BOTH WITH TUBS. CERAMIC TILE IN ALL THE WET AREAS AND CARPETING ELSEWHERE. YOU REALLY NEED TO SEE THIS ONE.

Key facts

• 2024 roof
• 2024 patio
• All appliances stay

Tags

• 2024 ROOF
• 2024 PATIO
• ALL APPLIANCES STAY
• DUCT WORK 8 YEARS OLD

Property features AI

Finance

• HOA & community: Association: Fairmont Park East; Annual association fee of $165

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on first floor); Entry on first floor
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1985
• Exterior features: Subdivision lot; Lot approximately 0.1515 acres

Interior

• Kitchen: Kitchen on the first floor — 11x8
• Bedrooms: Primary bedroom (first floor) — 14x13; Bedroom (first floor) — 10x13; Bedroom (first floor) — 10x10; Total of 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Living room (first floor); Dining room (first floor); Kitchen (first floor); Seller disclosure available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Leo A Rizzuto El (math 60% / reading 59%, grade B-, #409 of 4,322 statewide, top 10%, 382 students, 56% FRL); La Porte J H (math 41% / reading 43%, grade D-, #572 of 1,662 statewide, top 36%, 527 students, 65% FRL); 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 33% 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 $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

• It's been on market 17 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $190k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,150 (1.5% below list)

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: 1.17% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 7.1

CMA / ARV

• ARV (median comp): $243,454
• List price: $190,000
• Delta: -21.96%
• 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
10900 Mulberry Ct	0.09mi	3/2.0	1,223 (0%)	16mo	$239,000	$195	82
10850 E Idlewood Dr	0.11mi	3/2.0	1,304 (+7%)	7mo	$280,000	$215	78
10929 Birch Dr	0.09mi	3/2.0	1,304 (+7%)	10mo	$260,000	$199	77
10827 W Mulberry Dr	0.24mi	3/2.0	1,304 (+7%)	3mo	$245,000	$188	75
10824 W Mulberry Dr	0.27mi	3/2.0	1,304 (+7%)	2mo	$259,900	$199	75
10904 Mulberry Ct	0.07mi	3/2.0	1,304 (+7%)	13mo	$265,000	$203	75
10936 Collingswood Dr	0.11mi	3/2.0	1,304 (+7%)	14mo	$240,000	$184	72
10812 Collingswood Dr	0.23mi	3/2.0	1,304 (+7%)	10mo	$258,000	$198	70
10826 Birch Dr	0.19mi	4/2.0 (+1)	1,385 (+13%)	6mo	$264,000	$191	59
10331 Collingswood Rd	0.64mi	3/2.0	1,374 (+12%)	2mo	$244,950	$178	48
10303 Winding Trail Rd	0.73mi	3/2.0	1,374 (+12%)	9mo	$195,000	$142	38
10334 Antrim Ln	0.60mi	3/1.5	1,397 (+14%)	20mo	$219,999	$157	30

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-18,021
• Equity at exit: $28,330

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $59
• Equity at exit: $16,428

Cash invested: $53,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$461 /mo · $5,533/yr
• Insurance: −$79
• HOA: −$14
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $204

Break-even live

Break-even rent $1,963

Max offer price $190,000

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.93mi
4922 Crestway Dr La Porte, TX	3.0	2.0	1465	$2,155	$1.47	5d	1	0.95mi
9999 Spencer Hwy La Porte, TX	1.0–2.0	1.0–2.0	849	$1,475	$1.74	5d	6	1.31mi

HOA detail

• Monthly dues: $14 · $168/yr
• Likely covers: pool

Listing history 10 events

1. 2026-05-11
   status Pending 430-char remark
2. 2026-05-06
   price $190,000 430-char remark
3. 2026-05-06
   listed $205,000 Active 430-char remark
4. 2020-02-05
   soldstatus
5. 2011-05-05
   soldstatus
6. 2011-04-29
   soldstatus 475-char remark

   Show marketing remark (475 chars)

   THIS IS A REALLY NICE HOME AND WELL MAINTAINED. IKE GOT THE FOLLOWING NEW THINGS FOR THE PROPERTY - ROOF, AIR CONDITIONER, ABOVE GROUND POOL, DECK ROOF, POOL DECKING. OTHER RECENT IMPROVEMENTS INCLUDE RANGE AND DISHWASHER. CARPETING IS PRETTY RECENT TOO. JUST NEED TO SEE IT. HAS A GREAT FLOOR PLAN WHICH MAKES IT FEEL LIKE A GOOD SIZE. IT HAS TWO FULL BATHS, BOTH WITH TUBS. CERAMIC TILE IN ALL THE WET AREAS AND CARPETING ELSEWHERE. YOU REALLY NEED TO SEE THIS ONE.

7. 2011-03-21
   historical 475-char remark

   Show marketing remark (475 chars)

   THIS IS A REALLY NICE HOME AND WELL MAINTAINED. IKE GOT THE FOLLOWING NEW THINGS FOR THE PROPERTY - ROOF, AIR CONDITIONER, ABOVE GROUND POOL, DECK ROOF, POOL DECKING. OTHER RECENT IMPROVEMENTS INCLUDE RANGE AND DISHWASHER. CARPETING IS PRETTY RECENT TOO. JUST NEED TO SEE IT. HAS A GREAT FLOOR PLAN WHICH MAKES IT FEEL LIKE A GOOD SIZE. IT HAS TWO FULL BATHS, BOTH WITH TUBS. CERAMIC TILE IN ALL THE WET AREAS AND CARPETING ELSEWHERE. YOU REALLY NEED TO SEE THIS ONE.

8. 2011-01-28
   listed $119,900 475-char remark

   Show marketing remark (475 chars)

   THIS IS A REALLY NICE HOME AND WELL MAINTAINED. IKE GOT THE FOLLOWING NEW THINGS FOR THE PROPERTY - ROOF, AIR CONDITIONER, ABOVE GROUND POOL, DECK ROOF, POOL DECKING. OTHER RECENT IMPROVEMENTS INCLUDE RANGE AND DISHWASHER. CARPETING IS PRETTY RECENT TOO. JUST NEED TO SEE IT. HAS A GREAT FLOOR PLAN WHICH MAKES IT FEEL LIKE A GOOD SIZE. IT HAS TWO FULL BATHS, BOTH WITH TUBS. CERAMIC TILE IN ALL THE WET AREAS AND CARPETING ELSEWHERE. YOU REALLY NEED TO SEE THIS ONE.

9. 2004-07-07
   soldstatus
10. 1992-08-04
    soldstatus $65,800

ⓘ 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: $5,533 · $461/mo
• Projected year-2 tax: $5,533 · $461/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $26,658
• − Mortgage interest: −$10,643
• − Property taxes: −$5,533
• − Insurance: −$950
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − HOA: −$168
• − Depreciation: −$5,527
• Taxable loss: −$429
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $2,555/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

+188.8% since first listed

11 events — show timeline

• 2026-05-24 Pending — HARMLS
• 2026-05-11 Pending — HARMLS
• 2026-05-06 Price Changed $190,000 HARMLS
• 2026-05-06 Listed $205,000 HARMLS
• 2020-02-05 Sold (Public Records) — Public Records
• 2011-05-05 Sold (Public Records) — Public Records
• 2011-04-29 Sold (MLS) — HARMLS
• 2011-03-21 Listing Removed — HARMLS
• 2011-01-28 Listed $119,900 HARMLS
• 2004-07-07 Sold (Public Records) — Public Records
• 1992-08-04 Sold (Public Records) $65,800 Public Records

Property tax history

+7.0%/yr

Latest (2025): $5,533 · +5.1% YoY. Source: county tax records.