17618 Mallett St · Crosby, TX 77532

$190,000

3 bd · 2.0 ba · 1,192 sqft · SingleFamily public records · 16 Days on market

Built 1983 8,450 sqft lot Est $185k · at est. $65/mo HOA · 3% of rent

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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).

• Cash flow +12.8/30.0
• ARV discount +6.2/15.0
• 1% rule +5.0/10.0
• DSCR +3.8/10.0
• 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

Whether you're drawn to its traditional charm or the potential to make it your own, this brick home is a wonderful place to create lasting memories. . With plenty of space to make it your own, this home is perfect for buyers looking to add their personal touch while enjoying the benefits of a fantastic outdoor space. Large windows through out the home, flood the space with natural light, creating an inviting and airy atmosphere. Whether you're looking to create a relaxing retreat or a fun play area, this expansive backyard is a perfect blank canvas for your outdoor vision. Located in the Newport Subdivision, a Master planned community with Lots of Great Amenities. Community Pool, Tennis Courts, Pickle Ball Courts, Gym, Private Lake and River Access, Parks, Walking Trails, Splash Pads, 18 Hole Golf Course, Pro Shop and Stonebridge Country Club.

Key facts

• 18-hole golf course
• Swimming pools
• Expansive backyard

Tags

• EXPANSIVE BACKYARD
• OUTDOOR ENTERTAINMENT AREA
• RESORT-STYLE AMENITIES
• 18-HOLE GOLF COURSE
• SWIMMING POOLS
• SPLASH PADS

Property features AI

Finance

• Other: Full ownership
• HOA & community: Member of Newport POA (monthly fee); Association fee $65 per month; Association amenities include beach access/rights, clubhouse, fitness center, pool, playground, tennis courts, pickleball, basketball and sport courts, boat ramp, picnic area, trails, meeting/party room, park, golf

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Asphalt road access
• Home design: Residential property; Slab foundation; Composition roof; Built in 1983
• Construction: Brick construction
• Exterior features: Fully fenced yard with backyard fence; Private yard; Porch; Pond on the lot; Near golf course

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Oven
• Bedrooms: Primary bedroom on the first floor (approx. 13 x 13); Two additional bedrooms on the first floor (each approx. 9 x 9); One bedroom on the first floor (approx. 13 x 16) — living room listed separately; Total of 5 rooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Crown molding; Granite counters; One fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-18 ($-215/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (1.7% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.7% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 4.8% in Crosby — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Highpoint School East (Crosby) (20 students, 80% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 1172 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $6k 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 16 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $56k; list at $190k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $186,838 (1.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.00% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $184,760
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17618 Mallett St	0.00mi	3/2.0	1,192 (0%)	13mo	$185,000	$155	89
17030 Morning Star Ave	0.59mi	2/2.0 (-1)	1,311 (+10%)	3mo	$149,000	$114	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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-34,639
• Equity at exit: $28,330

10-year hold

• IRR: -15.2%
• Equity multiple: 0.20×
• Total profit: $-42,408
• Equity at exit: $16,428

Cash invested: $53,200 (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: 1172
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,904 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$381 /mo · $4,576/yr
• Insurance: −$79
• HOA: −$65
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-18

Break-even live

Break-even rent $1,926

Max offer price $186,838

Occupancy floor 96%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16700 Golf Club Dr Crosby, TX	1.0–2.0	1.0–2.0	780	$1,275	$1.63	1d	12	0.77mi
430 Fishhawk Way Crosby, TX	3.0	2.0	1369	$1,863	$1.36	5d	1	0.89mi
1519 Gardenia Grove Ln Crosby, TX	3.0	2.0	1461	$1,800	$1.23	24d	1	1.20mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: poolgym

Listing history 11 events

1. 2026-06-18
   days on market $190,000 Active 16 DOM
2. 2026-06-17
   days on market $190,000 Active 15 DOM
3. 2026-06-16
   days on market $190,000 Active 14 DOM
4. 2026-06-15
   days on market $190,000 Active 13 DOM
5. 2026-06-13
   days on market $190,000 Active 11 DOM
6. 2026-06-09
   days on market $190,000 Active 7 DOM
7. 2026-06-08
   days on market $190,000 Active 6 DOM
8. 2026-06-07
   days on market $190,000 Active 5 DOM
9. 2026-06-04
   days on market $190,000 Active 2 DOM
10. 2026-06-02
    remarks 693-char remark
11. 2026-06-02
    listed $190,000 Active 1 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: $4,576 · $381/mo
• Projected year-2 tax: $4,576 · $381/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 ≥110°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: $22,845
• − Mortgage interest: −$10,643
• − Property taxes: −$4,576
• − Insurance: −$950
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$780
• − Depreciation: −$5,527
• Taxable loss: −$3,286
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $574/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
• City population: 3,226,434
• 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

+242.3% since first listed

12 events — show timeline

• 2026-06-02 Listed $190,000 HARMLS
• 2025-06-03 Sold (Public Records) — Public Records
• 2025-05-30 Sold (MLS) — HARMLS
• 2025-05-27 Sold (Public Records) — Public Records
• 2025-05-08 Pending — HARMLS
• 2025-04-30 Pending — HARMLS
• 2025-04-16 Price Changed $185,000 HARMLS
• 2025-04-11 Relisted — HARMLS
• 2025-04-03 Pending — HARMLS
• 2025-03-13 Listed $195,000 HARMLS
• 2006-06-15 Sold (Public Records) — Public Records
• 1997-06-20 Sold (Public Records) $55,508 Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,576 · +6.1% YoY. Source: county tax records.