10530 Chadwick St · Jacinto City, TX 77029

$85,265

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 2 Days on market

Built 1948 5,000 sqft lot Est $122k · 30% under

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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 +24.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• 1% rule +7.8/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

DO NOT ENTER THE BUILDING. DRIVE BY SHOWINGS ONLY. A SHOWING WILL AVAILABLE DURING OPTION PERIOD

Key facts

• 5,000 sq ft lot
• Built 1948
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 70/100 on livability (#384 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Galena Park ISD (suburban): math 32% / reading 33% proficiency, ranked #578 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jacinto City El (math 31% / reading 32%, grade F, #2,396 of 4,322 statewide, top 56%, 714 students, 89% FRL); Galena Park Middle (math 28% / reading 31%, grade F, #1,077 of 1,662 statewide, top 66%, 943 students, 88% FRL); Galena Park H S (math 37% / reading 36%, grade F, #924 of 1,632 statewide, top 57%, 1,914 students, 87% FRL).
• Market conditions: 153 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($590 loan paydown + $9k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $66/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $85,265

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 F-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: 1.28% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $121,600
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10530 Chadwick St	0.00mi	2/1.0	800 (0%)	1mo	$85,265	$107	99
10314 Chadwick St	0.26mi	2/1.0	800 (0%)	2mo	$139,000	$174	86
10629 Flaxman St	0.10mi	2/1.0	788 (-2%)	10mo	$119,900	$152	85
10429 Pillot St	0.16mi	2/1.0	792 (-1%)	10mo	$119,000	$150	83
10601 Munn St	0.08mi	2/1.0	780 (-2%)	12mo	$145,000	$186	82
10338 Norvic St	0.28mi	2/2.0	800 (0%)	3mo	$160,000	$200	80
10605 Lane St	0.14mi	2/1.0	702 (-12%)	0mo	$82,500	$118	73
10617 Burman St	0.19mi	2/1.0	828 (+4%)	20mo	$225,000	$272	68
1314 Sheryl St	0.69mi	2/1.0	768 (-4%)	19mo	$117,000	$152	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.23×
• Total profit: $53,355
• Equity at exit: $76,813

10-year hold

• IRR: 24.6%
• Equity multiple: 7.37×
• Total profit: $152,016
• Equity at exit: $165,651

Cash invested: $23,874 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 153
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$447
• Tax from tax record: −$210 /mo · $2,516/yr
• Insurance: −$36
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $107

Break-even live

Break-even rent $960

Max offer price $85,265

Occupancy floor 85%

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: $21,316
• Closing costs: $2,558
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1726 Switzer St Unit 4 Houston, TX	1.0	1.0	620	$500	$0.81	19d	1	0.48mi
1726 Switzer St Houston, TX	1.0	1.0	620	$500	$0.81	15d	1	0.48mi
10208 Challenger 7 Dr Jacinto City, TX	2.0	1.0	900	$1,190	$1.32	43d	1	0.66mi
10202 Challenger 7 Dr Unit 10253 Jacinto City, TX	1.0	1.0	705	$1,004	$1.42	43d	1	0.69mi
10202 Challenger 7 Dr Unit 10259 Jacinto City, TX	2.0	2.0	900	$1,107	$1.23	3d	1	0.69mi
10202 Challenger 7 Dr Unit 10223 Jacinto City, TX	1.0	1.0	615	$831	$1.35	3d	1	0.69mi
10202 Challenger 7 Dr Unit 10223 Jacinto City, TX	1.0	1.0	705	$1,009	$1.43	13d	1	0.69mi
10202 Challenger 7 Dr Apt 321 Jacinto City, TX	1.0	1.0	615	$834	$1.36	7d	1	0.69mi
10202 Challenger 7 Dr Unit 1162 Jacinto City, TX	1.0	1.0	615	$834	$1.36	5d	1	0.69mi
10202 Challenger 7 Dr Unit 424 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	5d	1	0.69mi
10202 Challenger 7 Dr Unit 422 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	7d	1	0.69mi
10202 Challenger 7 Dr Jacinto City, TX	1.0	1.0	615	$823	$1.34	12d	1	0.70mi
10202 Challenger 7 Dr Unit 1047 Jacinto City, TX	1.0	1.0	705	$971	$1.38	18d	1	0.70mi
10202 Challenger 7 Dr Unit 2047 Jacinto City, TX	2.0	2.0	900	$1,150	$1.28	11d	1	0.70mi
9907 Lanewell St Unit a Houston, TX	3.0	2.0	872	$1,154	$1.32	22d	1	0.70mi
9806 Fillmore St Houston, TX	2.0	2.0	850	$1,850	$2.18	43d	1	0.85mi
9701 Market St Houston, TX	1.0–2.0	1.0	798	$1,309	$1.64	7d	1	1.06mi
9713 Stedman St Unit b Houston, TX	3.0	2.0	872	$1,095	$1.26	43d	1	1.11mi
9743 Veyblum St Unit B Houston, TX	3.0	2.0	872	$1,145	$1.31	5d	1	1.17mi
12200 Fleming Dr Houston, TX	1.0–3.0	1.0–2.0	842	$1,022	$1.21	1d	25	1.43mi
768 Coolwood Dr Houston, TX	2.0	1.0	1102	$1,295	$1.18	43d	1	1.45mi
778 Coolwood Dr Houston, TX	2.0	1.0	1000	$1,295	$1.29	43d	1	1.48mi
12006 Fleming Dr Houston, TX	1.0	1.0	561	$860	$1.53	18d	1	1.48mi
12006 Fleming Dr Houston, TX	1.0	1.0	561	$860	$1.53	43d	1	1.48mi
12006 Fleming Dr Houston, TX	2.0	1.0	816	$1,025	$1.26	24d	1	1.48mi

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-04-21
   listed $85,265 Active
3. 1988-01-02
   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: $2,516 · $210/mo
• Projected year-2 tax: $2,516 · $210/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $13,147
• − Mortgage interest: −$4,776
• − Property taxes: −$2,516
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$2,480
• Taxable income: $47
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $1,269/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: Galena Park ISD
• NCES district ID: 4820250
• Math proficiency: 32% ▼ -20.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $43,158
• Composite: 27.62/100
• National rank: #6927
• State rank: #578 of 826 in TX

Livability — Jacinto City

• Score: 70/100
• State rank: #384
• US rank: #8027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacinto City, TX
• County: Harris County · 4,702,590 people
• City population: 16,154
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

3 events — show timeline

• 2026-04-23 Pending — HARMLS
• 2026-04-21 Listed $85,265 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,516 · +1.1% YoY. Source: county tax records.