1519 S 8th St · La Porte, TX 77571

$155,000

3 bd · 2.0 ba · 1,220 sqft · Townhouse public records · 17 Days on market

Built 1973 1,683 sqft lot Est $174k · 11% under $220/mo HOA · 12% of rent

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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 +14.9/30.0
• ARV discount +12.5/15.0
• 1% rule +6.4/10.0
• DSCR +4.6/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

End unit, at the end of the cul de sac, 2 story, 3 BR Baypoint Townhome, carpet floor upstairs, down is all ceramic tile. Convenient to everything in LaPorte just off Hwy 146 about 3 miles to Hwy 225. Walk to pool, tennis courts, basketball, softball field, waterpark, dogpark. Front entry is adjacent to living room, huge closet in hall to dining room, another big closet/pantry under the stairs, All BRs up, Master BR has big walk-in closet and private access to upstairs bathroom. PHOTOS ARE FROM BEFORE CURRENT LEASE UPDATED PHOTOS COMING WHEN MAKE READY IS DONE Owner / agent

Key facts

• End unit
• Cul de sac
• Tennis courts

Tags

• END UNIT
• CUL DE SAC
• CERAMIC TILE
• WALK TO POOL
• TENNIS COURTS
• BASKETBALL

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Association: Baypoint THOA / Pegasus; Community clubhouse and pool; Playground and tennis courts; Grounds maintenance and trash service; Monthly association fee of $220 (includes clubhouse, common areas, grounds and structure maintenance, recreation facilities, trash)

Exterior

• Parking: Attached carport; Detached carport; 2-car carport
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; 2-story; Faces west; Full ownership
• Construction: Brick and wood siding exterior; Composition roof; Slab foundation; Built in 1973
• Exterior features: Deck; Patio; Fence; Private yard; Storage; Tennis courts; Front yard; Side yard

Interior

• Kitchen: Dishwasher; Free-standing range; Oven; Garbage disposal
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Breakfast bar; Laminate countertops; Primary bedroom with private bath; Tub/shower; Ceiling fans
• Laundry & utility: Laundry in utility room; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $-22 ($-261/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (2.5% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $151k (2.5% below list) — sets the bar for cash-flow.
• Cap rate 6.6% vs local median 3.4% in La Porte — 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 70/100 on livability (#360 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• La Porte ISD (suburban): math 41% / reading 44% proficiency, ranked #260 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bayshore El (math 30% / reading 31%, grade F, #2,464 of 4,322 statewide, top 58%, 394 students, 66% FRL); La Porte J H (math 41% / reading 43%, grade D-, #572 of 1,662 statewide, top 36%, 527 students, 65% FRL); La Porte H S (math 24% / reading 46%, grade F, #954 of 1,632 statewide, top 59%, 2,069 students, 51% FRL) — zoned schools average 61% FRL vs 44% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 340 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask is 9294% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,158 (2.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.14% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $174,460
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 S 8th St	0.05mi	3/1.5	1,220 (0%)	2mo	$139,000	$114	94
907 Garden Walk Dr	0.08mi	3/1.5	1,220 (0%)	2mo	$150,000	$123	93
803 Garden Walk Dr	0.06mi	3/2.0	1,180 (-3%)	10mo	$184,500	$156	83
1515 S Highway 146 St	0.13mi	2/1.5 (-1)	1,216 (-0%)	14mo	$155,000	$127	75
1501 Cedar Cove St	0.08mi	2/1.5 (-1)	1,220 (0%)	20mo	$139,900	$115	72
906 Garden Walk Dr	0.11mi	2/2.5 (-1)	1,261 (+3%)	13mo	$179,888	$143	72
1515 S 8th St	0.01mi	2/2.0 (-1)	1,064 (-13%)	13mo	$129,000	$121	62
1372 Mixander Way	0.54mi	2/2.0 (-1)	1,202 (-2%)	10mo	$229,900	$191	59
1411 S 8th St	0.13mi	3/2.5	1,372 (+12%)	15mo	$199,900	$146	59
1518 Cedar Cove St	0.10mi	2/1.5 (-1)	1,064 (-13%)	22mo	$155,000	$146	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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-26,598
• Equity at exit: $23,111

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-25,346
• Equity at exit: $13,402

Cash invested: $43,400 (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 77571

• Home prices YoY: -28.9%
• Rents YoY: 2.8%
• Active inventory: 340
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$813
• Tax from tax record: −$257 /mo · $3,079/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$220
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-22

Break-even live

Break-even rent $1,798

Max offer price $151,158

Occupancy floor 96%

Sensitivity live

Price	-10% $66	-5% $22	+0% $-22	+5% $-66	+10% $-109
Rent	-10% $-162	-5% $-92	+0% $-22	+5% $48	+10% $118
Rate	-1.0pp $56	-0.5pp $18	base $-22	+0.5pp $-62	+1.0pp $-103

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1831 Texas 146 Unit 424 La Porte, TX	2.0	2.0	876	$1,441	$1.64	7d	1	0.25mi
1831 Texas 146 Unit 1888 La Porte, TX	2.0	2.0	876	$1,468	$1.68	45d	1	0.25mi
1831 Texas 146 Unit 1864 La Porte, TX	3.0	2.0	1271	$1,972	$1.55	1d	1	0.25mi
1831 Texas 146 Unit 1868 La Porte, TX	2.0	2.0	876	$1,425	$1.63	1d	1	0.25mi
514 Fountain St La Porte, TX	3.0	2.0	1152	$1,295	$1.12	45d	1	1.04mi
218 S 6th St La Porte, TX	3.0	2.0	1500	$1,925	$1.28	45d	1	1.18mi
3036 S Broadway St La Porte, TX	2.0	2.0	1245	$1,209	$0.97	45d	1	1.32mi

HOA detail

• Monthly dues: $220 · $2,640/yr
• Likely covers: waterpool

Listing history 10 events

1. 2026-06-21
   days on market $155,000 Active 17 DOM
2. 2026-06-18
   days on market $155,000 Active 14 DOM
3. 2026-06-17
   days on market $155,000 Active 13 DOM
4. 2026-06-16
   days on market $155,000 Active 12 DOM
5. 2026-06-15
   days on market $155,000 Active 11 DOM
6. 2026-06-13
   days on market $155,000 Active 9 DOM
7. 2026-06-09
   days on market $155,000 Active 5 DOM
8. 2026-06-08
   days on market $155,000 Active 4 DOM
9. 2026-06-07
   remarks 584-char remark
10. 2026-06-07
    listed $155,000 Active 3 DOM

ⓘ 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: $3,079 · $257/mo
• Projected year-2 tax: $3,079 · $257/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 7/10 Severe FEMA zone X (shaded) · 90% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,246
• − Mortgage interest: −$8,682
• − Property taxes: −$3,079
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$2,640
• − Depreciation: −$4,509
• Taxable loss: −$2,636
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $372/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: La Porte ISD
• NCES district ID: 4826190
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $71,841
• Composite: 38.65/100
• National rank: #4151
• State rank: #260 of 826 in TX

Livability — La Porte

• Score: 70/100
• State rank: #360
• US rank: #7754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Porte, TX
• County: Harris County · 4,702,590 people
• City population: 38,543
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 38,543
• Household income: $81,850
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1176.0

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 51% Hispanic / Latino 36% Two or more races 20% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 4% Lithuanian 3% Iranian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 21% Other Indo-European 1%

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: ▼ -103.81%
• Current HPI: 255.0768
• Rent YoY: ▲ 2.81%
• 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

-98.3% since first listed

8 events — show timeline

• 2026-06-06 Listed for Rent $1,650 HARMLS
• 2026-06-04 Listed $155,000 HARMLS
• 2021-07-22 Listing Removed — HARMLS
• 2021-06-15 Price Changed $144,000 HARMLS
• 2021-05-06 Listed $144,500 HARMLS
• 2017-11-08 Listing Removed — HARMLS
• 2017-09-11 Listed $95,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,079 · -1.8% YoY. Source: county tax records.