117 Sylvan St · La Porte, TX 77571

$90,000

3 bd · 1.5 ba · 1,124 sqft · SingleFamily public records · 37 Days on market

Built 1968 7,749 sqft lot $80/sqft · 57% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bed, 1.5-bath home is located in a desirable area of La Porte, just minutes from the water. The property is being sold as-is, offering a great opportunity for buyers to personalize or upgrade. The home features 1,124 sq ft of living space on a 7,750 sq ft lot with a spacious backyard. The prime location near Galveston Bay provides easy access to boating, fishing, and waterfront dining. Whether you're looking for a fixer-upper or a long-term investment, this property offers great potential in a waterfront community. Don’t miss out on this affordable opportunity to own in La Porte!

Key facts

• Water views
• One story layout
• Waterfront amenities

Tags

• ONE STORY LAYOUT
• LARGE YARD
• WATER VIEWS
• WATERFRONT AMENITIES
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Living area reported as 1,124; Lot approximately 0.18 acre (7,750 sq ft)
• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story entry (all main rooms on first floor)
• Construction: Brick and wood siding construction; Composition roof; Built in 1968; Slab foundation
• Exterior features: Subdivision setting; Property offers views

Interior

• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the first floor
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: 3 total rooms; Has a view; Seller disclosure available

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 3.4% in La Porte — 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 70/100 on livability (#360 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• La Porte ISD (suburban): math 41% / reading 44% proficiency, ranked #260 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: La Porte J H (math 41% / reading 43%, grade D-, #572 of 1,662 statewide, top 36%, 527 students, 65% FRL); La Porte H S (math 24% / reading 46%, grade F, #954 of 1,632 statewide, top 59%, 2,069 students, 51% FRL).
• Market conditions: Rents rising (+2.8%/yr); 340 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $622 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.90% ✓
• Cap rate: 15.99%
• Cash-on-cash: 34.62%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (median comp): $210,218
• List price: $90,000
• Delta: -57.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Sylvan St	0.00mi	3/1.5	1,124 (0%)	9mo	$80,000	$71	92
1354 Mixander Way	0.27mi	2/2.0 (-1)	1,202 (+7%)	1mo	$235,900	$196	68
1370 Mixander Way	0.25mi	2/2.0 (-1)	1,202 (+7%)	6mo	$235,200	$196	65
511 Circle Drive Dr	0.23mi	3/2.0	1,200 (+7%)	23mo	$216,000	$180	57
926 S 3rd St	0.63mi	3/2.0	1,170 (+4%)	6mo	$189,900	$162	56
817 S 1st St	0.62mi	3/2.0	1,219 (+8%)	1mo	$220,000	$180	54
217 Sylvan St	0.10mi	2/2.0 (-1)	1,242 (+10%)	22mo	$269,900	$217	53
340 Bayshore Dr	0.22mi	2/1.0 (-1)	1,008 (-10%)	21mo	$110,000	$109	48
925 S 4th St	0.66mi	3/2.0	1,215 (+8%)	19mo	$195,000	$160	38

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,519
• Equity at exit: $13,419

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $28,419
• Equity at exit: $7,782

Cash invested: $25,200 (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 77571

• Home prices YoY: -28.9%
• Rents YoY: 2.8%
• Active inventory: 340
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $301

Break-even live

Break-even rent $1,327

Max offer price $90,000

Occupancy floor 77%

Sensitivity live

Price	-10% $363	-5% $332	+0% $301	+5% $269	+10% $238
Rent	-10% $166	-5% $233	+0% $301	+5% $368	+10% $435
Rate	-1.0pp $346	-0.5pp $323	base $301	+0.5pp $277	+1.0pp $253

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1831 Texas 146 Unit 1864 La Porte, TX	3.0	2.0	1271	$1,972	$1.55	0d	1	0.87mi
1831 Texas 146 Unit 1868 La Porte, TX	2.0	2.0	876	$1,425	$1.63	0d	1	0.87mi
1831 Texas 146 Unit 1888 La Porte, TX	2.0	2.0	876	$1,468	$1.68	44d	1	0.87mi
1831 Texas 146 Unit 424 La Porte, TX	2.0	2.0	876	$1,441	$1.64	6d	1	0.87mi
514 Fountain St La Porte, TX	3.0	2.0	1152	$1,295	$1.12	44d	1	1.23mi
218 S 6th St La Porte, TX	3.0	2.0	1500	$1,925	$1.28	44d	1	1.23mi
3036 S Broadway St La Porte, TX	2.0	2.0	1245	$1,209	$0.97	44d	1	1.40mi
315 N 2nd St La Porte, TX	1.0–2.0	1.0	662	$1,059	$1.60	0d	8	1.48mi
315 N 2nd St La Porte, TX	1.0–3.0	1.0	762	$1,259	$1.65	18d	1	1.48mi

Listing history 21 events

1. 2026-06-21
   days on market $90,000 Active 37 DOM
2. 2026-06-18
   days on market $90,000 Active 34 DOM
3. 2026-06-17
   days on market $90,000 Active 33 DOM
4. 2026-06-16
   days on market $90,000 Active 32 DOM
5. 2026-06-15
   days on market $90,000 Active 31 DOM
6. 2026-06-13
   days on market $90,000 Active 29 DOM
7. 2026-06-09
   days on market $90,000 Active 25 DOM
8. 2026-06-08
   days on market $90,000 Active 24 DOM
9. 2026-06-07
   days on market $90,000 Active 23 DOM
10. 2026-06-04
    days on market $90,000 Active 20 DOM
11. 2026-06-03
    days on market $90,000 Active 19 DOM
12. 2026-06-02
    days on market $90,000 Active 18 DOM
13. 2026-06-01
    days on market $90,000 Active 17 DOM
14. 2026-05-31
    days on market $90,000 Active 16 DOM
15. 2026-05-15
    listed $90,000 Active 524-char remark
16. 2025-10-07
    soldstatus
17. 2025-09-12
    soldstatus Closed 599-char remark

    Show marketing remark (599 chars)

    This 3-bed, 1.5-bath home is located in a desirable area of La Porte, just minutes from the water. The property is being sold as-is, offering a great opportunity for buyers to personalize or upgrade. The home features 1,124 sq ft of living space on a 7,750 sq ft lot with a spacious backyard. The prime location near Galveston Bay provides easy access to boating, fishing, and waterfront dining. Whether you're looking for a fixer-upper or a long-term investment, this property offers great potential in a waterfront community. Don’t miss out on this affordable opportunity to own in La Porte!

18. 2025-08-27
    status Pending 599-char remark

    Show marketing remark (599 chars)

    This 3-bed, 1.5-bath home is located in a desirable area of La Porte, just minutes from the water. The property is being sold as-is, offering a great opportunity for buyers to personalize or upgrade. The home features 1,124 sq ft of living space on a 7,750 sq ft lot with a spacious backyard. The prime location near Galveston Bay provides easy access to boating, fishing, and waterfront dining. Whether you're looking for a fixer-upper or a long-term investment, this property offers great potential in a waterfront community. Don’t miss out on this affordable opportunity to own in La Porte!

19. 2025-08-10
    listed $80,000 Active 599-char remark

    Show marketing remark (599 chars)

    This 3-bed, 1.5-bath home is located in a desirable area of La Porte, just minutes from the water. The property is being sold as-is, offering a great opportunity for buyers to personalize or upgrade. The home features 1,124 sq ft of living space on a 7,750 sq ft lot with a spacious backyard. The prime location near Galveston Bay provides easy access to boating, fishing, and waterfront dining. Whether you're looking for a fixer-upper or a long-term investment, this property offers great potential in a waterfront community. Don’t miss out on this affordable opportunity to own in La Porte!

20. 2007-12-19
    soldstatus
21. 1995-05-12
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,492
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$2,618
• Taxable income: $2,635
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $2,974/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: La Porte ISD
• NCES district ID: 4826190
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $71,841
• Composite: 38.65/100
• National rank: #4151
• State rank: #260 of 826 in TX

Livability — La Porte

• Score: 70/100
• State rank: #360
• US rank: #7754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Porte, TX
• County: Harris County · 4,702,590 people
• City population: 38,543
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 38,543
• Household income: $81,850
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1176.0

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: White 51% Hispanic / Latino 36% Two or more races 20% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Lithuanian 3% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 21% 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: ▼ -103.81%
• Current HPI: 255.0768
• Rent YoY: ▲ 2.81%
• 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

+12.5% since first listed

7 events — show timeline

• 2026-05-15 Listed $90,000 HARMLS
• 2025-10-07 Sold (Public Records) — Public Records
• 2025-09-12 Sold (MLS) — HARMLS
• 2025-08-27 Pending — HARMLS
• 2025-08-10 Listed $80,000 HARMLS
• 2007-12-19 Sold (Public Records) — Public Records
• 1995-05-12 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,512 · +3.6% YoY. Source: county tax records.