10517 Palestine St · Jacinto City, TX 77029

$120,000

3 bd · 1.0 ba · 1,178 sqft · SingleFamily public records · 33 Days on market

Built 1944 6,150 sqft lot Est $173k · 31% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.7/10.0
• DSCR +5.7/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTOR SPECIAL! Unfinished interior taken down to the studs with no flooring in place. The windows have been replaced, and the new siding installation has been started, but remains incomplete. The property features a detached garage and two driveways, offering unlimited potential for an investor or renovation project.

Key facts

• Two driveways
• Unfinished interior
• Detached garage

Tags

• UNFINISHED INTERIOR
• NEW SIDING INSTALLATION
• DETACHED GARAGE
• TWO DRIVEWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% 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: schools F, amenities F, commute 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.
• Market conditions: 153 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 35% 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 $13k of equity ($830 loan paydown + $12k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $120k implies a 281% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1944 — 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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. 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: 1.17% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $173,166
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10514 Palestine St	0.03mi	3/2.0	1,235 (+5%)	5mo	$237,500	$192	82
10418 S Oswego St	0.16mi	3/2.0	1,256 (+7%)	2mo	$205,000	$163	76
10701 Pillot St	0.25mi	3/1.0	1,098 (-7%)	5mo	$130,000	$118	73
11026 La Crosse St	0.60mi	3/1.0	1,210 (+3%)	11mo	$145,000	$120	59
10909 Oswego St	0.38mi	3/2.0	1,088 (-8%)	9mo	$160,000	$147	58
10114 Fairfax St	0.67mi	3/1.0	1,124 (-5%)	8mo	$100,000	$89	55
10118 Fairfax St	0.66mi	3/1.0	1,089 (-8%)	4mo	$133,500	$123	53
11201 Muscatine St	0.66mi	3/1.0	1,066 (-10%)	2mo	$129,900	$122	52
735 Kilroy St	0.59mi	3/1.0	1,251 (+6%)	13mo	$195,000	$156	51
1514 Cheston Dr	0.64mi	3/1.0	1,025 (-13%)	0mo	$90,000	$88	48
11117 Oswego St	0.62mi	3/2.0	1,087 (-8%)	13mo	$169,000	$155	44
10709 Valencia Dr	0.66mi	4/2.0 (+1)	1,288 (+9%)	11mo	$189,000	$147	36

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: $72,358
• Equity at exit: $108,106

10-year hold

• IRR: 23.7%
• Equity multiple: 7.19×
• Total profit: $207,933
• Equity at exit: $233,134

Cash invested: $33,600 (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: 153
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$629
• Tax from tax record: −$325 /mo · $3,895/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $108

Break-even live

Break-even rent $1,271

Max offer price $120,000

Occupancy floor 87%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	43d	1	0.40mi
10202 Challenger 7 Dr Unit 10259 Jacinto City, TX	2.0	2.0	900	$1,107	$1.23	3d	1	0.44mi
10202 Challenger 7 Dr Unit 422 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	7d	1	0.44mi
10202 Challenger 7 Dr Unit 424 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	5d	1	0.44mi
10202 Challenger 7 Dr Unit 2047 Jacinto City, TX	2.0	2.0	900	$1,150	$1.28	11d	1	0.45mi
9907 Lanewell St Unit a Houston, TX	3.0	2.0	872	$1,154	$1.32	22d	1	0.80mi
9701 Market St Houston, TX	1.0–2.0	1.0	798	$1,309	$1.64	7d	1	0.87mi
9806 Fillmore St Houston, TX	2.0	2.0	850	$1,850	$2.18	43d	1	0.95mi
9709 Cargill St Houston, TX	3.0	2.0	1184	$2,300	$1.94	43d	1	1.03mi
9710 Tuffly St Houston, TX	3.0	2.0	1275	$1,795	$1.41	24d	1	1.17mi
768 Coolwood Dr Houston, TX	2.0	1.0	1102	$1,295	$1.18	43d	1	1.28mi
778 Coolwood Dr Houston, TX	2.0	1.0	1000	$1,295	$1.29	43d	1	1.31mi
9713 Stedman St Unit b Houston, TX	3.0	2.0	872	$1,095	$1.26	43d	1	1.31mi
9821 Turnbow St Unit C Houston, TX	3.0	2.0	1140	$1,720	$1.51	43d	1	1.32mi
12200 Fleming Dr Houston, TX	1.0–3.0	1.0–2.0	842	$1,265	$1.50	1d	25	1.32mi
12006 Fleming Dr Houston, TX	2.0	1.0	816	$1,025	$1.26	24d	1	1.34mi
734 Coolwood Dr Houston, TX	2.0	1.5	1000	$1,295	$1.29	43d	1	1.35mi
9743 Veyblum St Unit B Houston, TX	3.0	2.0	872	$1,145	$1.31	5d	1	1.40mi
12221 Fleming Dr Houston, TX	1.0–3.0	1.0–1.5	827	$1,089	$1.32	18d	19	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 33 DOM
2. 2026-06-17
   days on market $120,000 Active 32 DOM
3. 2026-06-16
   days on market $120,000 Active 31 DOM
4. 2026-06-15
   days on market $120,000 Active 30 DOM
5. 2026-06-13
   days on market $120,000 Active 28 DOM
6. 2026-06-13
   days on market $120,000 Active 27 DOM
7. 2026-06-09
   days on market $120,000 Active 24 DOM
8. 2026-06-08
   days on market $120,000 Active 23 DOM
9. 2026-06-07
   days on market $120,000 Active 22 DOM
10. 2026-06-04
    days on market $120,000 Active 19 DOM
11. 2026-06-03
    days on market $120,000 Active 18 DOM
12. 2026-06-02
    days on market $120,000 Active 17 DOM
13. 2026-06-01
    days on market $120,000 Active 16 DOM
14. 2026-05-31
    days on market $120,000 Active 15 DOM
15. 2026-05-16
    listed $128,500 Active 321-char remark

    Show marketing remark (321 chars)

    INVESTOR SPECIAL! Unfinished interior taken down to the studs with no flooring in place. The windows have been replaced, and the new siding installation has been started, but remains incomplete. The property features a detached garage and two driveways, offering unlimited potential for an investor or renovation project.

16. 2017-05-05
    soldstatus
17. 1993-08-30
    soldstatus $31,500

ⓘ 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: $3,895 · $325/mo
• Projected year-2 tax: $3,895 · $325/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $16,888
• − Mortgage interest: −$6,722
• − Property taxes: −$3,895
• − Insurance: −$600
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,491
• Taxable loss: −$522
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $1,420/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: 16,154
• 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

+307.9% since first listed

3 events — show timeline

• 2026-05-16 Listed $128,500 HARMLS
• 2017-05-05 Sold (Public Records) — Public Records
• 1993-08-30 Sold (Public Records) $31,500 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,895 · +5.8% YoY. Source: county tax records.