1731 Primrose Pointe Dr · Crosby, TX 77532

$223,990

4 bd · 2.0 ba · 2,047 sqft · SingleFamily · 156 Days on market

Built 2026 Good condition Garage $192/mo HOA · 8% of rent

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new four-bedroom home offers convenient single-story living. Three bedrooms boast a private location near the front of the home, leading to an open-concept layout shared between the kitchen, living and dining areas. A versatile flex space is tucked away to the side, and a luxurious owner's suite is nestled into a private rear corner, complete with a full bathroom and walk-in closet.

Key facts

• 2 garage spots
• Built 2026
• Listed 155 days

🏗️ New construction. The $223,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $287,090.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $224k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $224k).
• Recommended offer: $197k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 4.7% 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); 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); 1919 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 165d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 156 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $73k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $197,111 (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 156 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.79% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 10.5

CMA / ARV

• ARV (median comp): $287,090
• List price: $223,990
• Delta: -21.98%
• 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
1730 Primrose Pointe Dr	0.03mi	4/2.0	2,060 (+1%)	3mo	$256,990	$125	95
1734 Primrose Pointe Dr	0.03mi	4/2.0	1,900 (-7%)	3mo	$254,990	$134	84
1546 Golden Iris Dr	0.37mi	4/2.0	2,039 (-0%)	1mo	$216,990	$106	81
18602 Tulip Creek Dr	0.37mi	4/2.0	2,039 (-0%)	2mo	$220,990	$108	80
1710 Indigo Chase Dr	0.10mi	4/2.0	1,900 (-7%)	4mo	$249,990	$132	80
18631 Periwinkle Brook Dr	0.42mi	4/2.0	2,039 (-0%)	0mo	$219,990	$108	80
1735 Primrose Pointe Dr	0.01mi	4/3.0	2,207 (+8%)	4mo	$304,990	$138	80
1510 Golden Iris Dr	0.41mi	4/2.0	2,039 (-0%)	1mo	$218,990	$107	79
1723 Primrose Pointe Dr	0.02mi	4/2.0	1,787 (-13%)	1mo	$251,990	$141	77
1538 Gardenia Grove Ln	0.31mi	4/2.5	1,968 (-4%)	4mo	$257,490	$131	74
1539 Gardenia Grove Ln	0.28mi	4/2.0	1,760 (-14%)	3mo	$227,990	$130	61
18515 Hazel Valley Dr	0.26mi	3/2.5 (-1)	1,749 (-15%)	4mo	$300,990	$172	53

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: -20.9%
• Equity multiple: 0.28×
• Total profit: $-57,555
• Equity at exit: $42,806

10-year hold

• IRR: -18.0%
• Equity multiple: 0.08×
• Total profit: $-73,571
• Equity at exit: $24,822

Cash invested: $80,385 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 95 active · 77 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $274,990 ($139/sqft)
• Median days on market: 83 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: +1.1% vs 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: 1919
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,274 medium
• Mortgage (P&I): −$1,506
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$120
• HOA: −$192
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-119

Break-even live

Break-even rent $2,425

Max offer price $266,007

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-38	+0% $-119	+5% $-201	+10% $-282
Rent	-10% $-299	-5% $-209	+0% $-119	+5% $-30	+10% $60
Rate	-1.0pp $25	-0.5pp $-46	base $-119	+0.5pp $-194	+1.0pp $-269

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: $71,772
• Closing costs: $8,613
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1718 Primrose Pointe Dr Crosby, TX	3.0	2.0	1621	$2,000	$1.23	10d	1	0.06mi
1519 Gardenia Grove Ln Crosby, TX	3.0	2.0	1461	$1,800	$1.23	165d	1	0.32mi
18707 Antler Trails Ct Crosby, TX	4.0	2.5	2547	$2,361	$0.93	165d	1	0.65mi
1111 Harpings Way Crosby, TX	3.0	2.0	2055	$1,541	$0.75	10d	1	1.44mi

Property features AI

Finance

• HOA & community: Community Solutions associationAnnual association fee of $2,300

Exterior

• Parking: Attached garage2 garage spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Built in 2026Slab foundation
• Construction: Brick, cement siding, and stone exteriorComposition roof
• Exterior features: Subdivision lot setting

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Kitchen open to family roomSeparate showerTub with shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 50 events

1. 2026-11-08
   days on market $223,990 Active 156 DOM
2. 2026-11-07
   days on market $223,990 Active 155 DOM
3. 2026-11-06
   days on market $223,990 Active 154 DOM
4. 2026-11-05
   days on market $223,990 Active 153 DOM
5. 2026-11-04
   days on market $223,990 Active 152 DOM
6. 2026-11-02
   price $223,990 Active 150 DOM
7. 2026-11-02
   days on market $228,990 Active 150 DOM
8. 2026-11-01
   days on market $228,990 Active 149 DOM
9. 2026-10-31
   days on market $228,990 Active 148 DOM
10. 2026-10-30
    days on market $228,990 Active 147 DOM
11. 2026-10-29
    pricedays on market $228,990 Active 146 DOM
12. 2026-10-28
    days on market $236,990 Active 145 DOM
13. 2026-10-27
    days on market $236,990 Active 144 DOM
14. 2026-10-26
    days on market $236,990 Active 143 DOM
15. 2026-10-26
    days on market $236,990 Active 142 DOM
16. 2026-10-24
    days on market $236,990 Active 141 DOM
17. 2026-10-23
    days on market $236,990 Active 140 DOM
18. 2026-10-22
    days on market $236,990 Active 139 DOM
19. 2026-10-21
    days on market $236,990 Active 138 DOM
20. 2026-10-20
    days on market $236,990 Active 137 DOM
21. 2026-10-19
    days on market $236,990 Active 136 DOM
22. 2026-10-18
    days on market $236,990 Active 135 DOM
23. 2026-10-17
    days on market $236,990 Active 134 DOM
24. 2026-10-16
    days on market $236,990 Active 133 DOM
25. 2026-10-15
    price $236,990 Active 132 DOM
26. 2026-10-15
    days on market $241,990 Active 132 DOM
27. 2026-10-14
    days on market $241,990 Active 131 DOM
28. 2026-10-13
    price $241,990 Active 130 DOM
29. 2026-10-13
    days on market $251,990 Active 130 DOM
30. 2026-10-13
    price $251,990 Active 129 DOM
31. 2026-10-12
    days on market $261,990 Active 129 DOM
32. 2026-10-11
    days on market $261,990 Active 128 DOM
33. 2026-10-10
    days on market $261,990 Active 127 DOM
34. 2026-10-09
    days on market $261,990 Active 126 DOM
35. 2026-10-08
    days on market $261,990 Active 125 DOM
36. 2026-10-07
    days on market $261,990 Active 124 DOM
37. 2026-10-06
    days on market $261,990 Active 123 DOM
38. 2026-10-05
    days on market $261,990 Active 122 DOM
39. 2026-10-04
    days on market $261,990 Active 121 DOM
40. 2026-10-04
    days on market $261,990 Active 120 DOM
41. 2026-10-02
    days on market $261,990 Active 119 DOM
42. 2026-10-01
    days on market $261,990 Active 118 DOM
43. 2026-09-30
    days on market $261,990 Active 117 DOM
44. 2026-09-29
    days on market $261,990 Active 116 DOM
45. 2026-09-28
    days on market $261,990 Active 115 DOM
46. 2026-09-27
    days on market $261,990 Active 114 DOM
47. 2026-09-26
    days on market $261,990 Active 113 DOM
48. 2026-09-25
    days on market $261,990 Active 112 DOM
49. 2026-09-24
    days on market $261,990 Active 111 DOM
50. 2026-09-23
    days on market $261,990 Active 110 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: $4,099 · $342/mo
• Expected delta: +$2,920/yr (+$243/mo · 247.6%)

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

Taxation est. · year 1

• Rental income: $27,282
• − Mortgage interest: −$16,082
• − Property taxes: −$1,179
• − Insurance: −$1,435
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − HOA: −$2,304
• − Depreciation: −$8,352
• Taxable loss: −$6,435
• Est. tax savings @ 24.0%: +$1,544
• After-tax cash flow: $112/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 $10,235–$30,705 screening

This single-story home offers a modern and well-maintained interior with a good condition score. It is move-in ready with minor cosmetic updates that could further enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and home value. ↑
• Resale Replace window screens — Improves home's energy efficiency and appearance. ↑
• Both Install smart home devices — Enhances home's modern appeal and convenience for both buyers and renters. ↑
• Both Add smart thermostat — Improves energy efficiency and comfort for both buyers and renters. ↑
• Both Install smart locks — Enhances security and convenience for both buyers and 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
• 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%
• 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

Property features AI

Finance

• HOA & community: Community Solutions associationAnnual association fee of $2,300

Exterior

• Parking: Attached garage2 garage spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Built in 2026Slab foundation
• Construction: Brick, cement siding, and stone exteriorComposition roof
• Exterior features: Subdivision lot setting

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Kitchen open to family roomSeparate showerTub with shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $296,990 HARMLS
• 2026-06-03 Listed $296,990 Zillow