109 Maple St · Highlands, TX 77562

$205,000

3 bd · 2.0 ba · 1,986 sqft · SingleFamily public records · 116 Days on market

Built 1970 9,957 sqft lot $103/sqft · 15% below area Est $241k · 15% under

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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).

• Cash flow +16.7/30.0
• ARV discount +14.2/15.0
• 1% rule +6.4/10.0
• DSCR +5.2/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country living just minutes from the city. Welcome to 109 Maple! The main house is spacious and ready for it's new owner to add their own style. The guest home has its own charm and private entry. The guest quarters is perfect for family or to be used as mother in law suite. Dont miss out on this beauty.

Key facts

• Mother in law suite
• Guest home
• Private entry

Tags

• GUEST HOME
• PRIVATE ENTRY
• MOTHER IN LAW SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $187k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.2% in Highlands — 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 64/100 on livability (#738 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, 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: Highlands El (math 33% / reading 33%, grade F, #2,208 of 4,322 statewide, top 52%, 739 students, 83% FRL); Highlands J H (math 46% / reading 37%, grade F, #595 of 1,662 statewide, top 37%, 994 students, 82% FRL); Goose Creek Memorial (math 28% / reading 45%, grade F, #924 of 1,632 statewide, top 57%, 2,223 students, 70% FRL) — zoned schools average 78% FRL vs 61% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 76 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 116 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $47k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $205k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• 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 $186,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.14% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 7.3

CMA / ARV

• ARV (median comp): $240,622
• List price: $205,000
• Delta: -14.80%
• 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
702 Stratford St	0.23mi	3/2.0	1,877 (-6%)	6mo	$339,500	$181	75
407 Highland Woods Dr	0.19mi	3/2.0	2,087 (+5%)	14mo	$254,999	$122	71
316 N Magnolia St	0.17mi	3/2.0	1,748 (-12%)	7mo	$430,000	$246	66
322 E Houston St	0.46mi	4/2.5 (+1)	1,995 (+0%)	6mo	$348,000	$174	66
405 N Magnolia St	0.18mi	3/2.5	2,264 (+14%)	2mo	$265,000	$117	64
1012 Clear Lake Rd	0.67mi	4/2.0 (+1)	2,033 (+2%)	4mo	$155,000	$76	57
404 E Canal Rd	0.64mi	4/3.0 (+1)	2,000 (+1%)	13mo	$365,000	$183	49
217 Pine Oak Dr	0.66mi	3/2.0	2,186 (+10%)	5mo	$275,000	$126	48
213 Avenue D	0.59mi	4/2.0 (+1)	1,887 (-5%)	15mo	$250,000	$132	47
410 Welford Ln	0.49mi	4/2.5 (+1)	2,159 (+9%)	13mo	$200,000	$93	45
211 N 12th St	0.73mi	4/2.0 (+1)	1,808 (-9%)	14mo	$249,000	$138	34
112 Begonia Ln	0.66mi	4/3.0 (+1)	1,746 (-12%)	8mo	$229,999	$132	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-24,907
• Equity at exit: $30,566

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-10,372
• Equity at exit: $17,725

Cash invested: $57,400 (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 77562

• Home prices YoY: -24.9%
• Active inventory: 76
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,337 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$559 /mo · $6,705/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $127

Break-even live

Break-even rent $2,176

Max offer price $205,000

Occupancy floor 90%

Sensitivity live

Price	-10% $243	-5% $185	+0% $127	+5% $69	+10% $11
Rent	-10% $-58	-5% $35	+0% $127	+5% $219	+10% $312
Rate	-1.0pp $230	-0.5pp $179	base $127	+0.5pp $74	+1.0pp $20

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Riverside St Highlands, TX	3.0	2.0	1404	$2,600	$1.85	4d	1	0.59mi
508 Julie Ln Highlands, TX	3.0	2.0	1282	$1,750	$1.37	45d	1	1.20mi

Listing history 26 events

1. 2026-06-21
   days on market $205,000 Active 116 DOM
2. 2026-06-18
   days on market $205,000 Active 113 DOM
3. 2026-06-17
   days on market $205,000 Active 112 DOM
4. 2026-06-16
   days on market $205,000 Active 111 DOM
5. 2026-06-15
   days on market $205,000 Active 110 DOM
6. 2026-06-13
   days on market $205,000 Active 108 DOM
7. 2026-06-09
   days on market $205,000 Active 104 DOM
8. 2026-06-07
   days on market $205,000 Active 102 DOM
9. 2026-06-04
   days on market $205,000 Active 99 DOM
10. 2026-06-03
    days on market $205,000 Active 98 DOM
11. 2026-06-02
    days on market $205,000 Active 97 DOM
12. 2026-06-01
    days on market $205,000 Active 96 DOM
13. 2026-05-31
    days on market $205,000 Active 95 DOM
14. 2026-05-18
    price $205,000 307-char remark

    Show marketing remark (307 chars)

    Country living just minutes from the city. Welcome to 109 Maple! The main house is spacious and ready for it's new owner to add their own style. The guest home has its own charm and private entry. The guest quarters is perfect for family or to be used as mother in law suite. Dont miss out on this beauty.

15. 2026-05-09
    price $230,000 307-char remark

    Show marketing remark (307 chars)

    Country living just minutes from the city. Welcome to 109 Maple! The main house is spacious and ready for it's new owner to add their own style. The guest home has its own charm and private entry. The guest quarters is perfect for family or to be used as mother in law suite. Dont miss out on this beauty.

16. 2026-02-25
    listed $252,000 Active 307-char remark

    Show marketing remark (307 chars)

    Country living just minutes from the city. Welcome to 109 Maple! The main house is spacious and ready for it's new owner to add their own style. The guest home has its own charm and private entry. The guest quarters is perfect for family or to be used as mother in law suite. Dont miss out on this beauty.

17. 2025-06-03
    soldstatus
18. 2024-12-11
    soldstatus Sold 622-char remark

    Show marketing remark (622 chars)

    Charming 3 bedroom home with a 1 bedroom guest house attached to the opposite side of a 2 car garage. Guest house has it's own private entry. Both homes have a lovely front porch for sitting out and enjoying the quiet and they are both single story so all bedrooms on one level. Main house has a functional layout, spacious kitchen, large backyard and storage space. The property is unrestricted and the homes have not experienced any flooding during the seller's ownership. 1 additional lot available if you want a larger yard. It is to the left of the houses when facing the house & is shown in some of the photos.

19. 2024-11-14
    status Pending, Continue to Show 622-char remark

    Show marketing remark (622 chars)

    Charming 3 bedroom home with a 1 bedroom guest house attached to the opposite side of a 2 car garage. Guest house has it's own private entry. Both homes have a lovely front porch for sitting out and enjoying the quiet and they are both single story so all bedrooms on one level. Main house has a functional layout, spacious kitchen, large backyard and storage space. The property is unrestricted and the homes have not experienced any flooding during the seller's ownership. 1 additional lot available if you want a larger yard. It is to the left of the houses when facing the house & is shown in some of the photos.

20. 2024-11-08
    status Option Pending 622-char remark

    Show marketing remark (622 chars)

    Charming 3 bedroom home with a 1 bedroom guest house attached to the opposite side of a 2 car garage. Guest house has it's own private entry. Both homes have a lovely front porch for sitting out and enjoying the quiet and they are both single story so all bedrooms on one level. Main house has a functional layout, spacious kitchen, large backyard and storage space. The property is unrestricted and the homes have not experienced any flooding during the seller's ownership. 1 additional lot available if you want a larger yard. It is to the left of the houses when facing the house & is shown in some of the photos.

21. 2024-10-31
    price $249,900 622-char remark

    Show marketing remark (622 chars)

    Charming 3 bedroom home with a 1 bedroom guest house attached to the opposite side of a 2 car garage. Guest house has it's own private entry. Both homes have a lovely front porch for sitting out and enjoying the quiet and they are both single story so all bedrooms on one level. Main house has a functional layout, spacious kitchen, large backyard and storage space. The property is unrestricted and the homes have not experienced any flooding during the seller's ownership. 1 additional lot available if you want a larger yard. It is to the left of the houses when facing the house & is shown in some of the photos.

22. 2024-09-27
    listed $265,000 Active 622-char remark

    Show marketing remark (622 chars)

    Charming 3 bedroom home with a 1 bedroom guest house attached to the opposite side of a 2 car garage. Guest house has it's own private entry. Both homes have a lovely front porch for sitting out and enjoying the quiet and they are both single story so all bedrooms on one level. Main house has a functional layout, spacious kitchen, large backyard and storage space. The property is unrestricted and the homes have not experienced any flooding during the seller's ownership. 1 additional lot available if you want a larger yard. It is to the left of the houses when facing the house & is shown in some of the photos.

23. 2024-08-27
    historical
24. 2024-06-28
    listed $256,000 Active
25. 1999-01-19
    soldstatus
26. 1999-01-01
    soldstatus $75,000

ⓘ 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: $6,705 · $559/mo
• Projected year-2 tax: $6,705 · $559/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $28,044
• − Mortgage interest: −$11,483
• − Property taxes: −$6,705
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$5,964
• Taxable loss: −$1,620
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $1,913/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 — Highlands

• Score: 64/100
• State rank: #738
• US rank: #13697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highlands, TX
• City population: 9,805
• Population (ZIP): 9,805

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 0.62)
• Race & ethnicity: White 48% Hispanic / Latino 38% Two or more races 19% Black 7% Native American 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 69% English-only · Spanish 29% German/W. Germanic 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: ▼ -100.57%
• Current HPI: 303.5126
• Rent YoY: —
• Metro: —
• 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

+173.3% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $205,000 HARMLS
• 2026-05-09 Price Changed $230,000 HARMLS
• 2026-02-25 Listed $252,000 HARMLS
• 2025-06-03 Sold (Public Records) — Public Records
• 2024-12-11 Sold (MLS) — HARMLS
• 2024-11-14 Pending — HARMLS
• 2024-11-08 Pending — HARMLS
• 2024-10-31 Price Changed $249,900 HARMLS
• 2024-09-27 Listed $265,000 HARMLS
• 2024-08-27 Listing Removed — HARMLS
• 2024-06-28 Listed $256,000 HARMLS
• 1999-01-19 Sold (Public Records) — Public Records
• 1999-01-01 Sold (Public Records) $75,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $6,705 · +50.9% YoY. Source: county tax records.