817 Church St · Crosby, TX 77532

$189,900

4 bd · 2.0 ba · 2,136 sqft · SingleFamily public records · 38 Days on market

Built 1950 Good condition 5,980 sqft lot $89/sqft · 34% below area Est $288k · 34% under

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Why this score? — see what drove the B- 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.7/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Live in one side and rent the other for extra income, or use both sides for extended family, adult children, or guests. The location is extremely convenient, downtown Crosby shopping, restaurants, and everyday conveniences. Quick Highway 90 access also makes commuting toward Houston simple. A great option for multigenerational living or for someone who wants rental income to help offset the monthly payment. Vive en un lado y renta el otro para obtener ingresos extra, o usa ambos lados para familiares, hijos adultos o invitados. La ubicación es muy cómoda, cerca de tiendas, restaurantes y servicios diarios del centro de Crosby.

Key facts

• Front unit
• Back unit
• Old town crosby

Tags

• INCOME PRODUCING DUPLEX
• OLD TOWN CROSBY
• ACROSS FROM FAIRGROUNDS
• FRONT UNIT
• BACK UNIT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $398 ($5k/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: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.8% in Crosby — 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 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $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 38 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 7.1

CMA / ARV

• ARV (median comp): $288,268
• List price: $189,900
• Delta: -34.12%
• 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
15815 Tall Barberry Ln	0.42mi	4/3.0	2,147 (+0%)	4mo	$369,717	$172	72
526 Palm Crest Ct	0.42mi	4/2.0	2,035 (-5%)	1mo	$330,740	$163	72
18803 Sage Riv	0.42mi	4/3.0	2,058 (-4%)	2mo	$399,990	$194	69
2538 Cactus Ranch Ln	0.25mi	4/2.5	1,986 (-7%)	9mo	$248,040	$125	67
503 Pine Ln	0.55mi	4/1.5	2,200 (+3%)	3mo	$155,000	$70	65
615 Meadowknoll Dr	0.42mi	4/3.0	2,041 (-4%)	5mo	$317,990	$156	65
631 Meaadowknoll Dr	0.42mi	4/3.0	2,041 (-4%)	6mo	$312,990	$153	64
18615 Durango Plains Trl	0.42mi	4/3.0	2,267 (+6%)	10mo	$296,490	$131	58
2439 Evergreen Falls Dr	0.42mi	4/3.0	1,912 (-10%)	1mo	$290,500	$152	58
15926 Mimosa Harvest Dr	0.42mi	4/3.0	1,912 (-10%)	2mo	$290,540	$152	57
17322 Glacier Forest Ln	0.42mi	4/2.5	1,922 (-10%)	7mo	$290,990	$151	56
17322 Roxboro Ridge Ln	0.42mi	4/2.5	1,922 (-10%)	8mo	$290,990	$151	55

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-8,675
• Equity at exit: $28,315

10-year hold

• IRR: 3.4%
• Equity multiple: 1.23×
• Total profit: $12,072
• Equity at exit: $16,419

Cash invested: $53,172 (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: 18 active · 16 under contract
• Months of supply: 5.4 mo (19%/mo absorbed)
• Median asking: $299,110 ($144/sqft)
• Median days on market: 61 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -6.5% 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: 1723
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$996
• Tax from tax record: −$277 /mo · $3,324/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $398

Break-even live

Break-even rent $1,711

Max offer price $189,900

Occupancy floor 77%

Sensitivity live

Price	-10% $506	-5% $452	+0% $398	+5% $345	+10% $291
Rent	-10% $223	-5% $311	+0% $398	+5% $486	+10% $573
Rate	-1.0pp $494	-0.5pp $447	base $398	+0.5pp $349	+1.0pp $299

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: $47,475
• Closing costs: $5,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2719 3rd St Huffman, TX	4.0	2.0	1568	$1,495	$0.95	6d	1	0.72mi
6006 Lovage Ave Crosby, TX	4.0	2.5	2261	$1,965	$0.87	71d	1	0.74mi
6019 Burnet Bend Ave Crosby, TX	4.0	2.5	2461	$1,995	$0.81	5d	1	0.76mi
6103 Coleus St Crosby, TX	3.0	2.0	1704	$1,719	$1.01	77d	1	0.80mi
6206 Lovage Ave Crosby, TX	4.0	2.5	2708	$1,995	$0.74	41d	1	0.92mi
15722 E Astern Dr Crosby, TX	3.0	2.0	1996	$1,896	$0.95	108d	1	1.20mi
16214 Port O Call St Crosby, TX	4.0	2.5	2563	$2,299	$0.90	0d	1	1.29mi
13702 Sun Bear Ct Crosby, TX	3.0	2.0	1899	$1,899	$1.00	40d	1	1.40mi

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 1950Slab foundation
• Construction: Composition roofSlab foundationBuilt in 1950
• Exterior features: Composition roofLot features listed as Other

Interior

• Bedrooms: Four first-floor bedrooms
• Heating & cooling: Central gas heatingCentral electric cooling (Central Air)
• Interior features: 4 total rooms

Listing history 50 events

1. 2026-09-24
   days on market $189,900 Active 38 DOM
2. 2026-09-23
   days on market $189,900 Active 37 DOM
3. 2026-09-22
   days on market $189,900 Active 36 DOM
4. 2026-09-21
   days on market $189,900 Active 35 DOM
5. 2026-09-20
   days on market $189,900 Active 34 DOM
6. 2026-09-19
   days on market $189,900 Active 33 DOM
7. 2026-09-18
   days on market $189,900 Active 32 DOM
8. 2026-09-17
   days on market $189,900 Active 31 DOM
9. 2026-09-16
   days on market $189,900 Active 30 DOM
10. 2026-09-15
    days on market $189,900 Active 29 DOM
11. 2026-09-14
    days on market $189,900 Active 28 DOM
12. 2026-09-13
    days on market $189,900 Active 27 DOM
13. 2026-09-12
    days on market $189,900 Active 26 DOM
14. 2026-09-11
    days on market $189,900 Active 25 DOM
15. 2026-09-05
    days on market $189,900 Active 19 DOM
16. 2026-09-04
    days on market $189,900 Active 18 DOM
17. 2026-09-02
    days on market $189,900 Active 16 DOM
18. 2026-08-31
    days on market $189,900 Active 14 DOM
19. 2026-08-29
    days on market $189,900 Active 12 DOM
20. 2026-08-28
    days on market $189,900 Active 11 DOM
21. 2026-08-27
    days on market $189,900 Active 10 DOM
22. 2026-08-25
    days on market $189,900 Active 8 DOM
23. 2026-08-24
    days on market $189,900 Active 7 DOM
24. 2026-08-23
    days on market $189,900 Active 6 DOM
25. 2026-08-22
    days on market $189,900 Active 5 DOM
26. 2026-08-21
    days on market $189,900 Active 4 DOM
27. 2026-08-20
    remarks 678-char remark
28. 2026-08-20
    days on market $189,900 Active 3 DOM
29. 2026-08-19
    days on market $189,900 Active 2 DOM
30. 2026-08-18
    pricedays on marketlisting id $189,900 Active 1 DOM
31. 2026-08-17
    days on market $208,500 Active 46 DOM
32. 2026-08-16
    days on market $208,500 Active 45 DOM
33. 2026-08-15
    days on market $208,500 Active 44 DOM
34. 2026-08-14
    days on market $208,500 Active 43 DOM
35. 2026-08-13
    days on market $208,500 Active 42 DOM
36. 2026-08-12
    days on market $208,500 Active 41 DOM
37. 2026-08-11
    days on market $208,500 Active 40 DOM
38. 2026-08-10
    days on market $208,500 Active 39 DOM
39. 2026-08-09
    days on market $208,500 Active 38 DOM
40. 2026-08-08
    days on market $208,500 Active 37 DOM
41. 2026-08-06
    days on market $208,500 Active 35 DOM
42. 2026-08-05
    days on market $208,500 Active 34 DOM
43. 2026-08-04
    days on market $208,500 Active 33 DOM
44. 2026-08-03
    days on market $208,500 Active 32 DOM
45. 2026-07-31
    days on market $208,500 Active 29 DOM
46. 2026-07-30
    days on market $208,500 Active 28 DOM
47. 2026-07-30
    days on market $208,500 Active 27 DOM
48. 2026-07-28
    days on market $208,500 Active 26 DOM
49. 2026-07-26
    days on market $208,500 Active 24 DOM
50. 2026-07-24
    days on market $208,500 Active 22 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: $3,324 · $277/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$151/yr (+$13/mo · 4.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $26,588
• − Mortgage interest: −$10,637
• − Property taxes: −$3,324
• − Insurance: −$950
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$5,524
• Taxable income: $1,899
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $4,326/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 · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $10,680–$32,040 screening

This multi-family property is in good condition with updated interiors and a maintained exterior. It has potential for further value increase with exterior painting and window replacement.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding will improve the curb appeal and increase the home's value. ↑
• Both Replace any damaged windows — Replacing damaged windows will improve the home's energy efficiency and increase its value. ↑

ⓘ 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

Elementary Crosby Kindergarten Center 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

• Census place: Crosby, TX
• 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

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 1950Slab foundation
• Construction: Composition roofSlab foundationBuilt in 1950
• Exterior features: Composition roofLot features listed as Other

Interior

• Bedrooms: Four first-floor bedrooms
• Heating & cooling: Central gas heatingCentral electric cooling (Central Air)
• Interior features: 4 total rooms

Price history

+217.0% since first listed

20 events — show timeline

• 2026-08-17 Listed $189,900 HARMLS
• 2026-08-17 Listing Removed — HARMLS
• 2026-07-21 Price Changed $208,500 HARMLS
• 2026-07-02 Listed $210,000 HARMLS
• 2026-06-04 Listing Removed — HARMLS
• 2026-03-24 Relisted — HARMLS
• 2026-03-24 Price Changed $249,000 HARMLS
• 2026-03-20 Listing Removed — HARMLS
• 2026-02-05 Listed $260,000 HARMLS
• 2025-06-15 Listing Removed — HARMLS
• 2025-03-30 Price Changed $229,000 HARMLS
• 2025-01-21 Price Changed $225,000 HARMLS
• 2024-12-26 Listed $250,000 HARMLS
• 2009-08-28 Sold (MLS) — HARMLS
• 2009-07-23 Listing Removed — HARMLS
• 2009-06-12 Listed $44,900 HARMLS
• 2009-06-10 Listing Removed — HARMLS
• 2008-10-03 Listed $59,900 HARMLS
• 2005-10-20 Sold (Public Records) — Public Records
• 2001-06-01 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,324 · -2.6% YoY. Source: county tax records.