Yuma Plan · Crosby, TX 77532

$345,990

4 bd · 3.0 ba · 2,567 sqft · SingleFamily · 164 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The enthralling Yuma floor plan offers unparalleled space for the value, leaving nothing out. Downstairs, you are met with a private guest bedroom with a walk-in closet off the foyer. Across the hall is a full secondary bathroom and a walk-in utility room. Across the gallery is entry to your large walk-in pantry, a secluded study room, and entry to your two-car garage. For those who need more space to store holiday decorations, tools, or another vehicle, the Yuma gives you the option of swapping your two-car standard garage into a two-and-a-half or three-car garage. Your open-concept kitchen and combined dining and family rooms are the main highlight of this desirable layout. Add an extra flair to your massive family room by including a stylish fireplace. In your kitchen, you are greeted with ample counterspace, industry-leading appliances, granite countertops, and an island. If you love spending time outdoors, you will appreciate having the option of including a covered patio for you to relax on. Your dream master suite is made a reality with vaulted ceilings, cultured marble countertops with dual vanities, a roomy bathtub, a separate walk-in shower and an enlarged walk-in closet. Give your master bathroom an upgrade by switching out your bathtub and single shower into a large super shower instead! Wander upstairs to be welcomed by the spacious and bright gameroom that is perfect for the game nights with family and friends, as well as two additional large bedrooms with. ..

Key facts

• Secluded study room
• Walk-in closet
• Walk-in utility room

Tags

• PRIVATE GUEST BEDROOM
• WALK-IN CLOSET
• FULL SECONDARY BATHROOM
• WALK-IN UTILITY ROOM
• LARGE WALK-IN PANTRY
• SECLUDED STUDY ROOM

🏗️ New construction. The $345,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $368,652.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $346k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-601 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (28.8% below list).
• Recommended offer: $246k (28.8% below list) — sets the bar for 1% rule.

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); 1446 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 32% of the median local income ($92k/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 $3k of loan paydown is wiped out by about $11k 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 164 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,464 (28.8% 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 164 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.67% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.98%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $368,652
• List price: $345,990
• Delta: -6.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18606 Eastwood Ridge Ct	0.19mi	5/3.0 (+1)	2,581 (+0%)	2mo	$419,990	$163	84
18638 Eastwood Ridge Ct	0.21mi	5/3.0 (+1)	2,572 (+0%)	2mo	$364,990	$142	83
3011 Matador Ranch Trl	0.11mi	4/3.0	2,756 (+7%)	0mo	$379,990	$138	82
18814 Eastwood Ridge Ct	0.33mi	4/3.0	2,551 (-1%)	1mo	$384,990	$151	82
18726 Eastwood Ridge Ct	0.27mi	5/3.0 (+1)	2,581 (+0%)	2mo	$388,890	$151	80
18634 Eastwood Ridge Ct	0.23mi	4/3.5	2,735 (+6%)	0mo	$412,430	$151	76
18830 Eastwood Ridge Ct	0.35mi	5/3.0 (+1)	2,572 (+0%)	2mo	$352,640	$137	76
18702 Eastwood Ridge Ct	0.24mi	4/3.5	2,735 (+6%)	1mo	$391,990	$143	75
18722 Eastwood Ridge Ct	0.27mi	4/3.5	2,735 (+6%)	1mo	$402,039	$147	74
18806 Eastwood Ridge Ct	0.32mi	4/3.5	2,735 (+6%)	3mo	$377,030	$138	70
18802 Eastwood Ridge Ct	0.32mi	4/2.0	2,371 (-8%)	3mo	$356,180	$150	65
18402 Steele Point Dr	0.34mi	5/3.5 (+1)	2,811 (+10%)	4mo	$379,000	$135	58

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: -30.1%
• Equity multiple: 0.02×
• Total profit: $-101,666
• Equity at exit: $54,967

10-year hold

• IRR: -39.8%
• Equity multiple: -0.48×
• Total profit: $-152,413
• Equity at exit: $31,874

Cash invested: $103,223 (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: 92 active · 29 under contract
• Months of supply: 17.2 mo (6%/mo absorbed)
• Median asking: $344,990 ($142/sqft)
• Median days on market: 135 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +1.0% 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: 1446
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,465 medium
• Mortgage (P&I): −$1,933
• Tax est. 1.5%: −$461 /mo · $5,530/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-601

Break-even live

Break-even rent $3,225

Max offer price $281,743

Occupancy floor —

Sensitivity live

Price	-10% $-346	-5% $-473	+0% $-601	+5% $-728	+10% $-855
Rent	-10% $-795	-5% $-698	+0% $-601	+5% $-503	+10% $-406
Rate	-1.0pp $-415	-0.5pp $-507	base $-601	+0.5pp $-696	+1.0pp $-793

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: $92,163
• Closing costs: $11,060
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3310 Indian Mound Trl Crosby, TX	3.0	2.0	1808	$1,795	$0.99	48d	1	0.30mi
18707 Antler Trails Ct Crosby, TX	4.0	2.5	2547	$2,361	$0.93	73d	1	1.04mi

Listing history 50 events

1. 2026-08-08
   days on market $345,990 Active 164 DOM
2. 2026-08-06
   days on market $345,990 Active 162 DOM
3. 2026-08-05
   days on market $345,990 Active 161 DOM
4. 2026-08-04
   days on market $345,990 Active 160 DOM
5. 2026-08-03
   days on market $345,990 Active 159 DOM
6. 2026-07-31
   days on market $345,990 Active 156 DOM
7. 2026-07-30
   days on market $345,990 Active 155 DOM
8. 2026-07-30
   days on market $345,990 Active 154 DOM
9. 2026-07-28
   days on market $345,990 Active 153 DOM
10. 2026-07-26
    days on market $345,990 Active 151 DOM
11. 2026-07-24
    days on market $345,990 Active 149 DOM
12. 2026-07-23
    days on market $345,990 Active 148 DOM
13. 2026-07-22
    days on market $345,990 Active 147 DOM
14. 2026-07-21
    days on market $345,990 Active 146 DOM
15. 2026-07-20
    days on market $345,990 Active 145 DOM
16. 2026-07-18
    days on market $345,990 Active 143 DOM
17. 2026-07-18
    days on market $345,990 Active 142 DOM
18. 2026-07-16
    days on market $345,990 Active 141 DOM
19. 2026-07-15
    days on market $345,990 Active 140 DOM
20. 2026-07-13
    days on market $345,990 Active 138 DOM
21. 2026-07-13
    days on market $345,990 Active 137 DOM
22. 2026-07-11
    days on market $345,990 Active 136 DOM
23. 2026-07-10
    days on market $345,990 Active 135 DOM
24. 2026-07-09
    days on market $345,990 Active 134 DOM
25. 2026-07-07
    days on market $345,990 Active 132 DOM
26. 2026-07-06
    days on market $345,990 Active 131 DOM
27. 2026-07-06
    days on market $345,990 Active 130 DOM
28. 2026-07-05
    days on market $345,990 Active 129 DOM
29. 2026-07-03
    days on market $345,990 Active 128 DOM
30. 2026-07-02
    days on market $345,990 Active 127 DOM
31. 2026-07-01
    days on market $345,990 Active 126 DOM
32. 2026-06-30
    days on market $345,990 Active 125 DOM
33. 2026-06-29
    days on market $345,990 Active 124 DOM
34. 2026-06-28
    days on market $345,990 Active 123 DOM
35. 2026-06-27
    days on market $345,990 Active 122 DOM
36. 2026-06-24
    days on market $345,990 Active 119 DOM
37. 2026-06-22
    days on market $345,990 Active 117 DOM
38. 2026-06-21
    days on market $345,990 Active 116 DOM
39. 2026-06-18
    days on market $345,990 Active 113 DOM
40. 2026-06-17
    days on market $345,990 Active 112 DOM
41. 2026-06-16
    days on market $345,990 Active 111 DOM
42. 2026-06-15
    days on market $345,990 Active 110 DOM
43. 2026-06-13
    days on market $345,990 Active 108 DOM
44. 2026-06-09
    days on market $345,990 Active 104 DOM
45. 2026-06-08
    days on market $345,990 Active 103 DOM
46. 2026-06-07
    days on market $345,990 Active 102 DOM
47. 2026-06-04
    days on market $345,990 Active 99 DOM
48. 2026-06-02
    days on market $345,990 Active 97 DOM
49. 2026-06-01
    days on market $345,990 Active 96 DOM
50. 2026-05-31
    days on market $345,990 Active 95 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥111°F today · 18 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: $29,576
• − Mortgage interest: −$20,650
• − Property taxes: −$5,530
• − Insurance: −$1,843
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$10,724
• Taxable loss: −$13,904
• Est. tax savings @ 24.0%: +$3,337
• After-tax cash flow: $-3,870/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 · 1 photo

Good 80/100 None rehab

This single-family home in Houston, TX, is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Bathroom fixtures — Modernizes the bathrooms and appeals to potential buyers ↑

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

• 2026-02-25 Listed $345,990 Zillow