The Ascend Plan · Crosby, TX 77532

$87,098

3 bd · 2.0 ba · 1,122 sqft · Manufactured · 334 Days on market

Excellent condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside The Ascend—a beautifully crafted 3-bedroom, 2-bath home that lives large with 1,122 sq. ft. of thoughtfully designed space. This model offers a modern layout perfect for families, roommates, or anyone seeking an open-concept home that blends form and function. The heart of the home is the expansive living area that flows seamlessly into the kitchen and dining space, all bathed in natural light. The kitchen features a large center island with seating, upgraded appliances, ample cabinetry, and a sleek gooseneck faucet—making it as stylish as it is practical. Retreat to the spacious primary suite, complete with a walk-in closet and ensuite bathroom featuring dual sinks and a luxurious walk-in shower. Two secondary bedrooms and a full guest bath sit on the opposite end of the home, creating privacy and space for everyone. Additional highlights include energy-efficient construction, modern finishes, a large utility/laundry room, and a layout that prioritizes both daily comfort and hosting ease. Whether you're upsizing, downsizing, or buying your first home, The Ascend offers a rare combination of affordability, quality, and design.

Key facts

• Large center island
• Ample cabinetry
• Walk-in closet

Tags

• EXPANSIVE LIVING AREA
• LARGE CENTER ISLAND
• UPGRADED APPLIANCES
• AMPLE CABINETRY
• GOOSENECK FAUCET
• WALK-IN CLOSET

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $87k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $888 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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; 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 $602 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 + 1.5% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,646 (12.0% below list)

Questions for the listing agent

1. It's been on market 334 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.17% ✓
• Cap rate: 18.53%
• Cash-on-cash: 43.70%
• DSCR: 2.94
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.48% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.63×
• Total profit: $39,634
• Equity at exit: $12,987

10-year hold

• IRR: 44.6%
• Equity multiple: 4.94×
• Total profit: $96,150
• Equity at exit: $7,531

Cash invested: $24,387 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,886 medium
• Mortgage (P&I): −$457
• Tax est. 1.5%: −$109 /mo · $1,306/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $888

Break-even live

Break-even rent $762

Max offer price $87,098

Occupancy floor 48%

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: $21,774
• Closing costs: $2,613
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $87,098 Active 334 DOM
2. 2026-06-17
   days on market $87,098 Active 333 DOM
3. 2026-06-16
   days on market $87,098 Active 332 DOM
4. 2026-06-15
   days on market $87,098 Active 331 DOM
5. 2026-06-13
   days on market $87,098 Active 329 DOM
6. 2026-06-09
   days on market $87,098 Active 325 DOM
7. 2026-06-08
   days on market $87,098 Active 324 DOM
8. 2026-06-07
   days on market $87,098 Active 323 DOM
9. 2026-06-04
   days on market $87,098 Active 320 DOM
10. 2026-06-02
    days on market $87,098 Active 318 DOM
11. 2026-06-01
    days on market $87,098 Active 317 DOM
12. 2026-05-31
    days on market $87,098 Active 316 DOM
13. 2025-07-19
    listed $87,098 Active 1168-char remark

    Show marketing remark (1168 chars)

    Step inside The Ascend—a beautifully crafted 3-bedroom, 2-bath home that lives large with 1,122 sq. ft. of thoughtfully designed space. This model offers a modern layout perfect for families, roommates, or anyone seeking an open-concept home that blends form and function. The heart of the home is the expansive living area that flows seamlessly into the kitchen and dining space, all bathed in natural light. The kitchen features a large center island with seating, upgraded appliances, ample cabinetry, and a sleek gooseneck faucet—making it as stylish as it is practical. Retreat to the spacious primary suite, complete with a walk-in closet and ensuite bathroom featuring dual sinks and a luxurious walk-in shower. Two secondary bedrooms and a full guest bath sit on the opposite end of the home, creating privacy and space for everyone. Additional highlights include energy-efficient construction, modern finishes, a large utility/laundry room, and a layout that prioritizes both daily comfort and hosting ease. Whether you're upsizing, downsizing, or buying your first home, The Ascend offers a rare combination of affordability, quality, and design.

ⓘ 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 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 · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,632
• − Mortgage interest: −$4,879
• − Property taxes: −$1,306
• − Insurance: −$435
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$2,534
• Taxable income: $9,857
• Est. tax owed @ 24.0%: −$2,366
• After-tax cash flow: $8,291/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.

Condition & rehab AI · 6 photos

Excellent 100/100 None rehab

This beautifully crafted 3-bedroom, 2-bath home is move-in ready with modern amenities and excellent condition. It offers a spacious living area, a well-equipped kitchen, and a primary suite with a walk-in closet and ensuite bathroom. The home is situated in a well-maintained community with a pool and playground, making it an ideal choice for families and investors.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Addition of outdoor furniture and umbrellas — Improves outdoor living space and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Addition of outdoor furniture and umbrellas — Improves outdoor living space and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Harris County · 4,702,590 people
• 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

1 event — show timeline

• 2025-07-19 Listed $87,098 Zillow