10406 Wiggins St · Jacinto City, TX 77029

$127,000

3 bd · 1.0 ba · 968 sqft · SingleFamily public records · 555 Days on market

Built 1942 5,000 sqft lot Est $142k · 11% 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 +18.2/30.0
• ARV discount +12.3/15.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• 1% rule +5.4/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming three-bedroom, one-bath single-story home featuring a wood exterior. This property includes a driveway and an oversized backyard, perfect for outdoor activities. Upon entering, you'll find a family room that flows into the kitchen at the rear of the home. The kitchen boasts white appliances, granite countertops, and updated cabinetry. One bedroom, which has its own entrance from the front, is conveniently located off one side of the family room, while two additional bedrooms and a bathroom are situated off the other side. With vinyl flooring throughout, this home combines comfort and practicality, making it a wonderful space for living!

Key facts

• Vinyl flooring
• Granite countertops
• Updated cabinetry

Tags

• WOOD EXTERIOR
• OVERSIZED BACKYARD
• GRANITE COUNTERTOPS
• UPDATED CABINETRY
• VINYL FLOORING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living)
• Construction: Wood siding exterior; Composition roof; Built in 1942; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: First-floor kitchen (approx. 8.5 x 11.5)
• Bedrooms: Three first-floor bedrooms (approx. 12 x 11; 10.5 x 11.5; 10.5 x 15.5)
• Bathrooms: 1 full bathroom (first floor)
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: 6 total rooms; Family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.

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: 154 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($878 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 555 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $63k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $111,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 555 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.04% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $142,296
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10338 Wiggins St	0.05mi	2/1.0 (-1)	934 (-4%)	1mo	$79,990	$86	86
10713 Burman St	0.31mi	3/2.0	933 (-4%)	14mo	$159,000	$170	64
10113 Flaxman St	0.48mi	3/1.0	994 (+3%)	13mo	$150,000	$151	62
10701 Pillot St	0.30mi	3/1.0	1,098 (+13%)	5mo	$130,000	$118	59
1514 Cheston Dr	0.74mi	3/1.0	1,025 (+6%)	0mo	$90,000	$88	55
10118 Fairfax St	0.52mi	3/1.0	1,089 (+12%)	4mo	$133,500	$123	51
11002 Muscatine St	0.65mi	2/1.0 (-1)	969 (+0%)	18mo	$105,000	$108	49
10718 Pillot St	0.35mi	3/2.0	1,085 (+12%)	16mo	$219,000	$202	47
10638 Fairfax St	0.45mi	3/1.5	1,039 (+7%)	22mo	$213,000	$205	47
10909 Oswego St	0.52mi	3/2.0	1,088 (+12%)	9mo	$160,000	$147	43
10617 Burman St	0.23mi	2/1.0 (-1)	828 (-14%)	20mo	$225,000	$272	43

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: 27.1%
• Equity multiple: 3.15×
• Total profit: $76,448
• Equity at exit: $114,412

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $219,537
• Equity at exit: $246,733

Cash invested: $35,560 (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: 154
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$666
• Tax from tax record: −$206 /mo · $2,476/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $114

Break-even live

Break-even rent $1,171

Max offer price $127,000

Occupancy floor 86%

Sensitivity live

Price	-10% $185	-5% $149	+0% $114	+5% $78	+10% $42
Rent	-10% $10	-5% $62	+0% $114	+5% $165	+10% $217
Rate	-1.0pp $177	-0.5pp $146	base $114	+0.5pp $81	+1.0pp $47

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10208 Challenger 7 Dr Jacinto City, TX	2.0	1.0	900	$1,190	$1.32	44d	1	0.33mi
10202 Challenger 7 Dr Unit 10259 Jacinto City, TX	2.0	2.0	900	$1,099	$1.22	0d	1	0.37mi
10202 Challenger 7 Dr Unit 422 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	8d	1	0.37mi
10202 Challenger 7 Dr Unit 424 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	6d	1	0.37mi
10202 Challenger 7 Dr Unit 2047 Jacinto City, TX	2.0	2.0	900	$1,150	$1.28	12d	1	0.38mi
9907 Lanewell St Unit a Houston, TX	3.0	2.0	872	$1,154	$1.32	23d	1	0.66mi
9701 Market St Houston, TX	1.0–2.0	1.0	798	$1,309	$1.64	8d	1	0.78mi
9806 Fillmore St Houston, TX	2.0	2.0	850	$1,850	$2.18	44d	1	0.82mi
9713 Stedman St Unit b Houston, TX	3.0	2.0	872	$1,095	$1.26	44d	1	1.18mi
9743 Veyblum St Unit B Houston, TX	3.0	2.0	872	$1,145	$1.31	6d	1	1.27mi
768 Coolwood Dr Houston, TX	2.0	1.0	1102	$1,295	$1.18	44d	1	1.42mi
8726 Josie St Houston, TX	3.0	1.0	950	$1,000	$1.05	44d	1	1.45mi
778 Coolwood Dr Houston, TX	2.0	1.0	1000	$1,295	$1.29	44d	1	1.45mi
12200 Fleming Dr Houston, TX	1.0–3.0	1.0–2.0	842	$1,265	$1.50	0d	30	1.46mi
12006 Fleming Dr Houston, TX	2.0	1.0	816	$1,025	$1.26	25d	1	1.48mi
8710 Josie St Houston, TX	3.0	1.0	1000	$1,090	$1.09	0d	1	1.49mi
734 Coolwood Dr Houston, TX	2.0	1.5	1000	$1,295	$1.29	44d	1	1.49mi

Listing history 22 events

1. 2026-05-15
   status Pending
2. 2026-04-21
   historical Active Under Contract
3. 2025-10-22
   status Active
4. 2025-10-14
   status Pending
5. 2025-07-18
   price $127,000
6. 2025-06-21
   price $130,000
7. 2025-05-22
   price $148,000
8. 2025-03-05
   price $159,900
9. 2025-02-05
   price $171,500
10. 2025-01-07
    price $180,500
11. 2024-10-29
    listed $190,000 Active
12. 2023-08-29
    historical $1,375
13. 2023-08-23
    price $1,375
14. 2023-08-17
    price $1,395
15. 2023-08-09
    price $1,425
16. 2023-08-06
    price $1,500
17. 2023-07-26
    price $1,525
18. 2023-07-16
    listed $1,550
19. 2010-11-18
    historical
20. 2010-10-15
    listed $59,900
21. 2010-05-14
    soldstatus
22. 1996-02-19
    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: $2,476 · $206/mo
• Projected year-2 tax: $2,476 · $206/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 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: $15,778
• − Mortgage interest: −$7,114
• − Property taxes: −$2,476
• − Insurance: −$635
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,695
• Taxable loss: −$665
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $1,522/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: 3,226,434
• 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

+112.0% since first listed

22 events — show timeline

• 2026-05-15 Pending — HARMLS
• 2026-04-21 Contingent — HARMLS
• 2025-10-22 Relisted — HARMLS
• 2025-10-14 Pending — HARMLS
• 2025-07-18 Price Changed $127,000 HARMLS
• 2025-06-21 Price Changed $130,000 HARMLS
• 2025-05-22 Price Changed $148,000 HARMLS
• 2025-03-05 Price Changed $159,900 HARMLS
• 2025-02-05 Price Changed $171,500 HARMLS
• 2025-01-07 Price Changed $180,500 HARMLS
• 2024-10-29 Listed $190,000 HARMLS
• 2023-08-29 Rental Removed $1,375 RENTLY
• 2023-08-23 Price Changed $1,375 RENTLY
• 2023-08-17 Price Changed $1,395 RENTLY
• 2023-08-09 Price Changed $1,425 RENTLY
• 2023-08-06 Price Changed $1,500 RENTLY
• 2023-07-26 Price Changed $1,525 RENTLY
• 2023-07-16 Listed for Rent $1,550 RENTLY
• 2010-11-18 Listing Removed — HARMLS
• 2010-10-15 Listed $59,900 HARMLS
• 2010-05-14 Sold (Public Records) — Public Records
• 1996-02-19 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,476 · -7.8% YoY. Source: county tax records.