10118 Norvic St · Jacinto City, TX 77029

$160,000

5 bd · 1.0 ba · 1,606 sqft · SingleFamily public records · 26 Days on market

Built 1950 5,248 sqft lot Est $255k · 37% 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 +24.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• 1% rule +7.2/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 5,248 sq ft lot
• Built 1950
• Listed 26 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on first floor)
• Construction: Brick construction; Built in 1950
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Primary bedroom on the first floor; Three additional bedrooms on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#384 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Galena Park ISD (suburban): math 32% / reading 33% proficiency, ranked #578 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jacinto City El (math 31% / reading 32%, grade F, #2,396 of 4,322 statewide, top 56%, 714 students, 89% FRL); Galena Park Middle (math 28% / reading 31%, grade F, #1,077 of 1,662 statewide, top 66%, 943 students, 88% FRL); Galena Park H S (math 37% / reading 36%, grade F, #924 of 1,632 statewide, top 57%, 1,914 students, 87% FRL).
• Market conditions: 153 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,954/mo this rent would consume 49% of the median local household income ($48k/yr) (locally 457% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.38
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $255,354
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10134 Palestine St	0.11mi	4/2.0 (-1)	1,650 (+3%)	8mo	$199,900	$121	75
10102 Wiggins	0.06mi	4/2.0 (-1)	1,508 (-6%)	5mo	$239,999	$159	74
10313 Chadwick St	0.32mi	4/2.0 (-1)	1,500 (-7%)	1mo	$239,000	$159	64
10329 Fairfax St	0.41mi	4/2.0 (-1)	1,584 (-1%)	9mo	$249,000	$157	62

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 3.40×
• Total profit: $107,296
• Equity at exit: $144,141

10-year hold

• IRR: 26.4%
• Equity multiple: 7.71×
• Total profit: $300,410
• Equity at exit: $310,845

Cash invested: $44,800 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 153
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,954 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$323 /mo · $3,873/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $315

Break-even live

Break-even rent $1,555

Max offer price $160,000

Occupancy floor 79%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-18
   days on market $160,000 Active 26 DOM
2. 2026-06-17
   days on market $160,000 Active 25 DOM
3. 2026-06-16
   days on market $160,000 Active 24 DOM
4. 2026-06-15
   days on market $160,000 Active 23 DOM
5. 2026-06-13
   days on market $160,000 Active 21 DOM
6. 2026-06-13
   pricedays on market $160,000 Active 20 DOM
7. 2026-06-09
   days on market $190,000 Active 17 DOM
8. 2026-06-08
   days on market $190,000 Active 16 DOM
9. 2026-06-07
   days on market $190,000 Active 15 DOM
10. 2026-06-04
    days on market $190,000 Active 12 DOM
11. 2026-06-03
    days on market $190,000 Active 11 DOM
12. 2026-06-02
    days on market $190,000 Active 10 DOM
13. 2026-06-01
    days on market $190,000 Active 9 DOM
14. 2026-05-31
    days on market $190,000 Active 8 DOM
15. 2026-05-23
    listed $190,000 Active
16. 2026-01-02
    historical
17. 2025-12-22
    historical $1,850
18. 2025-11-13
    listed $1,850
19. 2025-09-11
    price $189,900
20. 2025-09-05
    listed $199,990 Active
21. 2025-09-05
    historical
22. 2025-06-19
    price $199,990
23. 2025-06-13
    price $205,000
24. 2025-06-05
    listed $214,900 Active
25. 2025-06-04
    historical $1,850
26. 2025-06-04
    price $1,850
27. 2025-05-28
    price $1,875
28. 2025-05-21
    listed $1,900
29. 2024-02-29
    historical
30. 2023-11-01
    price $200,000
31. 2023-07-31
    price $215,000
32. 2023-07-27
    price $225,000
33. 2023-07-12
    listed $235,000 Active
34. 2023-05-01
    soldstatus
35. 2020-09-11
    soldstatus
36. 2008-07-30
    historical
37. 2008-05-11
    listed $59,900
38. 2006-06-23
    soldstatus
39. 2004-05-03
    soldstatus
40. 1988-01-02
    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: $3,873 · $323/mo
• Projected year-2 tax: $3,873 · $323/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $23,442
• − Mortgage interest: −$8,962
• − Property taxes: −$3,873
• − Insurance: −$800
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$4,655
• Taxable income: $1,402
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $3,441/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: Galena Park ISD
• NCES district ID: 4820250
• Math proficiency: 32% ▼ -20.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $43,158
• Composite: 27.62/100
• National rank: #6927
• State rank: #578 of 826 in TX

Livability — Jacinto City

• Score: 70/100
• State rank: #384
• US rank: #8027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacinto City, TX
• County: Harris County · 4,702,590 people
• City population: 16,154
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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 Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

+217.2% since first listed

26 events — show timeline

• 2026-05-23 Listed $190,000 HARMLS
• 2026-01-02 Listing Removed — HARMLS
• 2025-12-22 Rental Removed $1,850 HARMLS
• 2025-11-13 Listed for Rent $1,850 HARMLS
• 2025-09-11 Price Changed $189,900 HARMLS
• 2025-09-05 Listing Removed — HARMLS
• 2025-09-05 Listed $199,990 HARMLS
• 2025-06-19 Price Changed $199,990 HARMLS
• 2025-06-13 Price Changed $205,000 HARMLS
• 2025-06-05 Listed $214,900 HARMLS
• 2025-06-04 Rental Removed $1,850 HARMLS
• 2025-06-04 Price Changed $1,850 HARMLS
• 2025-05-28 Price Changed $1,875 HARMLS
• 2025-05-21 Listed for Rent $1,900 HARMLS
• 2024-02-29 Listing Removed — HARMLS
• 2023-11-01 Price Changed $200,000 HARMLS
• 2023-07-31 Price Changed $215,000 HARMLS
• 2023-07-27 Price Changed $225,000 HARMLS
• 2023-07-12 Listed $235,000 HARMLS
• 2023-05-01 Sold (Public Records) — Public Records
• 2020-09-11 Sold (Public Records) — Public Records
• 2008-07-30 Listing Removed — HARMLS
• 2008-05-11 Listed $59,900 HARMLS
• 2006-06-23 Sold (Public Records) — Public Records
• 2004-05-03 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,873 · +4.1% YoY. Source: county tax records.