25103 Thrushwood Ln · Spring, TX 77373

$217,000

3 bd · 2.0 ba · 1,373 sqft · SingleFamily public records · 42 Days on market

Built 1983 7,370 sqft lot $158/sqft · 23% below area Est $280k · 23% under $38/mo HOA · 2% 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).

• Cash flow +15.8/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +4.9/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 25103 Thrushwood Lane, where tranquility meets convenience. Nestled on a large corner lot adorned with majestic mature trees, this delightful residence offers the perfect blend of comfort and style. This serene 3-bed, 2-bath haven has tons of natural light, an open floorplan, and no carpet. It also has a wood burning fireplace for cozy evenings and a backyard haven with an oversized deck with partial covering. Perfect for relaxing or hosting. Schedule your showing today!

Key facts

• Large deck
• Updated kitchen
• Dedicated office

Tags

• DEDICATED OFFICE
• UPDATED KITCHEN
• BAR SEATING
• FULLY FENCED YARD
• LARGE DECK
• STONE PATIO

Property features AI

Finance

• Other: Living area approximately 1,373; Lot about 0.17 acre
• HOA & community: Association: Goodwin & Company; Annual association fee of $455

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; One story; Full ownership; Slab foundation; Faces unknown
• Construction: Brick construction; Composition roof; Built in 1983
• Exterior features: Fence; Private yard; Corner lot; Backs to greenbelt/park

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave
• Bedrooms: Primary bedroom, first level (15 x 14); Bedroom, first level (12 x 10); Bedroom, first level (11 x 11)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (gas)
• Interior features: Breakfast bar; Double vanity; Kitchen/family room combo; Pantry; Tub with shower; Window treatments; Ceiling fan(s); Kitchen/dining combo; 1 fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $217k).
• Recommended offer: $210k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.5% in Spring — 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 66/100 on livability (#635 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute F.
• Spring ISD (suburban): math 19% / reading 26% proficiency, ranked #730 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John Winship El (math 29% / reading 29%, grade F, #2,668 of 4,322 statewide, top 63%, 471 students, 72% FRL); Twin Creeks Middle (math 23% / reading 24%, grade F, #1,317 of 1,662 statewide, top 80%, 973 students, 83% FRL); Spring H S (math 12% / reading 21%, grade F, #1,497 of 1,632 statewide, top 92%, 2,760 students, 72% FRL).
• Market conditions: Rents soft (-0.3%/yr); 595 active listings in the ZIP; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 30% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $7k 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 42 days — a 3% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y 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

• 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 $210,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
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: 1.03% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 8.1

CMA / ARV

• ARV (median comp): $280,055
• List price: $217,000
• Delta: -22.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.42×
• Total profit: $-35,323
• Equity at exit: $32,355

10-year hold

• IRR: -16.5%
• Equity multiple: 0.22×
• Total profit: $-47,454
• Equity at exit: $18,762

Cash invested: $60,760 (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 77373

• Rents YoY: -0.3%
• Active inventory: 595
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,234 medium
• Mortgage (P&I): −$1,138
• Tax from tax record: −$400 /mo · $4,800/yr
• Insurance: −$90
• HOA: −$38
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $98

Break-even live

Break-even rent $2,109

Max offer price $217,000

Occupancy floor 91%

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: $54,250
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 43 events

1. 2026-06-18
   days on market $217,000 Active 42 DOM
2. 2026-06-17
   days on market $217,000 Active 41 DOM
3. 2026-06-16
   days on market $217,000 Active 40 DOM
4. 2026-06-15
   days on market $217,000 Active 39 DOM
5. 2026-06-13
   days on market $217,000 Active 37 DOM
6. 2026-06-13
   days on market $217,000 Active 36 DOM
7. 2026-06-09
   days on market $217,000 Active 33 DOM
8. 2026-06-08
   days on market $217,000 Active 32 DOM
9. 2026-06-07
   pricedays on market $217,000 Active 31 DOM
10. 2026-06-04
    days on market $225,000 Active 28 DOM
11. 2026-06-03
    days on market $225,000 Active 27 DOM
12. 2026-06-02
    days on market $225,000 Active 26 DOM
13. 2026-06-01
    days on market $225,000 Active 25 DOM
14. 2026-05-31
    days on market $225,000 Active 24 DOM
15. 2026-05-07
    listed $225,000 Active 911-char remark
16. 2024-07-05
    soldstatus
17. 2024-07-03
    soldstatus Sold 486-char remark

    Show marketing remark (486 chars)

    Welcome to 25103 Thrushwood Lane, where tranquility meets convenience. Nestled on a large corner lot adorned with majestic mature trees, this delightful residence offers the perfect blend of comfort and style. This serene 3-bed, 2-bath haven has tons of natural light, an open floorplan, and no carpet. It also has a wood burning fireplace for cozy evenings and a backyard haven with an oversized deck with partial covering. Perfect for relaxing or hosting. Schedule your showing today!

18. 2024-06-18
    status Pending 486-char remark

    Show marketing remark (486 chars)

    Welcome to 25103 Thrushwood Lane, where tranquility meets convenience. Nestled on a large corner lot adorned with majestic mature trees, this delightful residence offers the perfect blend of comfort and style. This serene 3-bed, 2-bath haven has tons of natural light, an open floorplan, and no carpet. It also has a wood burning fireplace for cozy evenings and a backyard haven with an oversized deck with partial covering. Perfect for relaxing or hosting. Schedule your showing today!

19. 2024-06-11
    status Option Pending 486-char remark

    Show marketing remark (486 chars)

    Welcome to 25103 Thrushwood Lane, where tranquility meets convenience. Nestled on a large corner lot adorned with majestic mature trees, this delightful residence offers the perfect blend of comfort and style. This serene 3-bed, 2-bath haven has tons of natural light, an open floorplan, and no carpet. It also has a wood burning fireplace for cozy evenings and a backyard haven with an oversized deck with partial covering. Perfect for relaxing or hosting. Schedule your showing today!

20. 2024-06-05
    price $220,000 486-char remark

    Show marketing remark (486 chars)

    Welcome to 25103 Thrushwood Lane, where tranquility meets convenience. Nestled on a large corner lot adorned with majestic mature trees, this delightful residence offers the perfect blend of comfort and style. This serene 3-bed, 2-bath haven has tons of natural light, an open floorplan, and no carpet. It also has a wood burning fireplace for cozy evenings and a backyard haven with an oversized deck with partial covering. Perfect for relaxing or hosting. Schedule your showing today!

21. 2024-06-04
    status Active 486-char remark

    Show marketing remark (486 chars)

    Welcome to 25103 Thrushwood Lane, where tranquility meets convenience. Nestled on a large corner lot adorned with majestic mature trees, this delightful residence offers the perfect blend of comfort and style. This serene 3-bed, 2-bath haven has tons of natural light, an open floorplan, and no carpet. It also has a wood burning fireplace for cozy evenings and a backyard haven with an oversized deck with partial covering. Perfect for relaxing or hosting. Schedule your showing today!

22. 2024-04-16
    status Pending 486-char remark

    Show marketing remark (486 chars)

    Welcome to 25103 Thrushwood Lane, where tranquility meets convenience. Nestled on a large corner lot adorned with majestic mature trees, this delightful residence offers the perfect blend of comfort and style. This serene 3-bed, 2-bath haven has tons of natural light, an open floorplan, and no carpet. It also has a wood burning fireplace for cozy evenings and a backyard haven with an oversized deck with partial covering. Perfect for relaxing or hosting. Schedule your showing today!

23. 2024-04-09
    status Option Pending 486-char remark

    Show marketing remark (486 chars)

    Welcome to 25103 Thrushwood Lane, where tranquility meets convenience. Nestled on a large corner lot adorned with majestic mature trees, this delightful residence offers the perfect blend of comfort and style. This serene 3-bed, 2-bath haven has tons of natural light, an open floorplan, and no carpet. It also has a wood burning fireplace for cozy evenings and a backyard haven with an oversized deck with partial covering. Perfect for relaxing or hosting. Schedule your showing today!

24. 2024-04-01
    listed $210,000 Active 486-char remark

    Show marketing remark (486 chars)

    Welcome to 25103 Thrushwood Lane, where tranquility meets convenience. Nestled on a large corner lot adorned with majestic mature trees, this delightful residence offers the perfect blend of comfort and style. This serene 3-bed, 2-bath haven has tons of natural light, an open floorplan, and no carpet. It also has a wood burning fireplace for cozy evenings and a backyard haven with an oversized deck with partial covering. Perfect for relaxing or hosting. Schedule your showing today!

25. 2022-05-25
    historical
26. 2022-05-23
    status Active
27. 2022-05-13
    status Option Pending
28. 2022-05-06
    status Active
29. 2022-05-06
    historical
30. 2022-05-06
    listed $210,000 Active
31. 2021-01-27
    soldstatus
32. 2021-01-25
    soldstatus Sold
33. 2020-12-28
    status Pending
34. 2020-12-21
    status Option Pending
35. 2020-12-16
    status Active
36. 2020-12-14
    status Option Pending
37. 2020-12-09
    status Active
38. 2020-11-18
    status Pending
39. 2020-11-06
    status Option Pending
40. 2020-11-03
    status Active
41. 2020-10-29
    status Option Pending
42. 2020-10-23
    listed $165,000 Active
43. 1988-07-11
    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: $4,800 · $400/mo
• Projected year-2 tax: $4,800 · $400/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,803
• − Mortgage interest: −$12,155
• − Property taxes: −$4,800
• − Insurance: −$1,085
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$456
• − Depreciation: −$6,313
• Taxable loss: −$2,295
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $1,728/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 ISD
• NCES district ID: 4841220
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,584
• Composite: 20.12/100
• National rank: #8643
• State rank: #730 of 826 in TX

Livability — Spring

• Score: 66/100
• State rank: #635
• US rank: #12101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring, TX
• County: Harris County · 4,702,590 people
• City population: 430,529
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,739
• Household income: $88,617
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 1050.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 23% Two or more races 22% Asian 3%
• Hispanic origin (detail): Mexican 27% Puerto Rican 2% Cuban 2% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 32% Vietnamese 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: ▼ -142.98%
• Current HPI: 251.7231
• Rent YoY: ▼ -0.30%
• 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

+31.5% since first listed

30 events — show timeline

• 2026-06-04 Price Changed $217,000 HARMLS
• 2026-05-07 Listed $225,000 HARMLS
• 2024-07-05 Sold (Public Records) — Public Records
• 2024-07-03 Sold (MLS) — HARMLS
• 2024-06-18 Pending — HARMLS
• 2024-06-11 Pending — HARMLS
• 2024-06-05 Price Changed $220,000 HARMLS
• 2024-06-04 Relisted — HARMLS
• 2024-04-16 Pending — HARMLS
• 2024-04-09 Pending — HARMLS
• 2024-04-01 Listed $210,000 HARMLS
• 2022-05-25 Listing Removed — HARMLS
• 2022-05-23 Relisted — HARMLS
• 2022-05-13 Pending — HARMLS
• 2022-05-06 Relisted — HARMLS
• 2022-05-06 Listed $210,000 HARMLS
• 2022-05-06 Listing Removed — HARMLS
• 2021-01-27 Sold (Public Records) — Public Records
• 2021-01-25 Sold (MLS) — HARMLS
• 2020-12-28 Pending — HARMLS
• 2020-12-21 Pending — HARMLS
• 2020-12-16 Relisted — HARMLS
• 2020-12-14 Pending — HARMLS
• 2020-12-09 Relisted — HARMLS
• 2020-11-18 Pending — HARMLS
• 2020-11-06 Pending — HARMLS
• 2020-11-03 Relisted — HARMLS
• 2020-10-29 Pending — HARMLS
• 2020-10-23 Listed $165,000 HARMLS
• 1988-07-11 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $4,800 · +14.3% YoY. Source: county tax records.