307 S Kansas St · La Porte, TX 77571

$160,000

4 bd · 2.0 ba · 1,625 sqft · MultiFamily public records · 10 Days on market

Built 1944 7,812 sqft lot ↓ 20% since listing

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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
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Location is Key!. Come see this 2 bedroom 1 bath duplex. The front unit is occupied and the rear unit is vacant

Key facts

• Convenient location
• Duplex
• 7,812 sq ft lot

Tags

• DUPLEX
• TWO INCOME PRODUCING UNITS
• STRONG RENTAL POTENTIAL
• CONVENIENT LOCATION
• NEAR MAJOR EMPLOYMENT CENTERS
• NEAR WATERFRONT ATTRACTIONS

Property features AI

Finance

• Financial info: Annual tax noted (2025)

Exterior

• Utilities: Electric heating and cooling
• Home design: Built in 1944; Property type: Residential Income
• Construction: 1944 construction; Composition roofing
• Exterior features: Lot size about 7,812 square feet; Composition roof

Interior

• Bedrooms: Each unit has 2 bedrooms (2 units total)
• Bathrooms: 1 full bathroom (total)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Residential income property with two separate units; Total building area approximately 1,625

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive. Per door: $325/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 11.7% 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: schools D+, amenities F, commute 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.
• Market conditions: Rents rising (+2.8%/yr); 337 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 36% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y ago; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $160,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.17%
• DSCR: 1.85
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $15,115
• Equity at exit: $23,857

10-year hold

• IRR: 17.7%
• Equity multiple: 2.45×
• Total profit: $65,118
• Equity at exit: $13,834

Cash invested: $44,800 (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 77571

• Home prices YoY: -28.9%
• Rents YoY: 2.8%
• Active inventory: 337
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,457 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$319 /mo · $3,834/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $649

Break-even live

Break-even rent $1,635

Max offer price $160,000

Occupancy floor 69%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,458
Total (2 units)			$2,457

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 S 6th St La Porte, TX	4.0	2.0	1812	$1,795	$0.99	24d	1	0.64mi
218 S 6th St La Porte, TX	3.0	2.0	1500	$1,925	$1.28	43d	1	0.65mi
803 S 4th St La Porte, TX	4.0	1.5	1688	$1,700	$1.01	5d	1	0.72mi

Listing history 8 events

1. 2026-06-18
   days on market $160,000 Active 10 DOM
2. 2026-06-17
   days on market $160,000 Active 9 DOM
3. 2026-06-16
   days on market $160,000 Active 8 DOM
4. 2026-06-15
   days on market $160,000 Active 7 DOM
5. 2026-06-13
   days on market $160,000 Active 5 DOM
6. 2026-06-10
   price $160,000 Active 1 DOM
7. 2026-06-04
   remarks 323-char remark
8. 2026-06-04
   listed $120,000 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: $3,834 · $319/mo
• Projected year-2 tax: $3,834 · $319/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 7/10 Severe FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,484
• − Mortgage interest: −$8,962
• − Property taxes: −$3,834
• − Insurance: −$1,598
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − Depreciation: −$4,655
• Taxable income: $5,719
• Est. tax owed @ 24.0%: −$1,372
• After-tax cash flow: $6,420/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

-20.0% since first listed

19 events — show timeline

• 2026-06-04 Listing Removed — HARMLS
• 2026-06-03 Listed $120,000 HARMLS
• 2024-06-11 Relisted — HARMLS
• 2024-06-11 Pending — HARMLS
• 2024-05-31 Listing Removed — HARMLS
• 2024-05-29 Pending — HARMLS
• 2024-04-23 Price Changed $165,000 HARMLS
• 2024-01-23 Listed $175,000 HARMLS
• 2024-01-17 Coming Soon — HARMLS
• 2022-04-27 Sold (Public Records) — Public Records
• 2022-03-06 Pending — HARMLS
• 2022-02-24 Pending — HARMLS
• 2022-02-22 Sold (MLS) — HARMLS
• 2022-02-19 Relisted — HARMLS
• 2022-02-11 Pending — HARMLS
• 2022-01-22 Price Changed $150,000 HARMLS
• 2022-01-10 Price Changed $165,000 HARMLS
• 2022-01-09 Listed $150,000 HARMLS
• 1994-10-06 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,834 · +3.1% YoY. Source: county tax records.