6207 Lovage Ave · Crosby, TX 77532

$199,900

3 bd · 2.0 ba · 1,322 sqft · SingleFamily public records · 127 Days on market

Built 2010 4,944 sqft lot $151/sqft · 12% below area Est $227k · 12% under $24/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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 +14.1/30.0
• ARV discount +13.0/15.0
• 1% rule +5.0/10.0
• DSCR +4.3/10.0
• 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

Well-maintained and move-in ready, this charming 3-bedroom, 2-bath home offers a practical layout and easy living. The home has been carefully cared for and shows pride of ownership throughout. Enjoy a comfortable living space, functional kitchen, and private backyard—perfect for relaxing or entertaining. With a 2-car garage, established neighborhood, and low-maintenance design, this home is an excellent opportunity for a first-time buyer, downsizer, or anyone looking for a solid, affordable home that’s ready to go. Clean, simple, and well kept—this is a home you can move into with confidence.

Key facts

• Functional kitchen
• Private backyard
• 4,944 sq ft lot

Tags

• PRIVATE BACKYARD
• FUNCTIONAL KITCHEN
• ESTABLISHED NEIGHBORHOOD
• LOW MAINTENANCE DESIGN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $30 ($358/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (0.4% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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); 1188 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 127 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $22k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 8.4

CMA / ARV

• ARV (median comp): $227,479
• List price: $199,900
• Delta: -12.12%
• 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
6323 Feverfew Trl	0.18mi	3/2.0	1,390 (+5%)	6mo	$245,000	$176	78
6318 Borage St	0.24mi	3/2.0	1,457 (+10%)	1mo	$249,999	$172	71
17310 Roxboro Ridge Ln	0.53mi	3/2.0	1,269 (-4%)	2mo	$263,990	$208	67
17338 Roxboro Ridge Ln	0.53mi	3/2.0	1,269 (-4%)	7mo	$261,990	$206	63
414 Magnetic Hill Dr	0.53mi	4/2.0 (+1)	1,397 (+6%)	5mo	$299,888	$215	57
707 Amberwood Creek Dr	0.53mi	3/2.0	1,484 (+12%)	2mo	$268,990	$181	53
17314 Roxboro Ridge Ln	0.53mi	3/2.0	1,484 (+12%)	3mo	$270,990	$183	53
17315 Glacier Forest Ln	0.53mi	3/2.0	1,484 (+12%)	3mo	$268,990	$181	52
17311 Thor Well Ln	0.53mi	3/2.0	1,496 (+13%)	3mo	$239,900	$160	51
18811 Spokane Falls Trl	0.53mi	3/2.0	1,477 (+12%)	6mo	$254,340	$172	51
17330 Roxboro Ridge Ln	0.53mi	3/2.0	1,484 (+12%)	7mo	$268,990	$181	49
607 Amberwood Creek Dr	0.53mi	3/2.0	1,484 (+12%)	7mo	$272,990	$184	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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-33,363
• Equity at exit: $29,806

10-year hold

• IRR: -12.4%
• Equity multiple: 0.32×
• Total profit: $-38,020
• Equity at exit: $17,284

Cash invested: $55,972 (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: 1188
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$388 /mo · $4,654/yr
• Insurance: −$83
• HOA: −$24
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $30

Break-even live

Break-even rent $1,954

Max offer price $199,900

Occupancy floor 94%

Sensitivity live

Price	-10% $143	-5% $86	+0% $30	+5% $-27	+10% $-83
Rent	-10% $-127	-5% $-49	+0% $30	+5% $108	+10% $187
Rate	-1.0pp $131	-0.5pp $81	base $30	+0.5pp $-22	+1.0pp $-75

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Equinox St Crosby, TX	3.0	2.0	1802	$1,881	$1.04	45d	1	0.79mi
430 Fishhawk Way Crosby, TX	3.0	2.0	1369	$1,783	$1.30	0d	1	0.85mi
16318 River Wood Ct Crosby, TX	3.0	2.5	1681	$1,946	$1.16	3d	1	1.30mi
16700 Golf Club Dr Crosby, TX	1.0–2.0	1.0–2.0	780	$1,275	$1.63	0d	12	1.34mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 19 events

1. 2026-06-17
   days on market $199,900 Pending 127 DOM
2. 2026-06-16
   days on market $199,900 Pending 126 DOM
3. 2026-06-15
   days on market $199,900 Pending 125 DOM
4. 2026-06-13
   statusdays on market $199,900 Pending 123 DOM
5. 2026-06-09
   days on market $199,900 Active 119 DOM
6. 2026-06-08
   days on market $199,900 Active 118 DOM
7. 2026-06-07
   pricedays on market $199,900 Active 117 DOM
8. 2026-06-04
   days on market $208,900 Active 114 DOM
9. 2026-06-03
   days on market $208,900 Active 113 DOM
10. 2026-06-02
    days on market $208,900 Active 112 DOM
11. 2026-06-01
    days on market $208,900 Active 111 DOM
12. 2026-05-31
    days on market $208,900 Active 110 DOM
13. 2026-04-20
    price $208,900 621-char remark

    Show marketing remark (621 chars)

    Well-maintained and move-in ready, this charming 3-bedroom, 2-bath home offers a practical layout and easy living. The home has been carefully cared for and shows pride of ownership throughout. Enjoy a comfortable living space, functional kitchen, and private backyard—perfect for relaxing or entertaining. With a 2-car garage, established neighborhood, and low-maintenance design, this home is an excellent opportunity for a first-time buyer, downsizer, or anyone looking for a solid, affordable home that’s ready to go. Clean, simple, and well kept—this is a home you can move into with confidence.

14. 2026-03-14
    price $214,900 621-char remark

    Show marketing remark (621 chars)

    Well-maintained and move-in ready, this charming 3-bedroom, 2-bath home offers a practical layout and easy living. The home has been carefully cared for and shows pride of ownership throughout. Enjoy a comfortable living space, functional kitchen, and private backyard—perfect for relaxing or entertaining. With a 2-car garage, established neighborhood, and low-maintenance design, this home is an excellent opportunity for a first-time buyer, downsizer, or anyone looking for a solid, affordable home that’s ready to go. Clean, simple, and well kept—this is a home you can move into with confidence.

15. 2026-02-10
    listed $221,900 Active 621-char remark

    Show marketing remark (621 chars)

    Well-maintained and move-in ready, this charming 3-bedroom, 2-bath home offers a practical layout and easy living. The home has been carefully cared for and shows pride of ownership throughout. Enjoy a comfortable living space, functional kitchen, and private backyard—perfect for relaxing or entertaining. With a 2-car garage, established neighborhood, and low-maintenance design, this home is an excellent opportunity for a first-time buyer, downsizer, or anyone looking for a solid, affordable home that’s ready to go. Clean, simple, and well kept—this is a home you can move into with confidence.

16. 2011-03-31
    soldstatus 156-char remark

    Show marketing remark (156 chars)

    WELL DESIGNED 3 BEDROOM 2 BATH 2 CAR GARAGE, INCLUDES: COVERED PATIO, LUXURY BATH, BRICK SIDES, BLINDS 2''PVC, ENERGY STAR, PEST CONTROL, 2-10 YEAR WARRANTY

17. 2011-03-23
    historical 156-char remark

    Show marketing remark (156 chars)

    WELL DESIGNED 3 BEDROOM 2 BATH 2 CAR GARAGE, INCLUDES: COVERED PATIO, LUXURY BATH, BRICK SIDES, BLINDS 2''PVC, ENERGY STAR, PEST CONTROL, 2-10 YEAR WARRANTY

18. 2011-02-15
    listed $119,990 156-char remark

    Show marketing remark (156 chars)

    WELL DESIGNED 3 BEDROOM 2 BATH 2 CAR GARAGE, INCLUDES: COVERED PATIO, LUXURY BATH, BRICK SIDES, BLINDS 2''PVC, ENERGY STAR, PEST CONTROL, 2-10 YEAR WARRANTY

19. 2010-04-20
    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: $4,654 · $388/mo
• Projected year-2 tax: $4,654 · $388/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 5/10 Major FEMA zone X (unshaded) · 66% 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: $23,898
• − Mortgage interest: −$11,198
• − Property taxes: −$4,654
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − HOA: −$288
• − Depreciation: −$5,815
• Taxable loss: −$2,880
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $1,049/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

+74.1% since first listed

7 events — show timeline

• 2026-04-20 Price Changed $208,900 HARMLS
• 2026-03-14 Price Changed $214,900 HARMLS
• 2026-02-10 Listed $221,900 HARMLS
• 2011-03-31 Sold (MLS) — HARMLS
• 2011-03-23 Listing Removed — HARMLS
• 2011-02-15 Listed $119,990 HARMLS
• 2010-04-20 Sold (Public Records) — Public Records

Property tax history

+20.4%/yr

Latest (2025): $4,654 · +4.2% YoY. Source: county tax records.