100 Litchfield Ln · Houston, TX 77024

$259,000

3 bd · 2.5 ba · 1,814 sqft · Townhouse public records · 79 Days on market

Built 1977 1,480 sqft lot $143/sqft · 18% below area Est $317k · 18% under $665/mo HOA · 23% of rent

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Why this score? — see what drove the C- 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 +15.0/15.0
• Appreciation +8.5/10.0
• Cash flow +6.9/30.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks MLS

Discover the potential in this centrally located 3-bedroom, 2.5-bath townhome in the heart of Houston! Perfectly situated near premier shopping, top-rated hospitals, and a wide variety of restaurants, this home offers both convenience and opportunity. Step inside to find a spacious layout ready for your personal touch. With great bones and a functional floor plan, this townhome presents the perfect canvas for a full remodel—whether you're looking to design your dream home or invest in a property with strong upside potential. Enjoy the added benefit of being zoned to a highly sought-after school district, making this an excellent choice for families and investors alike. With easy access to major thoroughfares and all that Houston has to offer, the location truly can’t be beat. Don’t miss your chance to transform this well-located property into something truly special—schedule your showing today!

Key facts

• Centrally located
• Spacious layout
• $665 HOA

Tags

• CENTRALLY LOCATED
• SPACIOUS LAYOUT
• FUNCTIONAL FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $259k.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (31.1% below list).
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $179k (31.1% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.2% in Houston — 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 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime F.
• Spring Branch ISD (urban): math 47% / reading 46% proficiency, ranked #215 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.0%/yr); 313 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $18k appreciation (6.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $96k; list at $259k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,531 (31.1% 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 79 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.11% ✓
• Cap rate: 4.49%
• Cash-on-cash: -6.44%
• DSCR: 0.71
• GRM: 7.5

CMA / ARV

• ARV (median comp): $316,560
• List price: $259,000
• Delta: -18.18%
• 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
172 Litchfield Ln	0.11mi	3/2.5	1,838 (+1%)	0mo	$325,000	$177	92
308 Litchfield Ln	0.14mi	3/2.5	1,749 (-4%)	0mo	$350,000	$200	88
168 Litchfield Ln	0.12mi	3/2.5	1,871 (+3%)	2mo	$254,900	$136	88
133 Litchfield Ln	0.08mi	3/2.5	1,918 (+6%)	2mo	$349,800	$182	85
278 Litchfield Ln	0.23mi	3/2.5	1,739 (-4%)	3mo	$296,000	$170	80
259 Litchfield Ln #66	0.16mi	2/2.5 (-1)	1,759 (-3%)	3mo	$321,000	$182	80
12632 Huntingwick Dr #140	0.37mi	3/2.5	1,794 (-1%)	3mo	$324,000	$181	79
12625 Memorial Dr #94	0.16mi	2/2.5 (-1)	1,734 (-4%)	2mo	$350,000	$202	78
368 Litchfield Ln	0.14mi	3/2.5	1,653 (-9%)	1mo	$338,500	$205	78
201 Vanderpool Ln #103	0.43mi	3/3.0	1,880 (+4%)	3mo	$388,000	$206	70
160 Litchfield Ln	0.09mi	2/2.5 (-1)	1,562 (-14%)	0mo	$315,000	$202	67
201 Vanderpool Ln #105	0.44mi	3/2.5	2,074 (+14%)	1mo	$449,000	$216	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.92% appreciation · 4.96% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.92×
• Total profit: $66,557
• Equity at exit: $178,141

10-year hold

• IRR: 14.2%
• Equity multiple: 4.16×
• Total profit: $229,442
• Equity at exit: $337,182

Cash invested: $72,520 (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 77024

• Home prices YoY: 2.8%
• Rents YoY: 5.0%
• Active inventory: 313
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,870 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$525 /mo · $6,298/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$665
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-456

Break-even live

Break-even rent $3,446

Max offer price $178,531

Occupancy floor —

Sensitivity live

Price	-10% $-309	-5% $-382	+0% $-456	+5% $-529	+10% $-602
Rent	-10% $-682	-5% $-569	+0% $-456	+5% $-342	+10% $-229
Rate	-1.0pp $-325	-0.5pp $-390	base $-456	+0.5pp $-523	+1.0pp $-591

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 W Sam Houston Pkwy N Houston, TX	1.0–2.0	1.0–2.0	1064	$3,375	$3.17	0d	28	0.30mi
408 S Gessner Rd Houston, TX	2.0	2.0	1511	$3,248	$2.15	25d	1	0.48mi
727 Bunker Hill Rd Houston, TX	4.0	4.0	2552	$3,600	$1.41	44d	1	0.50mi
10421 Deerwood Rd Houston, TX	1.0–2.0	1.0–2.0	1020	$2,642	$2.59	0d	40	0.63mi
515 Tallowood Rd Houston, TX	2.0–3.0	2.0–2.5	1362	$2,400	$1.76	6d	2	0.65mi
10505 Deerwood Rd Houston, TX	2.0	1.0–2.0	1042	$3,344	$3.21	0d	25	0.78mi
614 Bendwood Dr Houston, TX	4.0	2.0	2179	$5,750	$2.64	44d	1	0.78mi
680 W Sam Houston Pkwy S Houston, TX	1.0–3.0	1.0–2.0	1007	$2,099	$2.08	3d	23	0.80mi
10501 Holly Springs Dr Unit 3165 Houston, TX	3.0	2.0	1401	$1,274	$0.91	0d	1	0.90mi
1202 Seagler Rd Unit 1235 Houston, TX	3.0	2.0	1442	$1,819	$1.26	12d	1	0.92mi
1202 Seagler Rd Unit 3165 Houston, TX	3.0	2.0	1442	$1,779	$1.23	0d	1	0.92mi
1202 Seagler Rd Unit 3047 Houston, TX	3.0	2.0	1442	$1,830	$1.27	0d	1	0.92mi
10501 Holly Springs Dr Unit 510 Houston, TX	3.0	2.0	1401	$1,314	$0.94	12d	1	0.95mi
10550 Valley Forge Dr Houston, TX	1.0–3.0	1.0–2.0	1244	$1,500	$1.21	4d	15	1.00mi
10349 Longmont Dr Houston, TX	2.0	2.5	1416	$2,200	$1.55	6d	1	1.04mi
10500 Valley Forge Dr Houston, TX	3.0	1.0–2.0	1109	$1,499	$1.35	3d	15	1.07mi
10378 Briar Forest Dr Houston, TX	3.0	3.0	2070	$2,500	$1.21	44d	1	1.08mi
801 Town & Country Ln Houston, TX	1.0–3.0	1.0–2.0	1123	$3,420	$3.05	0d	15	1.11mi
800 Town and Country Blvd Unit 3148 Houston, TX	3.0	2.0	1507	$3,313	$2.20	0d	1	1.16mi
800 Town and Country Blvd Unit 2148 Houston, TX	2.0	2.0	1511	$2,376	$1.57	0d	1	1.16mi
12808 Queensbury Ln Houston, TX	1.0–3.0	1.0–2.0	1069	$3,335	$3.12	0d	34	1.16mi
811 Town and Country Blvd Houston, TX	1.0–2.0	1.0–2.0	986	$3,675	$3.73	0d	32	1.16mi
10401 Town & Country Way Unit 2187 Houston, TX	2.0	2.0	1511	$3,368	$2.23	0d	1	1.18mi
10401 Town & Country Way Unit 3187 Houston, TX	3.0	2.0	1995	$4,921	$2.47	0d	1	1.18mi
10409 Town & Country Way Unit 11402 Houston, TX	2.0	2.0	1390	$1,819	$1.31	44d	1	1.19mi
10401 Town & Country Way Apt 424 Houston, TX	2.0	2.0	1511	$3,384	$2.24	6d	1	1.19mi
10401 Town & Country Way Unit 10434 Houston, TX	3.0	2.0	1995	$4,961	$2.49	11d	1	1.19mi
10401 Town & Country Way Unit 10424 Houston, TX	2.0	2.0	1511	$3,408	$2.26	11d	1	1.19mi
10411 Town & Country Way Houston, TX	2.0	2.0	1659	$3,591	$2.16	25d	1	1.19mi
10411 Town & Country Way Houston, TX	3.0	3.0	1866	$3,512	$1.88	44d	1	1.19mi
10411 Town & Country Way Houston, TX	3.0	3.0	1866	$3,512	$1.88	20d	1	1.19mi
10401 Town and Country Way Houston, TX	2.0	2.0	1511	$3,248	$2.15	25d	1	1.19mi
10401 Town and Country Way Houston, TX	2.0	2.0	1511	$3,248	$2.15	44d	1	1.19mi
817 Citycentre Way Houston, TX	2.0	2.0	1305	$2,309	$1.77	44d	1	1.21mi
10402 Town & Country Way Unit 2187 Houston, TX	2.0	2.0	1278	$2,642	$2.07	0d	1	1.22mi
10402 Town & Country Way Unit 2174 Houston, TX	2.0	2.0	1278	$2,641	$2.07	11d	1	1.22mi
10402 Town & Country Way Unit 2162 Houston, TX	2.0	2.0	1278	$2,617	$2.05	6d	1	1.22mi
10402 Town & Country Way Unit 10425 Houston, TX	2.0	2.0	1486	$2,965	$2.00	44d	1	1.22mi
10814 Sugar Hill Dr Unit A Houston, TX	3.0	2.5	1690	$1,845	$1.09	8d	1	1.23mi
800 Town and Country Blvd Unit 23028 Houston, TX	2.0	2.0	1412	$1,721	$1.22	44d	1	1.23mi

HOA detail

• Monthly dues: $665 · $7,980/yr

Listing history 18 events

1. 2026-06-21
   days on market $259,000 Active 79 DOM
2. 2026-06-18
   days on market $259,000 Active 76 DOM
3. 2026-06-17
   days on market $259,000 Active 75 DOM
4. 2026-06-16
   days on market $259,000 Active 74 DOM
5. 2026-06-15
   days on market $259,000 Active 73 DOM
6. 2026-06-13
   pricedays on market $259,000 Active 71 DOM
7. 2026-06-09
   days on market $269,000 Active 67 DOM
8. 2026-06-08
   days on market $269,000 Active 66 DOM
9. 2026-06-07
   days on market $269,000 Active 65 DOM
10. 2026-06-04
    days on market $269,000 Active 62 DOM
11. 2026-06-03
    days on market $269,000 Active 61 DOM
12. 2026-06-02
    days on market $269,000 Active 60 DOM
13. 2026-06-01
    days on market $269,000 Active 59 DOM
14. 2026-05-31
    days on market $269,000 Active 58 DOM
15. 2026-05-01
    price $269,000 931-char remark

    Show marketing remark (931 chars)

    Discover the potential in this centrally located 3-bedroom, 2.5-bath townhome in the heart of Houston! Perfectly situated near premier shopping, top-rated hospitals, and a wide variety of restaurants, this home offers both convenience and opportunity. Step inside to find a spacious layout ready for your personal touch. With great bones and a functional floor plan, this townhome presents the perfect canvas for a full remodel—whether you're looking to design your dream home or invest in a property with strong upside potential. Enjoy the added benefit of being zoned to a highly sought-after school district, making this an excellent choice for families and investors alike. With easy access to major thoroughfares and all that Houston has to offer, the location truly can’t be beat. Don’t miss your chance to transform this well-located property into something truly special—schedule your showing today!

16. 2026-04-03
    listed $275,000 Active 931-char remark

    Show marketing remark (931 chars)

    Discover the potential in this centrally located 3-bedroom, 2.5-bath townhome in the heart of Houston! Perfectly situated near premier shopping, top-rated hospitals, and a wide variety of restaurants, this home offers both convenience and opportunity. Step inside to find a spacious layout ready for your personal touch. With great bones and a functional floor plan, this townhome presents the perfect canvas for a full remodel—whether you're looking to design your dream home or invest in a property with strong upside potential. Enjoy the added benefit of being zoned to a highly sought-after school district, making this an excellent choice for families and investors alike. With easy access to major thoroughfares and all that Houston has to offer, the location truly can’t be beat. Don’t miss your chance to transform this well-located property into something truly special—schedule your showing today!

17. 2005-08-02
    soldstatus
18. 1991-09-27
    soldstatus $96,000

ⓘ 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: $6,298 · $525/mo
• Projected year-2 tax: $6,298 · $525/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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,435
• − Mortgage interest: −$14,508
• − Property taxes: −$6,298
• − Insurance: −$2,092
• − Repairs & maintenance: −$2,755
• − Management: −$2,755
• − HOA: −$7,980
• − Depreciation: −$7,535
• Taxable loss: −$9,488
• Est. tax savings @ 24.0%: +$2,277
• After-tax cash flow: $-3,189/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: Spring Branch ISD
• NCES district ID: 4841100
• Math proficiency: 47% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $60,311
• Composite: 40.88/100
• National rank: #3624
• State rank: #215 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 38,288
• Household income: $136,149
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 1144.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Asian 14% Hispanic / Latino 12% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Slovak 3% Italian 3%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 11% Other Indo-European 4% Chinese 4%

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: ▲ 6.92%
• Current HPI: 256.8342
• Rent YoY: ▲ 4.96%
• 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

+180.2% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $269,000 HARMLS
• 2026-04-03 Listed $275,000 HARMLS
• 2005-08-02 Sold (Public Records) — Public Records
• 1991-09-27 Sold (Public Records) $96,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $6,298 · -2.5% YoY. Source: county tax records.