810 Reidland St · Crosby, TX 77532

$115,000

3 bd · 1.0 ba · 1,442 sqft · SingleFamily public records · 197 Days on market

Built 1950 9,347 sqft lot $80/sqft · 58% below area

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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 +3.5/10.0
• 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

Calling all investors! This property was recently used as a rental property, but is currently vacant! This 3-bedroom, 1-bathroom home spans 1,442 sq ft and sits on a generous 9,350 sq ft lot. Built in 1950, the home maintains its classic charm and is ready for your personal touch. While there have been no recent updates, the spacious layout and sizable lot provide ample opportunity for renovation or future development. The property is conveniently located within the Crosby Independent School District, with Crosby Elementary, Middle, and High Schools nearby. Additionally, the home is just a short drive from local amenities, parks, and major roadways, ensuring easy access to Downtown Houston. Whether you're looking to add a rental property to your portfolio or seeking a project with potential, 810 Reidland Street offers a solid foundation in a growing community. Don't miss out on this opportunity—schedule a showing today!

Key facts

• Solid foundation
• Spacious layout
• Sizable lot

Tags

• SPACIOUS LAYOUT
• SIZABLE LOT
• OPPORTUNITY FOR RENOVATION
• SOLID FOUNDATION
• GROWING COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: amenities F, commute F, employment 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.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1189 active listings in the ZIP; 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 $795 of loan paydown is wiped out by about $3k 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 + 1.5% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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 1950 — 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: 1.67% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.57%
• DSCR: 1.96
• GRM: 5.0

CMA / ARV

• ARV (median comp): $274,952
• List price: $115,000
• Delta: -58.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Reidland St	0.00mi	3/1.0	1,442 (0%)	1mo	$115,000	$80	99
19218 Akin Dr	0.50mi	3/2.0	1,404 (-3%)	12mo	$299,000	$213	59
19210 Akin Dr	0.49mi	3/2.0	1,260 (-13%)	2mo	$199,990	$159	50
18802 J R Towles Dr	0.64mi	3/1.0	1,269 (-12%)	21mo	$240,000	$189	32

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: 12.3%
• Equity multiple: 1.48×
• Total profit: $15,446
• Equity at exit: $17,147

10-year hold

• IRR: 19.9%
• Equity multiple: 2.55×
• Total profit: $49,871
• Equity at exit: $9,943

Cash invested: $32,200 (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: 1189
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,920 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$287 /mo · $3,446/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $579

Break-even live

Break-even rent $1,188

Max offer price $115,000

Occupancy floor 65%

Sensitivity live

Price	-10% $644	-5% $611	+0% $579	+5% $546	+10% $514
Rent	-10% $427	-5% $503	+0% $579	+5% $655	+10% $730
Rate	-1.0pp $637	-0.5pp $608	base $579	+0.5pp $549	+1.0pp $519

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-05-11
   status Pending 939-char remark

   Show marketing remark (939 chars)

   Calling all investors! This property was recently used as a rental property, but is currently vacant! This 3-bedroom, 1-bathroom home spans 1,442 sq ft and sits on a generous 9,350 sq ft lot. Built in 1950, the home maintains its classic charm and is ready for your personal touch. While there have been no recent updates, the spacious layout and sizable lot provide ample opportunity for renovation or future development. The property is conveniently located within the Crosby Independent School District, with Crosby Elementary, Middle, and High Schools nearby. Additionally, the home is just a short drive from local amenities, parks, and major roadways, ensuring easy access to Downtown Houston. Whether you're looking to add a rental property to your portfolio or seeking a project with potential, 810 Reidland Street offers a solid foundation in a growing community. Don't miss out on this opportunity—schedule a showing today!

2. 2026-04-28
   price $115,000 939-char remark

   Show marketing remark (939 chars)

   Calling all investors! This property was recently used as a rental property, but is currently vacant! This 3-bedroom, 1-bathroom home spans 1,442 sq ft and sits on a generous 9,350 sq ft lot. Built in 1950, the home maintains its classic charm and is ready for your personal touch. While there have been no recent updates, the spacious layout and sizable lot provide ample opportunity for renovation or future development. The property is conveniently located within the Crosby Independent School District, with Crosby Elementary, Middle, and High Schools nearby. Additionally, the home is just a short drive from local amenities, parks, and major roadways, ensuring easy access to Downtown Houston. Whether you're looking to add a rental property to your portfolio or seeking a project with potential, 810 Reidland Street offers a solid foundation in a growing community. Don't miss out on this opportunity—schedule a showing today!

3. 2026-04-26
   status Active 939-char remark

   Show marketing remark (939 chars)

   Calling all investors! This property was recently used as a rental property, but is currently vacant! This 3-bedroom, 1-bathroom home spans 1,442 sq ft and sits on a generous 9,350 sq ft lot. Built in 1950, the home maintains its classic charm and is ready for your personal touch. While there have been no recent updates, the spacious layout and sizable lot provide ample opportunity for renovation or future development. The property is conveniently located within the Crosby Independent School District, with Crosby Elementary, Middle, and High Schools nearby. Additionally, the home is just a short drive from local amenities, parks, and major roadways, ensuring easy access to Downtown Houston. Whether you're looking to add a rental property to your portfolio or seeking a project with potential, 810 Reidland Street offers a solid foundation in a growing community. Don't miss out on this opportunity—schedule a showing today!

4. 2026-04-24
   historical 939-char remark

   Show marketing remark (939 chars)

   Calling all investors! This property was recently used as a rental property, but is currently vacant! This 3-bedroom, 1-bathroom home spans 1,442 sq ft and sits on a generous 9,350 sq ft lot. Built in 1950, the home maintains its classic charm and is ready for your personal touch. While there have been no recent updates, the spacious layout and sizable lot provide ample opportunity for renovation or future development. The property is conveniently located within the Crosby Independent School District, with Crosby Elementary, Middle, and High Schools nearby. Additionally, the home is just a short drive from local amenities, parks, and major roadways, ensuring easy access to Downtown Houston. Whether you're looking to add a rental property to your portfolio or seeking a project with potential, 810 Reidland Street offers a solid foundation in a growing community. Don't miss out on this opportunity—schedule a showing today!

5. 2026-01-27
   price $125,000 939-char remark

   Show marketing remark (939 chars)

   Calling all investors! This property was recently used as a rental property, but is currently vacant! This 3-bedroom, 1-bathroom home spans 1,442 sq ft and sits on a generous 9,350 sq ft lot. Built in 1950, the home maintains its classic charm and is ready for your personal touch. While there have been no recent updates, the spacious layout and sizable lot provide ample opportunity for renovation or future development. The property is conveniently located within the Crosby Independent School District, with Crosby Elementary, Middle, and High Schools nearby. Additionally, the home is just a short drive from local amenities, parks, and major roadways, ensuring easy access to Downtown Houston. Whether you're looking to add a rental property to your portfolio or seeking a project with potential, 810 Reidland Street offers a solid foundation in a growing community. Don't miss out on this opportunity—schedule a showing today!

6. 2025-10-24
   listed $150,000 Active 939-char remark

   Show marketing remark (939 chars)

   Calling all investors! This property was recently used as a rental property, but is currently vacant! This 3-bedroom, 1-bathroom home spans 1,442 sq ft and sits on a generous 9,350 sq ft lot. Built in 1950, the home maintains its classic charm and is ready for your personal touch. While there have been no recent updates, the spacious layout and sizable lot provide ample opportunity for renovation or future development. The property is conveniently located within the Crosby Independent School District, with Crosby Elementary, Middle, and High Schools nearby. Additionally, the home is just a short drive from local amenities, parks, and major roadways, ensuring easy access to Downtown Houston. Whether you're looking to add a rental property to your portfolio or seeking a project with potential, 810 Reidland Street offers a solid foundation in a growing community. Don't miss out on this opportunity—schedule a showing today!

7. 2025-10-24
   historical

   Show marketing remark (939 chars)

   Calling all investors! This property was recently used as a rental property, but is currently vacant! This 3-bedroom, 1-bathroom home spans 1,442 sq ft and sits on a generous 9,350 sq ft lot. Built in 1950, the home maintains its classic charm and is ready for your personal touch. While there have been no recent updates, the spacious layout and sizable lot provide ample opportunity for renovation or future development. The property is conveniently located within the Crosby Independent School District, with Crosby Elementary, Middle, and High Schools nearby. Additionally, the home is just a short drive from local amenities, parks, and major roadways, ensuring easy access to Downtown Houston. Whether you're looking to add a rental property to your portfolio or seeking a project with potential, 810 Reidland Street offers a solid foundation in a growing community. Don't miss out on this opportunity—schedule a showing today!

8. 2025-08-15
   listed $161,000 Active
9. 2022-12-02
   historical
10. 2022-11-29
    historical
11. 2022-11-11
    listed $160,000 Active
12. 2018-04-26
    soldstatus
13. 2018-04-18
    soldstatus Sold
14. 2018-03-23
    status Pending
15. 2018-03-16
    listed $69,900 Active
16. 2017-09-08
    soldstatus
17. 2017-09-05
    soldstatus Sold
18. 2017-08-10
    historical
19. 2017-07-18
    price $45,000
20. 2017-07-04
    price $49,000
21. 2017-06-12
    price $55,000
22. 2017-05-26
    listed $59,000 Active
23. 2016-11-23
    soldstatus
24. 2003-12-22
    soldstatus
25. 1988-01-02
    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: $3,446 · $287/mo
• Projected year-2 tax: $3,446 · $287/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) · 49% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $23,041
• − Mortgage interest: −$6,442
• − Property taxes: −$3,446
• − Insurance: −$575
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$3,345
• Taxable income: $5,546
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $5,613/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

• County: Harris County · 4,702,590 people
• 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

+94.9% since first listed

25 events — show timeline

• 2026-05-11 Pending — HARMLS
• 2026-04-28 Price Changed $115,000 HARMLS
• 2026-04-26 Relisted — HARMLS
• 2026-04-24 Listing Removed — HARMLS
• 2026-01-27 Price Changed $125,000 HARMLS
• 2025-10-24 Listing Removed — HARMLS
• 2025-10-24 Listed $150,000 HARMLS
• 2025-08-15 Listed $161,000 HARMLS
• 2022-12-02 Rental Removed — RENT.
• 2022-11-29 Listing Removed — HARMLS
• 2022-11-11 Listed $160,000 HARMLS
• 2018-04-26 Sold (Public Records) — Public Records
• 2018-04-18 Sold (MLS) — HARMLS
• 2018-03-23 Pending — HARMLS
• 2018-03-16 Listed $69,900 HARMLS
• 2017-09-08 Sold (Public Records) — Public Records
• 2017-09-05 Sold (MLS) — HARMLS
• 2017-08-10 Listing Removed — HARMLS
• 2017-07-18 Price Changed $45,000 HARMLS
• 2017-07-04 Price Changed $49,000 HARMLS
• 2017-06-12 Price Changed $55,000 HARMLS
• 2017-05-26 Listed $59,000 HARMLS
• 2016-11-23 Sold (Public Records) — Public Records
• 2003-12-22 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $3,446 · +18.7% YoY. Source: county tax records.