410 Crosby Village Dr · Crosby, TX 77532

$214,900

3 bd · 2.5 ba · 1,888 sqft · SingleFamily public records · 125 Days on market

Built 2007 5,314 sqft lot $114/sqft · 16% below area Est $256k · 16% under $24/mo HOA · 1% 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 +14.8/15.0
• Cash flow +14.6/30.0
• 1% rule +5.1/10.0
• DSCR +4.5/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this stunning 3-bedroom, 2.5-bath home where soaring ceilings and an open-concept layout create an inviting space designed for both everyday living and entertaining. The spacious family room flows seamlessly into a bright dining area featuring laminate wood and tile flooring. The kitchen offers expansive counter space, a wired island breakfast bar, and plenty of room for gathering. Retreat to the oversized primary suite with a large walk-in closet for exceptional storage. Outside, enjoy a beautifully sized lot with a fully fenced backyard and a covered patio—perfect for relaxing or hosting summer get-togethers. Schedule your private showing today and experience this exceptional home in person.

Key facts

• Covered patio
• Large walk-in closet
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• EXPANSIVE COUNTER SPACE
• WIRED ISLAND BREAKFAST BAR
• LARGE WALK-IN CLOSET
• FULLY FENCED BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $53 ($630/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.8% in Crosby — 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 59/100 on livability (#1,121 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: schools D, amenities F, commute F.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 1172 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 125 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $189,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 8.3

CMA / ARV

• ARV (median comp): $256,427
• List price: $214,900
• Delta: -16.19%
• 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
6019 Coleus St	0.14mi	4/2.0 (+1)	1,826 (-3%)	1mo	$230,000	$126	80
6111 Coleus St	0.11mi	4/2.5 (+1)	2,068 (+10%)	5mo	$275,000	$133	70
17322 Glacier Forest Ln	0.43mi	4/2.5 (+1)	1,922 (+2%)	4mo	$290,990	$151	69
17227 Boulder Beach Dr	0.43mi	4/2.0 (+1)	1,777 (-6%)	1mo	$249,020	$140	62
17327 Glacier Forest Ln	0.43mi	4/2.0 (+1)	1,760 (-7%)	3mo	$284,990	$162	59
17318 Glacier Forest Ln	0.43mi	4/2.0 (+1)	1,760 (-7%)	4mo	$284,990	$162	58
615 Meadowknoll Dr	0.43mi	4/3.0 (+1)	2,041 (+8%)	2mo	$317,990	$156	58
631 Meaadowknoll Dr	0.43mi	4/3.0 (+1)	2,041 (+8%)	3mo	$312,990	$153	57
17318 Roxboro Ridge Ln	0.43mi	4/2.0 (+1)	1,676 (-11%)	1mo	$279,990	$167	53
17323 Glacier Forest Ln	0.43mi	4/2.0 (+1)	1,676 (-11%)	3mo	$279,990	$167	52
17334 Roxboro Ridge Ln	0.43mi	4/2.0 (+1)	1,676 (-11%)	4mo	$281,990	$168	51
15815 Tall Barberry Ln	0.43mi	4/3.0 (+1)	2,147 (+14%)	1mo	$369,717	$172	49

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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-34,605
• Equity at exit: $32,042

10-year hold

• IRR: -11.4%
• Equity multiple: 0.36×
• Total profit: $-38,258
• Equity at exit: $18,581

Cash invested: $60,172 (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 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1172
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$420 /mo · $5,040/yr
• Insurance: −$90
• HOA: −$24
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $53

Break-even live

Break-even rent $2,102

Max offer price $214,900

Occupancy floor 93%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6006 Lovage Ave Crosby, TX	4.0	2.5	2261	$2,055	$0.91	20d	1	0.17mi
711 Equinox St Crosby, TX	3.0	2.0	1802	$1,881	$1.04	43d	1	0.91mi
430 Fishhawk Way Crosby, TX	3.0	2.0	1369	$1,863	$1.36	4d	1	0.93mi
15722 E Astern Dr Crosby, TX	3.0	2.0	1996	$1,896	$0.95	12d	1	1.02mi
1310 Stem Way Dr Crosby, TX	4.0	2.0	2346	$2,700	$1.15	3d	1	1.34mi
15806 Afore Dr Crosby, TX	4.0	2.0	2372	$1,951	$0.82	15d	1	1.35mi
16318 River Wood Ct Crosby, TX	3.0	2.5	1681	$1,946	$1.16	2d	1	1.42mi
16807 Lisbon Ln Crosby, TX	3.0	2.5	2196	$1,910	$0.87	43d	1	1.47mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 31 events

1. 2026-06-18
   days on market $214,900 Active 125 DOM
2. 2026-06-17
   days on market $214,900 Active 124 DOM
3. 2026-06-16
   days on market $214,900 Active 123 DOM
4. 2026-06-15
   days on market $214,900 Active 122 DOM
5. 2026-06-13
   days on market $214,900 Active 120 DOM
6. 2026-06-09
   days on market $214,900 Active 116 DOM
7. 2026-06-08
   days on market $214,900 Active 115 DOM
8. 2026-06-07
   days on market $214,900 Active 114 DOM
9. 2026-06-04
   days on market $214,900 Active 111 DOM
10. 2026-06-03
    days on market $214,900 Active 110 DOM
11. 2026-06-02
    days on market $214,900 Active 109 DOM
12. 2026-06-01
    days on market $214,900 Active 108 DOM
13. 2026-05-31
    days on market $214,900 Active 107 DOM
14. 2026-04-14
    price $224,900 720-char remark

    Show marketing remark (720 chars)

    Step inside this stunning 3-bedroom, 2.5-bath home where soaring ceilings and an open-concept layout create an inviting space designed for both everyday living and entertaining. The spacious family room flows seamlessly into a bright dining area featuring laminate wood and tile flooring. The kitchen offers expansive counter space, a wired island breakfast bar, and plenty of room for gathering. Retreat to the oversized primary suite with a large walk-in closet for exceptional storage. Outside, enjoy a beautifully sized lot with a fully fenced backyard and a covered patio—perfect for relaxing or hosting summer get-togethers. Schedule your private showing today and experience this exceptional home in person.

15. 2026-03-11
    price $239,900 720-char remark

    Show marketing remark (720 chars)

    Step inside this stunning 3-bedroom, 2.5-bath home where soaring ceilings and an open-concept layout create an inviting space designed for both everyday living and entertaining. The spacious family room flows seamlessly into a bright dining area featuring laminate wood and tile flooring. The kitchen offers expansive counter space, a wired island breakfast bar, and plenty of room for gathering. Retreat to the oversized primary suite with a large walk-in closet for exceptional storage. Outside, enjoy a beautifully sized lot with a fully fenced backyard and a covered patio—perfect for relaxing or hosting summer get-togethers. Schedule your private showing today and experience this exceptional home in person.

16. 2026-02-13
    listed $249,900 Active 720-char remark

    Show marketing remark (720 chars)

    Step inside this stunning 3-bedroom, 2.5-bath home where soaring ceilings and an open-concept layout create an inviting space designed for both everyday living and entertaining. The spacious family room flows seamlessly into a bright dining area featuring laminate wood and tile flooring. The kitchen offers expansive counter space, a wired island breakfast bar, and plenty of room for gathering. Retreat to the oversized primary suite with a large walk-in closet for exceptional storage. Outside, enjoy a beautifully sized lot with a fully fenced backyard and a covered patio—perfect for relaxing or hosting summer get-togethers. Schedule your private showing today and experience this exceptional home in person.

17. 2026-02-06
    historical $2,049
18. 2026-01-29
    listed $2,049
19. 2018-09-24
    soldstatus
20. 2018-09-20
    soldstatus Sold 499-char remark

    Show marketing remark (499 chars)

    This stunning 3 bedroom 2.5 bath home has soaring ceilings and an open floor plan which is perfect for entertaining. The kitchen features vast counter space, wired island breakfast bar, a large dining area with laminated wood and tile flooring. The master suite is very spacious, with a large walk in closet. This home has a beautiful lot with a fully fenced back yard and covered back patio which is perfect for all of your summer entertaining. Don't Miss Out and call today for your private tour!

21. 2018-09-17
    status Pending 499-char remark

    Show marketing remark (499 chars)

    This stunning 3 bedroom 2.5 bath home has soaring ceilings and an open floor plan which is perfect for entertaining. The kitchen features vast counter space, wired island breakfast bar, a large dining area with laminated wood and tile flooring. The master suite is very spacious, with a large walk in closet. This home has a beautiful lot with a fully fenced back yard and covered back patio which is perfect for all of your summer entertaining. Don't Miss Out and call today for your private tour!

22. 2018-09-13
    status Option Pending 499-char remark

    Show marketing remark (499 chars)

    This stunning 3 bedroom 2.5 bath home has soaring ceilings and an open floor plan which is perfect for entertaining. The kitchen features vast counter space, wired island breakfast bar, a large dining area with laminated wood and tile flooring. The master suite is very spacious, with a large walk in closet. This home has a beautiful lot with a fully fenced back yard and covered back patio which is perfect for all of your summer entertaining. Don't Miss Out and call today for your private tour!

23. 2018-08-28
    price $175,000 499-char remark

    Show marketing remark (499 chars)

    This stunning 3 bedroom 2.5 bath home has soaring ceilings and an open floor plan which is perfect for entertaining. The kitchen features vast counter space, wired island breakfast bar, a large dining area with laminated wood and tile flooring. The master suite is very spacious, with a large walk in closet. This home has a beautiful lot with a fully fenced back yard and covered back patio which is perfect for all of your summer entertaining. Don't Miss Out and call today for your private tour!

24. 2018-08-26
    status Active 499-char remark

    Show marketing remark (499 chars)

    This stunning 3 bedroom 2.5 bath home has soaring ceilings and an open floor plan which is perfect for entertaining. The kitchen features vast counter space, wired island breakfast bar, a large dining area with laminated wood and tile flooring. The master suite is very spacious, with a large walk in closet. This home has a beautiful lot with a fully fenced back yard and covered back patio which is perfect for all of your summer entertaining. Don't Miss Out and call today for your private tour!

25. 2018-08-17
    status Option Pending 499-char remark

    Show marketing remark (499 chars)

    This stunning 3 bedroom 2.5 bath home has soaring ceilings and an open floor plan which is perfect for entertaining. The kitchen features vast counter space, wired island breakfast bar, a large dining area with laminated wood and tile flooring. The master suite is very spacious, with a large walk in closet. This home has a beautiful lot with a fully fenced back yard and covered back patio which is perfect for all of your summer entertaining. Don't Miss Out and call today for your private tour!

26. 2018-08-01
    listed $180,000 Active 499-char remark

    Show marketing remark (499 chars)

    This stunning 3 bedroom 2.5 bath home has soaring ceilings and an open floor plan which is perfect for entertaining. The kitchen features vast counter space, wired island breakfast bar, a large dining area with laminated wood and tile flooring. The master suite is very spacious, with a large walk in closet. This home has a beautiful lot with a fully fenced back yard and covered back patio which is perfect for all of your summer entertaining. Don't Miss Out and call today for your private tour!

27. 2014-10-01
    soldstatus
28. 2014-09-18
    soldstatus Sold
29. 2014-08-06
    status Pending, Continue to Show
30. 2014-07-31
    status Option Pending
31. 2014-05-14
    listed $145,000 Active

ⓘ 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: $5,040 · $420/mo
• Projected year-2 tax: $5,040 · $420/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 ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,021
• − Mortgage interest: −$12,038
• − Property taxes: −$5,040
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − HOA: −$288
• − Depreciation: −$6,252
• Taxable loss: −$2,835
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $1,311/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: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 of 826 in TX

Livability — Crosby

• Score: 59/100
• State rank: #1121
• US rank: #19783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crosby, TX
• County: Harris County · 4,702,590 people
• City population: 33,780
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 382.0

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 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• 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

+55.1% since first listed

18 events — show timeline

• 2026-04-14 Price Changed $224,900 HARMLS
• 2026-03-11 Price Changed $239,900 HARMLS
• 2026-02-13 Listed $249,900 HARMLS
• 2026-02-06 Rental Removed $2,049 Tricon
• 2026-01-29 Listed for Rent $2,049 Tricon
• 2018-09-24 Sold (Public Records) — Public Records
• 2018-09-20 Sold (MLS) — HARMLS
• 2018-09-17 Pending — HARMLS
• 2018-09-13 Pending — HARMLS
• 2018-08-28 Price Changed $175,000 HARMLS
• 2018-08-26 Relisted — HARMLS
• 2018-08-17 Pending — HARMLS
• 2018-08-01 Listed $180,000 HARMLS
• 2014-10-01 Sold (Public Records) — Public Records
• 2014-09-18 Sold (MLS) — HARMLS
• 2014-08-06 Pending — HARMLS
• 2014-07-31 Pending — HARMLS
• 2014-05-14 Listed $145,000 HARMLS

Property tax history

+7.0%/yr

Latest (2025): $5,040 · +10.4% YoY. Source: county tax records.