10610 Pine Meadows Blvd · Baytown, TX 77523

$260,000

3 bd · 2.0 ba · 1,813 sqft · SingleFamily public records · 22 Days on market

Built 2010 Est $263k · at est. $21/mo HOA · 1% of rent

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Why this score? — see what drove the D 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 +14.2/30.0
• ARV discount +8.0/15.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new and stylish brick home. You won't want to miss out on these close out homes in Pine Meadows. Terrific prices. 3 bedrooms with a study or nursery off of the master bedroom. Carpet and ceramic tile flooring. Programable thermostates for low utility bills. Chambers county. 2'' faux blinds. Beautiful entry foyer with art niches. Landscaped front yard.

Key facts

• Art niches
• Study or nursery
• Entry foyer

Tags

• BRICK HOME
• STUDY OR NURSERY
• LAMINATED TILE FLOORING
• PROGRAMMABLE THERMOSTATS
• ENTRY FOYER
• ART NICHES

Property features AI

Finance

• Other: Lease not considered
• HOA & community: Part of Pine Meadows Association with an annual fee of $250

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-level entry (first-floor living); Built in 2010
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Located in a subdivision

Interior

• Kitchen: Microwave; Garbage disposal
• Bedrooms: Primary bedroom on the first floor (approx. 14 x 12); Three additional bedrooms on the first floor (approx. 11 x 11; 11 x 12; 11 x 11) — up to 4 bedrooms possible; Bonus room on the first floor (approx. 10 x 12); Breakfast nook on the first floor (approx. 10 x 10); Living room on the first floor (approx. 14 x 27)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Disposal; Microwave; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-23 ($-273/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (10.9% below list).
• Recommended offer: $232k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: employment D+, crime F, amenities 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.
• Zoned schools: Clark El (math 37% / reading 47%, grade F, #1,335 of 4,322 statewide, top 33%, 683 students, 63% FRL); E F Green Junior School (1,020 students, 67% FRL); High Point School (12 students, 75% FRL).
• Market conditions: Rents rising (+3.4%/yr); 781 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 629 units permitted in Chambers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Chambers County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,704 (10.9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $262,885
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10618 Pine Meadows Blvd	0.02mi	3/2.0	1,828 (+1%)	2mo	$255,000	$139	96
7922 Owl Ln	0.29mi	3/2.0	1,823 (+1%)	1mo	$240,000	$132	84
8319 Rusty Blackhaw Ln	0.18mi	3/2.5	1,744 (-4%)	1mo	$235,000	$135	82
10807 Mockernut St	0.18mi	4/2.0 (+1)	1,873 (+3%)	2mo	$269,900	$144	79
7922 Cedar View St	0.35mi	3/2.0	1,648 (-9%)	2mo	$239,000	$145	67
2214 Brickfielder Ln	0.67mi	3/2.0	1,760 (-3%)	1mo	$265,000	$151	63
2218 Levant Ln	0.61mi	3/2.0	1,714 (-6%)	1mo	$285,000	$166	62
10635 Gold Finch Rd	0.38mi	4/2.0 (+1)	1,996 (+10%)	1mo	$255,000	$128	60
7711 Skiron Ln	0.50mi	3/2.0	1,608 (-11%)	2mo	$279,900	$174	57
2218 Brisa Ln	0.56mi	4/2.0 (+1)	2,069 (+14%)	1mo	$299,000	$145	45
2539 Gray Gale Ct	0.72mi	4/3.0 (+1)	2,045 (+13%)	2mo	$326,240	$160	34
2506 Gray Gale Ct	0.70mi	4/3.0 (+1)	2,045 (+13%)	3mo	$329,190	$161	34

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-42,525
• Equity at exit: $38,767

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-34,541
• Equity at exit: $22,480

Cash invested: $72,800 (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 77523

• Home prices YoY: -31.5%
• Rents YoY: 3.4%
• Active inventory: 781
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,317 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$294 /mo · $3,527/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$21
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-23

Break-even live

Break-even rent $2,346

Max offer price $255,987

Occupancy floor 96%

Sensitivity live

Price	-10% $124	-5% $51	+0% $-23	+5% $-96	+10% $-170
Rent	-10% $-206	-5% $-114	+0% $-23	+5% $69	+10% $160
Rate	-1.0pp $108	-0.5pp $43	base $-23	+0.5pp $-90	+1.0pp $-159

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8306 White Willow Ln Baytown, TX	3.0	2.0	2159	$2,056	$0.95	0d	1	0.02mi
7811 Brookfield St Baytown, TX	3.0	2.0	2280	$1,951	$0.86	23d	1	0.50mi
10235 Cedar Crossing St Baytown, TX	1.0–3.0	1.0–2.0	1097	$2,506	$2.28	0d	28	0.64mi
1716 Sterling Dr Baytown, TX	3.0	2.0	1371	$2,250	$1.64	45d	1	0.68mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 14 events

1. 2026-06-21
   days on market $260,000 Active 22 DOM
2. 2026-06-18
   days on market $260,000 Active 19 DOM
3. 2026-06-17
   days on market $260,000 Active 18 DOM
4. 2026-06-16
   days on market $260,000 Active 17 DOM
5. 2026-06-15
   pricedays on market $260,000 Active 16 DOM
6. 2026-06-13
   days on market $275,000 Active 14 DOM
7. 2026-06-09
   days on market $275,000 Active 10 DOM
8. 2026-06-07
   days on market $275,000 Active 8 DOM
9. 2026-06-04
   days on market $275,000 Active 5 DOM
10. 2026-06-03
    days on market $275,000 Active 4 DOM
11. 2026-06-02
    days on market $275,000 Active 3 DOM
12. 2026-06-01
    days on market $275,000 Active 2 DOM
13. 2026-05-31
    remarks 314-char remark
14. 2026-05-31
    listed $275,000 Active 1 DOM

ⓘ 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: $3,527 · $294/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$1,231/yr (+$103/mo · 34.9%)

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°F today · 27 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,804
• − Mortgage interest: −$14,564
• − Property taxes: −$3,527
• − Insurance: −$2,098
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − HOA: −$252
• − Depreciation: −$7,564
• Taxable loss: −$4,648
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $843/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

• County: Chambers County · 30,186 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 30,186
• Household income: $124,188
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 549.0

Population outlook (Chambers County) Hauer SSP2

• Today (2025): 46,946 people
• By 2030: 51,094 · +8.8%
• By 2040: 59,578 · +26.9%
• By 2050: 68,318 · +45.5%
• By 2075: 90,485 · +92.7%
• By 2100: 104,885 · +123.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 25% Two or more races 11% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Chambers

• 2024 margin: Solid R (+65.6) · D 16.8% · R 82.4%
• 2008→2024 swing: -14.4pp toward R · 2008: -51.2pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+61.7 2016: R+62.1 2012: R+61.1 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.33%
• Current HPI: 222.6999
• Rent YoY: ▲ 3.42%
• 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

+113.2% since first listed

6 events — show timeline

• 2026-05-30 Listed $275,000 HARMLS
• 2017-07-19 Sold (Public Records) — Public Records
• 2011-02-16 Sold (Public Records) — Public Records
• 2011-02-15 Sold (MLS) — HARMLS
• 2011-01-14 Listing Removed — HARMLS
• 2010-12-01 Listed $128,990 HARMLS

Property tax history

-0.5%/yr

Latest (2025): $3,527 · +9.9% YoY. Source: county tax records.