20114 Green Mallard St · Crosby, TX 77532

$141,990

2 bd · 2.0 ba · 1,013 sqft · SingleFamily · 102 Days on market

Built 2026 Good condition 2-car garage $125/mo HOA · 7% 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 +14.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +4.6/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

New Construction Lennar Houston Home - The Kofa Floor Plan - This new two-story home has a practical floorplan with a fully-equipped kitchen and inviting family room on the first floor. Two bedrooms can be found upstairs, including the restful owner’s suite, offering residents an en-suite bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Inviting family room
• Walk-in closet
• Kofa floor plan

Tags

• KOFA FLOOR PLAN
• FULLY-EQUIPPED KITCHEN
• INVITING FAMILY ROOM
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $141,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $181,990.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $142k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $55 ($655/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $129k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.7% 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); 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); 1919 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 102 days — a 9% lower offer ($129k) is reasonable based on typical stale-listing flexibility.

Recommended offer $129,210 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.00% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 8.3

CMA / ARV

• ARV (median comp): $181,990
• List price: $141,990
• Delta: -21.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20082 Green Mallard St	0.02mi	2/2.0	1,013 (0%)	1mo	$150,990	$149	99
20075 Green Mallard St	0.03mi	2/2.0	1,013 (0%)	1mo	$132,991	$131	97
20130 Green Mallard St	0.02mi	2/2.5	1,013 (0%)	4mo	$153,790	$152	93
20139 Green Mallard St	0.03mi	2/2.0	1,013 (0%)	7mo	$181,990	$180	93
20123 Green Mallard St	0.02mi	2/2.5	1,013 (0%)	5mo	$125,241	$124	93
20146 Green Mallard St	0.04mi	2/2.0	1,013 (0%)	7mo	$181,990	$180	93
20155 Green Mallard St	0.05mi	2/2.0	1,013 (0%)	6mo	$181,990	$180	92
20162 Green Mallard St	0.38mi	2/2.0	1,013 (0%)	8mo	$181,990	$180	76
20171 Green Mallard St	0.38mi	2/2.0	1,013 (0%)	8mo	$181,990	$180	75
20178 Green Mallard St	0.38mi	2/2.0	1,013 (0%)	8mo	$181,990	$180	75

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-28,650
• Equity at exit: $27,135

10-year hold

• IRR: -10.8%
• Equity multiple: 0.39×
• Total profit: $-30,957
• Equity at exit: $15,735

Cash invested: $50,957 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 12 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $156,990 ($148/sqft)
• Median days on market: 42 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +21.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1919
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$954
• Tax est. 1.5%: −$227 /mo · $2,730/yr
• Insurance: −$76
• HOA: −$125
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $55

Break-even live

Break-even rent $1,750

Max offer price $181,990

Occupancy floor 92%

Sensitivity live

Price	-10% $180	-5% $117	+0% $55	+5% $-8	+10% $-71
Rent	-10% $-89	-5% $-17	+0% $55	+5% $126	+10% $198
Rate	-1.0pp $146	-0.5pp $101	base $55	+0.5pp $7	+1.0pp $-41

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: $45,498
• Closing costs: $5,460
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20110 White Dove Trl Crosby, TX	3.0	2.0	1300	$1,800	$1.38	50d	1	0.06mi
20062 White Dove Trl Crosby, TX	3.0	2.0	1409	$1,666	$1.18	9d	1	0.07mi
20034 White Dove Dr Crosby, TX	3.0	2.0	1273	$1,850	$1.45	153d	1	0.11mi
20119 Iron Winds St Crosby, TX	3.0	2.0	1418	$1,725	$1.22	41d	1	0.18mi
1703 Green Warbler Dr Crosby, TX	3.0	2.0	1273	$1,775	$1.39	37d	1	0.31mi
1305 Big Deer Dr Crosby, TX	2.0	1.0	1500	$1,450	$0.97	43d	1	1.38mi

Property features AI

Finance

• HOA & community: Community association managed by Southern Property Management GrouAssociation fee $125 monthly

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Built in 2026Slab foundation
• Construction: Cement siding construction
• Exterior features: Back yard fenceSubdivision lot settingComposition roof

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas rangeBreakfast bar (open to family room)
• Bedrooms: Primary bedroom on second floor (approx. 14 x 10)Second bedroom on second floor (approx. 10 x 9)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen/family room comboPrimary bedroom with private bathSeparate showerTub/shower combination4 total rooms
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 50 events

1. 2026-11-08
   days on market $141,990 Active 102 DOM
2. 2026-11-07
   days on market $141,990 Active 101 DOM
3. 2026-11-06
   days on market $141,990 Active 100 DOM
4. 2026-11-05
   days on market $141,990 Active 99 DOM
5. 2026-11-04
   days on market $141,990 Active 98 DOM
6. 2026-11-02
   days on market $141,990 Active 96 DOM
7. 2026-11-01
   days on market $141,990 Active 95 DOM
8. 2026-10-31
   days on market $141,990 Active 94 DOM
9. 2026-10-30
   days on market $141,990 Active 93 DOM
10. 2026-10-29
    days on market $141,990 Active 92 DOM
11. 2026-10-28
    days on market $141,990 Active 91 DOM
12. 2026-10-27
    days on market $141,990 Active 90 DOM
13. 2026-10-26
    days on market $141,990 Active 89 DOM
14. 2026-10-26
    days on market $141,990 Active 88 DOM
15. 2026-10-24
    days on market $141,990 Active 87 DOM
16. 2026-10-23
    days on market $141,990 Active 86 DOM
17. 2026-10-22
    days on market $141,990 Active 85 DOM
18. 2026-10-21
    days on market $141,990 Active 84 DOM
19. 2026-10-20
    days on market $141,990 Active 83 DOM
20. 2026-10-19
    days on market $141,990 Active 82 DOM
21. 2026-10-18
    days on market $141,990 Active 81 DOM
22. 2026-10-17
    days on market $141,990 Active 80 DOM
23. 2026-10-16
    days on market $141,990 Active 79 DOM
24. 2026-10-15
    days on market $141,990 Active 78 DOM
25. 2026-10-14
    days on market $141,990 Active 77 DOM
26. 2026-10-13
    days on market $141,990 Active 76 DOM
27. 2026-10-13
    price $141,990 Active 75 DOM
28. 2026-10-12
    days on market $171,990 Active 75 DOM
29. 2026-10-11
    days on market $171,990 Active 74 DOM
30. 2026-10-10
    days on market $171,990 Active 73 DOM
31. 2026-10-09
    days on market $171,990 Active 72 DOM
32. 2026-10-09
    pricestatus $171,990 Active 71 DOM
33. 2026-09-14
    status $147,990 Pending 71 DOM
34. 2026-09-13
    days on market $147,990 Active 71 DOM
35. 2026-09-12
    days on market $147,990 Active 70 DOM
36. 2026-09-11
    pricedays on market $147,990 Active 69 DOM
37. 2026-09-05
    days on market $149,991 Active 63 DOM
38. 2026-09-04
    days on market $149,991 Active 62 DOM
39. 2026-09-02
    pricedays on market $149,991 Active 60 DOM
40. 2026-08-31
    days on market $147,991 Active 58 DOM
41. 2026-08-29
    days on market $147,991 Active 56 DOM
42. 2026-08-28
    days on market $147,991 Active 55 DOM
43. 2026-08-27
    days on market $147,991 Active 54 DOM
44. 2026-08-25
    days on market $147,991 Active 52 DOM
45. 2026-08-24
    days on market $147,991 Active 51 DOM
46. 2026-08-23
    days on market $147,991 Active 50 DOM
47. 2026-08-22
    days on market $147,991 Active 49 DOM
48. 2026-08-21
    days on market $147,991 Active 48 DOM
49. 2026-08-20
    days on market $147,991 Active 47 DOM
50. 2026-08-19
    days on market $147,991 Active 46 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,832
• − Mortgage interest: −$10,194
• − Property taxes: −$2,730
• − Insurance: −$910
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − HOA: −$1,500
• − Depreciation: −$5,294
• Taxable loss: −$2,289
• Est. tax savings @ 24.0%: +$549
• After-tax cash flow: $1,204/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.

Condition & rehab AI · 14 photos

Good 80/100 Cosmetic rehab Est. rehab $5,065–$15,195 screening

This well-maintained, two-story home with a practical floor plan and modern finishes is ready for move-in. It offers a good return on investment with minor updates that can significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring in bathrooms can increase both resale and rental value ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase both resale and rental value ↑
• Both Adding a smart home system — Smart home features can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Middle Crosby Middle F TX #786/1,662 Nat'l #7,065/14,009 High Highpoint School East (Crosby)

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

D Composite livability gradescore 59/100

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 · 5,571,493 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: 10% of renters

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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%

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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%
• Languages at home: 78% English-only · Spanish 21%

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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

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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

Property features AI

Finance

• HOA & community: Community association managed by Southern Property Management GrouAssociation fee $125 monthly

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Built in 2026Slab foundation
• Construction: Cement siding construction
• Exterior features: Back yard fenceSubdivision lot settingComposition roof

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas rangeBreakfast bar (open to family room)
• Bedrooms: Primary bedroom on second floor (approx. 14 x 10)Second bedroom on second floor (approx. 10 x 9)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen/family room comboPrimary bedroom with private bathSeparate showerTub/shower combination4 total rooms
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

2 events — show timeline

• 2026-05-28 Pending — HARMLS
• 2026-05-12 Listed $137,990 HARMLS