20785 Deuster Ln · Porter Heights, TX 77365

$209,900

3 bd · 1.0 ba · 2,552 sqft · SingleFamily public records · 187 Days on market

Built 1995 0.93 ac lot ↓ 22% since listing

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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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor or Builder Opportunity! Located on a spacious 40,511 sqft lot, this property offers no restrictions and endless potential for redevelopment or renovation. The existing home needs work, making it an ideal fixer-upper or investment project. With ample space to expand, build new, or customize to your vision, this property provides a rare chance to create value in a desirable suburban setting. Don't miss this exceptional opportunity with unlimited possibilities!

Key facts

• No restrictions
• Investment project
• Spacious lot

Tags

• SPACIOUS LOT
• NO RESTRICTIONS
• ENDLESS POTENTIAL
• FIXER-UPPER
• INVESTMENT PROJECT
• AMPLE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $37 ($440/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 $190k (9.4% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 2.5% in Porter Heights — 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 65/100 on livability (#663 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• New Caney ISD (suburban): math 31% / reading 32% proficiency, ranked #570 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: White Oak Middle (math 38% / reading 32%, grade F, #842 of 1,662 statewide, top 51%, 834 students, 75% FRL); New Caney H S (math 24% / reading 31%, grade F, #1,183 of 1,632 statewide, top 73%, 2,428 students, 78% FRL) — zoned schools average 76% FRL vs 57% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 955 active listings in the ZIP; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 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.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($185k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 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?
5. 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?
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: 0.91% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $456,808
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20785 Deuster Ln	0.00mi	3/2.0	2,552 (0%)	1mo	$209,900	$82	95
16375 Holly St	0.59mi	3/2.0	2,580 (+1%)	1mo	$275,000	$107	66
22162 Wilderness Waterway Ln	0.36mi	3/2.0	2,423 (-5%)	7mo	$477,990	$197	65
22191 Wilderness Waterway Ln	0.36mi	3/2.0	2,423 (-5%)	12mo	$502,990	$208	60
17304 Copeland Ln	0.33mi	4/3.5 (+1)	2,398 (-6%)	24mo	$430,000	$179	40

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.42×
• Total profit: $-34,187
• Equity at exit: $31,297

10-year hold

• IRR: -11.1%
• Equity multiple: 0.37×
• Total profit: $-36,783
• Equity at exit: $18,148

Cash invested: $58,772 (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 77365

• Home prices YoY: -33.0%
• Rents YoY: 1.6%
• Active inventory: 955
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$277 /mo · $3,322/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $37

Break-even live

Break-even rent $1,855

Max offer price $209,900

Occupancy floor 93%

Sensitivity live

Price	-10% $156	-5% $96	+0% $37	+5% $-23	+10% $-82
Rent	-10% $-113	-5% $-38	+0% $37	+5% $112	+10% $187
Rate	-1.0pp $142	-0.5pp $90	base $37	+0.5pp $-18	+1.0pp $-73

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-16
   status Pending
3. 2026-03-24
   price $209,900
4. 2026-01-18
   price $235,900
5. 2025-12-17
   price $255,900
6. 2025-10-17
   listed $269,500 Active
7. 2014-07-01
   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: $3,322 · $277/mo
• Projected year-2 tax: $3,841 · $320/mo
• Expected delta: +$519/yr (+$43/mo · 15.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,812
• − Mortgage interest: −$11,758
• − Property taxes: −$3,322
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$6,106
• Taxable loss: −$3,074
• Est. tax savings @ 24.0%: +$738
• After-tax cash flow: $1,178/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: New Caney ISD
• NCES district ID: 4832400
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $55,380
• Composite: 27.97/100
• National rank: #6857
• State rank: #570 of 826 in TX

Livability — Porter Heights

• Score: 65/100
• State rank: #663
• US rank: #12479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Porter Heights, TX
• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 46,418
• Household income: $95,702
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1016.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 15% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.46%
• Current HPI: 225.9903
• Rent YoY: ▲ 1.65%
• 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

-22.1% since first listed

7 events — show timeline

• 2026-04-22 Pending — HARMLS
• 2026-04-16 Pending — HARMLS
• 2026-03-24 Price Changed $209,900 HARMLS
• 2026-01-18 Price Changed $235,900 HARMLS
• 2025-12-17 Price Changed $255,900 HARMLS
• 2025-10-17 Listed $269,500 HARMLS
• 2014-07-01 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $3,322 · +9.7% YoY. Source: county tax records.