303 Cypress Ln · La Porte, TX 77571

$260,000

4 bd · 2.5 ba · 2,400 sqft · SingleFamily public records · 101 Days on market

Built 1992 6,534 sqft lot $108/sqft · 27% below area Est $354k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*BANK APPROVED PRICE* Welcome home to this 4-bedroom, 2.5-bath home located in an established neighborhood in La Porte. This spacious property features a large primary suite, comfortable living area, and a well-appointed kitchen with ample counter space and stainless steel appliances. Enjoy outdoor living in the fenced backyard with patio space—perfect for relaxing or entertaining. A backyard shed with electricity and lighting offers excellent storage or workshop potential. Conveniently located near parks, schools, and local amenities, this home provides both comfort and functionality.

Key facts

• Backyard shed
• Fenced backyard
• Patio space

Tags

• FENCED BACKYARD
• PATIO SPACE
• BACKYARD SHED
• STAINLESS STEEL APPLIANCES
• WELL-APPOINTED KITCHEN
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-297 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (10.3% below list).
• Recommended offer: $207k (20.2% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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: Lomax El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 514 students, 53% FRL); Lomax J H (math 30% / reading 41%, grade F, #827 of 1,662 statewide, top 51%, 575 students, 57% FRL); La Porte H S (math 24% / reading 46%, grade F, #954 of 1,632 statewide, top 59%, 2,069 students, 51% FRL).
• Market conditions: Rents rising (+2.8%/yr); 340 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 34% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 101 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $260k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,498 (20.2% 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. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.90%
• DSCR: 0.78
• GRM: 9.3

CMA / ARV

• ARV (median comp): $354,229
• List price: $260,000
• Delta: -26.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 Robinson Rd	0.47mi	3/2.0 (-1)	2,471 (+3%)	7mo	$399,000	$161	61
1205 Bayou Glen Dr	0.11mi	5/3.5 (+1)	2,750 (+15%)	6mo	$399,000	$145	57
10618 Deaf Smith St	0.57mi	4/2.5	2,406 (+0%)	23mo	$360,000	$150	54
908 Robinson Rd	0.51mi	4/2.0	2,352 (-2%)	23mo	$385,000	$164	52
1110 Robinson Rd	0.44mi	3/2.5 (-1)	2,089 (-13%)	4mo	$715,000	$342	49
10135 N P St	0.24mi	3/2.5 (-1)	2,151 (-10%)	22mo	$130,000	$60	48
10733 San Jacinto Dr	0.61mi	4/2.0	2,200 (-8%)	21mo	$325,000	$148	38

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: -24.7%
• Equity multiple: 0.16×
• Total profit: $-61,259
• Equity at exit: $38,767

10-year hold

• IRR: -20.8%
• Equity multiple: -0.08×
• Total profit: $-78,539
• Equity at exit: $22,480

Cash invested: $72,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,331 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$667 /mo · $8,004/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-297

Break-even live

Break-even rent $2,707

Max offer price $207,498

Occupancy floor —

Sensitivity live

Price	-10% $-150	-5% $-224	+0% $-297	+5% $-371	+10% $-444
Rent	-10% $-481	-5% $-389	+0% $-297	+5% $-205	+10% $-113
Rate	-1.0pp $-166	-0.5pp $-231	base $-297	+0.5pp $-365	+1.0pp $-433

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 Willow Creek Dr La Porte, TX	4.0	2.0	1962	$2,100	$1.07	45d	1	1.26mi
5222 Valley View Dr La Porte, TX	3.0	2.0	1739	$1,970	$1.13	45d	1	1.29mi

Listing history 34 events

1. 2026-06-21
   days on market $260,000 Active 101 DOM
2. 2026-06-18
   days on market $260,000 Active 98 DOM
3. 2026-06-17
   days on market $260,000 Active 97 DOM
4. 2026-06-16
   days on market $260,000 Active 96 DOM
5. 2026-06-15
   days on market $260,000 Active 95 DOM
6. 2026-06-13
   days on market $260,000 Active 93 DOM
7. 2026-06-09
   days on market $260,000 Active 89 DOM
8. 2026-06-08
   pricedays on market $260,000 Active 88 DOM
9. 2026-06-07
   days on market $275,000 Active 87 DOM
10. 2026-06-04
    days on market $275,000 Active 84 DOM
11. 2026-06-03
    days on market $275,000 Active 83 DOM
12. 2026-06-02
    days on market $275,000 Active 82 DOM
13. 2026-06-01
    days on market $275,000 Active 81 DOM
14. 2026-05-31
    days on market $275,000 Active 80 DOM
15. 2026-05-19
    price $275,000 598-char remark

    Show marketing remark (598 chars)

    *BANK APPROVED PRICE* Welcome home to this 4-bedroom, 2.5-bath home located in an established neighborhood in La Porte. This spacious property features a large primary suite, comfortable living area, and a well-appointed kitchen with ample counter space and stainless steel appliances. Enjoy outdoor living in the fenced backyard with patio space—perfect for relaxing or entertaining. A backyard shed with electricity and lighting offers excellent storage or workshop potential. Conveniently located near parks, schools, and local amenities, this home provides both comfort and functionality.

16. 2026-04-22
    price $284,000 598-char remark

    Show marketing remark (598 chars)

    *BANK APPROVED PRICE* Welcome home to this 4-bedroom, 2.5-bath home located in an established neighborhood in La Porte. This spacious property features a large primary suite, comfortable living area, and a well-appointed kitchen with ample counter space and stainless steel appliances. Enjoy outdoor living in the fenced backyard with patio space—perfect for relaxing or entertaining. A backyard shed with electricity and lighting offers excellent storage or workshop potential. Conveniently located near parks, schools, and local amenities, this home provides both comfort and functionality.

17. 2026-03-12
    listed $300,000 Active 598-char remark

    Show marketing remark (598 chars)

    *BANK APPROVED PRICE* Welcome home to this 4-bedroom, 2.5-bath home located in an established neighborhood in La Porte. This spacious property features a large primary suite, comfortable living area, and a well-appointed kitchen with ample counter space and stainless steel appliances. Enjoy outdoor living in the fenced backyard with patio space—perfect for relaxing or entertaining. A backyard shed with electricity and lighting offers excellent storage or workshop potential. Conveniently located near parks, schools, and local amenities, this home provides both comfort and functionality.

18. 2023-04-26
    soldstatus
19. 2023-04-24
    soldstatus Sold 455-char remark

    Show marketing remark (455 chars)

    Beautiful home in La Porte. It has four bedrooms, two and 1/2 bathrooms, as well as an attached two-car garage. It comes along with a spacious primary bedroom and living area, a modern kitchen with plenty of counter space, and new appliances— a fenced backyard and patio. The shed in the backyard comes with power and lights. Zooned in Lomas School District and less than . 5 miles from Northwest Park, which includes pool access in summer months.

20. 2023-03-23
    status Pending 455-char remark

    Show marketing remark (455 chars)

    Beautiful home in La Porte. It has four bedrooms, two and 1/2 bathrooms, as well as an attached two-car garage. It comes along with a spacious primary bedroom and living area, a modern kitchen with plenty of counter space, and new appliances— a fenced backyard and patio. The shed in the backyard comes with power and lights. Zooned in Lomas School District and less than . 5 miles from Northwest Park, which includes pool access in summer months.

21. 2023-03-10
    listed $319,900 Active 455-char remark

    Show marketing remark (455 chars)

    Beautiful home in La Porte. It has four bedrooms, two and 1/2 bathrooms, as well as an attached two-car garage. It comes along with a spacious primary bedroom and living area, a modern kitchen with plenty of counter space, and new appliances— a fenced backyard and patio. The shed in the backyard comes with power and lights. Zooned in Lomas School District and less than . 5 miles from Northwest Park, which includes pool access in summer months.

22. 2021-04-26
    soldstatus
23. 2017-02-14
    soldstatus
24. 2017-02-10
    soldstatus Sold
25. 2017-01-23
    status Pending
26. 2017-01-21
    status Option Pending
27. 2017-01-04
    status Active
28. 2016-11-29
    status Pending, Continue to Show
29. 2016-11-18
    status Option Pending
30. 2016-11-11
    listed $217,000 Active
31. 2005-08-18
    soldstatus
32. 2005-08-18
    soldstatus
33. 1999-03-25
    soldstatus
34. 1999-03-01
    soldstatus $93,000

ⓘ 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: $8,004 · $667/mo
• Projected year-2 tax: $8,004 · $667/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 2/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥108°F today · 17 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: $27,973
• − Mortgage interest: −$14,564
• − Property taxes: −$8,004
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$7,564
• Taxable loss: −$7,934
• Est. tax savings @ 24.0%: +$1,904
• After-tax cash flow: $-1,662/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

+195.7% since first listed

20 events — show timeline

• 2026-05-19 Price Changed $275,000 HARMLS
• 2026-04-22 Price Changed $284,000 HARMLS
• 2026-03-12 Listed $300,000 HARMLS
• 2023-04-26 Sold (Public Records) — Public Records
• 2023-04-24 Sold (MLS) — HARMLS
• 2023-03-23 Pending — HARMLS
• 2023-03-10 Listed $319,900 HARMLS
• 2021-04-26 Sold (Public Records) — Public Records
• 2017-02-14 Sold (Public Records) — Public Records
• 2017-02-10 Sold (MLS) — HARMLS
• 2017-01-23 Pending — HARMLS
• 2017-01-21 Pending — HARMLS
• 2017-01-04 Relisted — HARMLS
• 2016-11-29 Pending — HARMLS
• 2016-11-18 Pending — HARMLS
• 2016-11-11 Listed $217,000 HARMLS
• 2005-08-18 Sold (Public Records) — Public Records
• 2005-08-18 Sold (Public Records) — Public Records
• 1999-03-25 Sold (Public Records) — Public Records
• 1999-03-01 Sold (Public Records) $93,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $8,004 · -1.7% YoY. Source: county tax records.