606 E Humble St · Baytown, TX 77520

$109,999

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 429 Days on market

Built 1942 9,382 sqft lot $94/sqft · 34% below area Est $168k · 34% under ↓ 12% since listing

---

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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +7.3/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investers special. Looking for a large home in need of some TLC, well this may be the home you need. This home has 3 bedrooms, 1 full bath on a large, fenced corner lot. Home has a new roof, one car garage, plus two storage buildings.

Key facts

• Corner lot
• New roof
• 9,382 sq ft lot

Tags

• CORNER LOT
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.2% in Baytown — 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 69/100 on livability (#412 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D+, crime F.
• Goose Creek CISD (urban): math 37% / reading 36% proficiency, ranked #473 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 271 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $760 of loan paydown is wiped out by about $3k 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 429 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 429 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.23% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 6.8

CMA / ARV

• ARV (median comp): $167,892
• List price: $109,999
• Delta: -34.48%
• 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
709 E Gulf St	0.08mi	3/2.0	1,200 (+2%)	0mo	$207,900	$173	88
805 S Circle Dr	0.34mi	3/1.0	1,204 (+2%)	2mo	$169,900	$141	79
323 E Murrill St	0.36mi	2/1.0 (-1)	1,208 (+3%)	0mo	$169,000	$140	74
605 E Murrill Ave	0.32mi	3/2.0	1,250 (+6%)	2mo	$209,000	$167	69
15 High St	0.52mi	3/2.0	1,162 (-1%)	3mo	$140,000	$120	67
501 E Wright St	0.28mi	2/1.0 (-1)	1,266 (+8%)	7mo	$100,000	$79	63
1004 S Shepherd Dr	0.34mi	3/2.0	1,300 (+10%)	2mo	$159,900	$123	61
804 E James St	0.40mi	3/2.0	1,100 (-6%)	7mo	$185,000	$168	61
318 E Republic Ave	0.20mi	3/2.0	1,331 (+13%)	6mo	$229,000	$172	59
122 E Murrill Ave	0.46mi	3/1.0	1,008 (-14%)	1mo	$109,000	$108	54
309 Danubina St	0.52mi	3/2.0	1,300 (+10%)	5mo	$219,900	$169	50
520 E Fayle St	0.63mi	3/1.0	1,020 (-13%)	4mo	$149,900	$147	45

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-6,779
• Equity at exit: $16,401

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $2,468
• Equity at exit: $9,511

Cash invested: $30,800 (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 77520

• Rents YoY: 1.3%
• Active inventory: 271
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$577
• Tax from tax record: −$235 /mo · $2,821/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $208

Break-even live

Break-even rent $1,086

Max offer price $109,999

Occupancy floor 80%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Tri City Beach Rd Baytown, TX	1.0–2.0	1.0	792	$1,350	$1.70	43d	1	0.33mi
105 E Adoue St Baytown, TX	3.0	1.0	1040	$1,200	$1.15	43d	1	0.62mi
1300 Madison St Baytown, TX	3.0	1.0	1316	$1,500	$1.14	43d	1	0.98mi
508 Forrest St Baytown, TX	2.0	1.0	980	$1,299	$1.33	5d	1	1.06mi
607 Vista Ave Baytown, TX	3.0	2.0	1232	$1,475	$1.20	43d	1	1.09mi
1804 Chilton Dr Baytown, TX	3.0	2.5	1255	$1,720	$1.37	24d	1	1.15mi
1502 Beaumont Rd Baytown, TX	2.0	1.0	1010	$1,000	$0.99	43d	1	1.18mi
1510 Beaumont Rd Baytown, TX	2.0	1.0	1010	$1,100	$1.09	43d	1	1.20mi
1507 Barcelona Way Baytown, TX	2.0	2.0	1070	$1,075	$1.00	43d	1	1.20mi
1512 Beaumont Rd Baytown, TX	3.0	2.0	1112	$1,200	$1.08	43d	1	1.21mi
510 Williams Ave Baytown, TX	1.0–2.0	1.0	699	$1,599	$2.29	1d	5	1.23mi
516 William Ave Baytown, TX	2.0	1.0	931	$1,250	$1.34	43d	1	1.23mi
1519 Barcelona Way Baytown, TX	3.0	2.0	1325	$1,250	$0.94	43d	1	1.23mi
1525 Barcelona Way Baytown, TX	3.0	2.0	1112	$1,250	$1.12	24d	1	1.25mi
2500 E James Ave Baytown, TX	2.0–3.0	1.0–2.0	1093	$1,408	$1.29	1d	18	1.27mi
1305 Memorial Dr Baytown, TX	1.0–2.0	1.0	845	$1,193	$1.41	24d	3	1.39mi
811 Barrymore Blvd Baytown, TX	3.0	2.0	1200	$1,300	$1.08	5d	1	1.48mi
1607 Garth Rd Baytown, TX	2.0	2.0	1017	$1,025	$1.01	43d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $109,999 Active 429 DOM
2. 2026-06-17
   days on market $109,999 Active 428 DOM
3. 2026-06-16
   days on market $109,999 Active 427 DOM
4. 2026-06-15
   statusdays on market $109,999 Active 426 DOM
5. 2026-06-07
   status $109,999 Pending 425 DOM
6. 2026-06-04
   days on market $109,999 Active 425 DOM
7. 2026-06-03
   days on market $109,999 Active 424 DOM
8. 2026-06-02
   days on market $109,999 Active 423 DOM
9. 2026-06-01
   days on market $109,999 Active 422 DOM
10. 2026-05-31
    days on market $109,999 Active 421 DOM
11. 2026-01-31
    status Active 237-char remark

    Show marketing remark (237 chars)

    Investers special. Looking for a large home in need of some TLC, well this may be the home you need. This home has 3 bedrooms, 1 full bath on a large, fenced corner lot. Home has a new roof, one car garage, plus two storage buildings.

12. 2025-12-31
    status Pending 237-char remark

    Show marketing remark (237 chars)

    Investers special. Looking for a large home in need of some TLC, well this may be the home you need. This home has 3 bedrooms, 1 full bath on a large, fenced corner lot. Home has a new roof, one car garage, plus two storage buildings.

13. 2025-12-22
    status Pending 237-char remark

    Show marketing remark (237 chars)

    Investers special. Looking for a large home in need of some TLC, well this may be the home you need. This home has 3 bedrooms, 1 full bath on a large, fenced corner lot. Home has a new roof, one car garage, plus two storage buildings.

14. 2025-06-15
    price $109,999 237-char remark

    Show marketing remark (237 chars)

    Investers special. Looking for a large home in need of some TLC, well this may be the home you need. This home has 3 bedrooms, 1 full bath on a large, fenced corner lot. Home has a new roof, one car garage, plus two storage buildings.

15. 2025-06-03
    status Active 237-char remark

    Show marketing remark (237 chars)

    Investers special. Looking for a large home in need of some TLC, well this may be the home you need. This home has 3 bedrooms, 1 full bath on a large, fenced corner lot. Home has a new roof, one car garage, plus two storage buildings.

16. 2024-11-23
    status Pending 237-char remark

    Show marketing remark (237 chars)

    Investers special. Looking for a large home in need of some TLC, well this may be the home you need. This home has 3 bedrooms, 1 full bath on a large, fenced corner lot. Home has a new roof, one car garage, plus two storage buildings.

17. 2024-10-28
    price $115,000 237-char remark

    Show marketing remark (237 chars)

    Investers special. Looking for a large home in need of some TLC, well this may be the home you need. This home has 3 bedrooms, 1 full bath on a large, fenced corner lot. Home has a new roof, one car garage, plus two storage buildings.

18. 2024-09-23
    price $119,999 237-char remark

    Show marketing remark (237 chars)

    Investers special. Looking for a large home in need of some TLC, well this may be the home you need. This home has 3 bedrooms, 1 full bath on a large, fenced corner lot. Home has a new roof, one car garage, plus two storage buildings.

19. 2024-08-29
    status Active 237-char remark

    Show marketing remark (237 chars)

    Investers special. Looking for a large home in need of some TLC, well this may be the home you need. This home has 3 bedrooms, 1 full bath on a large, fenced corner lot. Home has a new roof, one car garage, plus two storage buildings.

20. 2024-06-15
    status Pending 237-char remark

    Show marketing remark (237 chars)

    Investers special. Looking for a large home in need of some TLC, well this may be the home you need. This home has 3 bedrooms, 1 full bath on a large, fenced corner lot. Home has a new roof, one car garage, plus two storage buildings.

21. 2024-06-10
    listed $124,999 Active 237-char remark

    Show marketing remark (237 chars)

    Investers special. Looking for a large home in need of some TLC, well this may be the home you need. This home has 3 bedrooms, 1 full bath on a large, fenced corner lot. Home has a new roof, one car garage, plus two storage buildings.

22. 1995-08-23
    soldstatus

ⓘ 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: $2,821 · $235/mo
• Projected year-2 tax: $2,821 · $235/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,186
• − Mortgage interest: −$6,162
• − Property taxes: −$2,821
• − Insurance: −$550
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$3,200
• Taxable income: $863
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $2,286/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: Goose Creek CISD
• NCES district ID: 4821150
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $52,468
• Composite: 31.84/100
• National rank: #5877
• State rank: #473 of 826 in TX

Livability — Baytown

• Score: 69/100
• State rank: #412
• US rank: #8494

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baytown, TX
• County: Harris County · 4,702,590 people
• City population: 135,579
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 36,355
• Household income: $54,278
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1559.0

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: Hispanic / Latino 55% White 30% Two or more races 19% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 55% English-only · Spanish 43% Other Asian/Pacific 1% 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: ▼ -143.36%
• Current HPI: 262.066
• Rent YoY: ▲ 1.30%
• 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

-12.0% since first listed

12 events — show timeline

• 2026-01-31 Relisted — HARMLS
• 2025-12-31 Pending — HARMLS
• 2025-12-22 Pending — HARMLS
• 2025-06-15 Price Changed $109,999 HARMLS
• 2025-06-03 Relisted — HARMLS
• 2024-11-23 Pending — HARMLS
• 2024-10-28 Price Changed $115,000 HARMLS
• 2024-09-23 Price Changed $119,999 HARMLS
• 2024-08-29 Relisted — HARMLS
• 2024-06-15 Pending — HARMLS
• 2024-06-10 Listed $124,999 HARMLS
• 1995-08-23 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,821 · +10.3% YoY. Source: county tax records.