BAJA Plan · Crosby, TX 77532

$179,990

3 bd · 2.5 ba · 1,189 sqft · SingleFamily · 360 Days on market

Good condition

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-story home features a classic layout ideal for young families and working professionals. The living area is located on the primary floor and consists of a family room and fully-equipped kitchen. There are three bedrooms on the second level, including the spacious owner's suite, which is situated at the back of the home for optimal privacy and comfort.

Key facts

• Green space
• Low hoa fees
• Short commutes

Tags

• LOW HOA FEES
• GREEN SPACE
• WALKING TRAILS
• PRIME LOCATION
• PROXIMITY TO SHOPPING CENTERS
• SHORT COMMUTES

🏗️ New construction. The $179,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $239,228.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-60 ($-715/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 4.8% in Crosby — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).

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

• It's been on market 360 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $158,391 (12.0% 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 360 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.84% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $239,228
• List price: $179,990
• Delta: -24.76%
• 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
20106 Green Mallard St	0.40mi	3/2.5	1,189 (0%)	2mo	$168,990	$142	80
20122 Green Mallard St	0.39mi	3/2.5	1,189 (0%)	3mo	$150,001	$126	80
20115 Green Mallard St	0.40mi	3/2.0	1,189 (0%)	3mo	$165,490	$139	77
1730 West Stroker Rd	0.07mi	3/2.0	1,330 (+12%)	2mo	$212,990	$160	74
20135 White Dove Trl	0.41mi	3/2.0	1,273 (+7%)	1mo	$185,990	$146	66
20110 White Dove Trl	0.42mi	3/2.0	1,273 (+7%)	1mo	$181,990	$143	66
20050 White Dove Trl	0.47mi	3/2.0	1,273 (+7%)	4mo	$239,990	$189	61
20134 Green Mallard St	0.38mi	3/2.5	1,360 (+14%)	3mo	$162,440	$119	56
20127 Green Mallard St	0.39mi	3/2.5	1,360 (+14%)	3mo	$181,990	$134	55
20118 Green Mallard St	0.39mi	3/2.0	1,360 (+14%)	2mo	$174,990	$129	54
20130 Green Mallard St	0.38mi	2/2.5 (-1)	1,013 (-15%)	3mo	$153,790	$152	50
20123 Green Mallard St	0.40mi	2/2.5 (-1)	1,013 (-15%)	4mo	$125,241	$124	49

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: -19.8%
• Equity multiple: 0.32×
• Total profit: $-45,569
• Equity at exit: $35,670

10-year hold

• IRR: -16.2%
• Equity multiple: 0.16×
• Total profit: $-56,539
• Equity at exit: $20,684

Cash invested: $66,984 (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: 24 active · 40 under contract
• Months of supply: 3.5 mo (28%/mo absorbed)
• Median asking: $194,490 ($144/sqft)
• Median days on market: 18 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +39.9% 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: 7.4×

Monthly cashflow live

• Estimated rent: $2,017 medium
• Mortgage (P&I): −$1,255
• Tax est. 1.5%: −$299 /mo · $3,588/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-60

Break-even live

Break-even rent $2,093

Max offer price $230,606

Occupancy floor 98%

Sensitivity live

Price	-10% $106	-5% $23	+0% $-60	+5% $-142	+10% $-225
Rent	-10% $-219	-5% $-139	+0% $-60	+5% $20	+10% $100
Rate	-1.0pp $61	-0.5pp $1	base $-60	+0.5pp $-122	+1.0pp $-185

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: $59,807
• Closing costs: $7,177
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20119 Iron Winds St Crosby, TX	3.0	2.0	1418	$1,795	$1.27	11d	1	0.20mi
20110 White Dove Trl Crosby, TX	3.0	2.0	1300	$1,800	$1.38	5d	1	0.42mi
20034 White Dove Dr Crosby, TX	3.0	2.0	1273	$1,850	$1.45	108d	1	0.49mi

Listing history 50 events

1. 2026-09-24
   days on market $179,990 Active 360 DOM
2. 2026-09-23
   days on market $179,990 Active 359 DOM
3. 2026-09-22
   days on market $179,990 Active 358 DOM
4. 2026-09-21
   days on market $179,990 Active 357 DOM
5. 2026-09-20
   days on market $179,990 Active 356 DOM
6. 2026-09-19
   days on market $179,990 Active 355 DOM
7. 2026-09-18
   days on market $179,990 Active 354 DOM
8. 2026-09-17
   days on market $179,990 Active 353 DOM
9. 2026-09-16
   days on market $179,990 Active 352 DOM
10. 2026-09-15
    days on market $179,990 Active 351 DOM
11. 2026-09-14
    days on market $179,990 Active 350 DOM
12. 2026-09-13
    days on market $179,990 Active 349 DOM
13. 2026-09-12
    days on market $179,990 Active 348 DOM
14. 2026-09-11
    days on market $179,990 Active 347 DOM
15. 2026-09-05
    days on market $179,990 Active 341 DOM
16. 2026-09-04
    days on market $179,990 Active 340 DOM
17. 2026-09-02
    pricedays on market $179,990 Active 338 DOM
18. 2026-08-31
    days on market $177,990 Active 336 DOM
19. 2026-08-29
    days on market $177,990 Active 334 DOM
20. 2026-08-28
    pricedays on market $177,990 Active 333 DOM
21. 2026-08-27
    days on market $176,990 Active 332 DOM
22. 2026-08-25
    days on market $176,990 Active 330 DOM
23. 2026-08-24
    days on market $176,990 Active 329 DOM
24. 2026-08-23
    days on market $176,990 Active 328 DOM
25. 2026-08-22
    days on market $176,990 Active 327 DOM
26. 2026-08-21
    days on market $176,990 Active 326 DOM
27. 2026-08-20
    days on market $176,990 Active 325 DOM
28. 2026-08-19
    days on market $176,990 Active 324 DOM
29. 2026-08-18
    price $176,990 Active 323 DOM
30. 2026-08-18
    days on market $173,990 Active 323 DOM
31. 2026-08-17
    days on market $173,990 Active 322 DOM
32. 2026-08-16
    days on market $173,990 Active 321 DOM
33. 2026-08-15
    days on market $173,990 Active 320 DOM
34. 2026-08-14
    days on market $173,990 Active 319 DOM
35. 2026-08-13
    days on market $173,990 Active 318 DOM
36. 2026-08-12
    days on market $173,990 Active 317 DOM
37. 2026-08-11
    price $173,990 Active 316 DOM
38. 2026-08-11
    days on market $172,990 Active 316 DOM
39. 2026-08-10
    days on market $172,990 Active 315 DOM
40. 2026-08-09
    days on market $172,990 Active 314 DOM
41. 2026-08-08
    days on market $172,990 Active 313 DOM
42. 2026-08-06
    days on market $172,990 Active 311 DOM
43. 2026-08-05
    days on market $172,990 Active 310 DOM
44. 2026-08-04
    pricedays on market $172,990 Active 309 DOM
45. 2026-08-03
    days on market $170,990 Active 308 DOM
46. 2026-07-31
    days on market $170,990 Active 305 DOM
47. 2026-07-30
    days on market $170,990 Active 304 DOM
48. 2026-07-30
    days on market $170,990 Active 303 DOM
49. 2026-07-28
    days on market $170,990 Active 302 DOM
50. 2026-07-26
    days on market $170,990 Active 300 DOM

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

Taxation est. · year 1

• Rental income: $24,208
• − Mortgage interest: −$13,400
• − Property taxes: −$3,588
• − Insurance: −$1,196
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$6,959
• Taxable loss: −$4,810
• Est. tax savings @ 24.0%: +$1,154
• After-tax cash flow: $439/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 None rehab

This two-story home is in good condition with a classic layout ideal for young families and working professionals. It features a modern kitchen, well-maintained exterior, and a spacious owner's suite. The home is move-in ready and has the potential for further value-adding improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Both Upgrading the flooring in the living area — Upgrading the flooring can enhance the home's overall appearance and value. ↑
• Both Upgrading the bathroom fixtures — Modern fixtures can increase the home's appeal to potential buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers/tenants. ↑

F Composite school gradezoned avg 44/100

Zoned Schools

High Crosby H S F TX #652/1,632 Nat'l #6,890/17,239

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

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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%

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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%

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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

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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

• 2025-09-29 Listed $189,990 Zillow