1310 Glouchester Ln · Spring, TX 77073

$185,000

6 bd · 2.5 ba · 2,789 sqft · SingleFamily public records · 33 Days on market

Built 1971 0.48 ac lot $66/sqft · 33% below area Est $277k · 33% under ↓ 38% since listing

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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 +18.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.8/10.0
• DSCR +5.8/10.0
• Appreciation +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Come see this custom 6 bedroom 2.5 baths with separate flex guest quarters or mother-in-law suite and a relaxing 12 ft pool and spa. No back neighbors. Iron fence. Full remodel downstairs in 2011. A. C. install in 2013 w/ warranty. 40-year roof replaced in 2000. This home sits in a levee-protected area (500-year flood plain) on a huge private cul-de-sac and almost 1/2 acre lot! Great opportunity, call today!

Key facts

• 0.48 acre tract
• Swimming pool
• Extra room

Tags

• INVERNESS FOREST
• SWIMMING POOL
• JACUZZI
• 0.48 ACRE TRACT
• BIG MASTER ROOM
• EXTRA ROOM

Property features AI

Finance

• HOA & community: Has association; association fee listed (610.00); Community clubhouse; Community pool; Association fee includes clubhouse

Exterior

• Parking: Attached 2-car garage; Additional parking
• Utilities: Public sewer
• Home design: Residential property; Full ownership; Slab foundation
• Construction: Built in 1971; Stone and wood siding exterior; Composition roof
• Exterior features: Covered patio; Patio; Deck; Fully fenced yard; Private in-ground pool with spa (association); Located on a cul-de-sac

Interior

• Bedrooms: Primary bedroom on first floor; One bedroom on first floor; Three bedrooms on second floor; Bonus room on first floor
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Dry bar; Primary bedroom with private bath; One fireplace; Total of 9 rooms

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.5% in Spring — 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 66/100 on livability (#635 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute F.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lewis Middle (math 11% / reading 20%, grade F, #1,556 of 1,662 statewide, top 94%, 1,090 students, 94% FRL); Nimitz H S (math 17% / reading 25%, grade F, #1,385 of 1,632 statewide, top 85%, 2,772 students, 85% FRL).
• Market conditions: Rents flat; 162 active listings in the ZIP; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 36% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25 of equity ($1k loan paydown + $-1k appreciation (-0.7% local appreciation)).
• 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 33 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $179,450 (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 1971 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.28% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 6.5

CMA / ARV

• ARV (median comp): $277,344
• List price: $185,000
• Delta: -33.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.68% appreciation · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.82×
• Total profit: $-9,351
• Equity at exit: $47,532

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,060
• Equity at exit: $52,407

Cash invested: $51,800 (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 77073

• Home prices YoY: -0.3%
• Rents YoY: 0.7%
• Active inventory: 162
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,369 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$649 /mo · $7,789/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $109

Break-even live

Break-even rent $2,231

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $213	-5% $161	+0% $109	+5% $56	+10% $4
Rent	-10% $-78	-5% $15	+0% $109	+5% $202	+10% $296
Rate	-1.0pp $202	-0.5pp $156	base $109	+0.5pp $61	+1.0pp $12

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $185,000 Active 33 DOM
2. 2026-06-18
   days on market $185,000 Active 30 DOM
3. 2026-06-17
   days on market $185,000 Active 29 DOM
4. 2026-06-16
   status $185,000 Active 28 DOM
5. 2026-05-10
   price $185,000 621-char remark
6. 2026-05-10
   status Active 621-char remark
7. 2026-05-05
   status Pending 621-char remark
8. 2026-04-26
   listed $200,000 Active 621-char remark
9. 2022-09-13
   soldstatus
10. 2022-09-08
    soldstatus Sold 411-char remark

    Show marketing remark (411 chars)

    Come see this custom 6 bedroom 2.5 baths with separate flex guest quarters or mother-in-law suite and a relaxing 12 ft pool and spa. No back neighbors. Iron fence. Full remodel downstairs in 2011. A. C. install in 2013 w/ warranty. 40-year roof replaced in 2000. This home sits in a levee-protected area (500-year flood plain) on a huge private cul-de-sac and almost 1/2 acre lot! Great opportunity, call today!

11. 2022-08-22
    status Pending, Continue to Show 411-char remark

    Show marketing remark (411 chars)

    Come see this custom 6 bedroom 2.5 baths with separate flex guest quarters or mother-in-law suite and a relaxing 12 ft pool and spa. No back neighbors. Iron fence. Full remodel downstairs in 2011. A. C. install in 2013 w/ warranty. 40-year roof replaced in 2000. This home sits in a levee-protected area (500-year flood plain) on a huge private cul-de-sac and almost 1/2 acre lot! Great opportunity, call today!

12. 2022-08-05
    listed $299,550 Active 411-char remark

    Show marketing remark (411 chars)

    Come see this custom 6 bedroom 2.5 baths with separate flex guest quarters or mother-in-law suite and a relaxing 12 ft pool and spa. No back neighbors. Iron fence. Full remodel downstairs in 2011. A. C. install in 2013 w/ warranty. 40-year roof replaced in 2000. This home sits in a levee-protected area (500-year flood plain) on a huge private cul-de-sac and almost 1/2 acre lot! Great opportunity, call today!

13. 2006-12-27
    soldstatus
14. 2000-09-27
    soldstatus

ⓘ 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: $7,789 · $649/mo
• Projected year-2 tax: $7,789 · $649/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 8/10 Severe FEMA zone X · 99% 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 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,427
• − Mortgage interest: −$10,363
• − Property taxes: −$7,789
• − Insurance: −$1,722
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − Depreciation: −$5,382
• Taxable loss: −$1,377
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $1,635/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 of 826 in TX

Livability — Spring

• Score: 66/100
• State rank: #635
• US rank: #12101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 430,529
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 46,084
• Household income: $78,592
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1297.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 59% Black 27% Two or more races 24% White 9% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 38% Cuban 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 29% · Canada, Jamaica
• Languages at home: 44% English-only · Spanish 53% French/Haitian/Cajun 2% 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: ▼ -0.68%
• Current HPI: 215.8688
• Rent YoY: ▲ 0.69%
• 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

-38.2% since first listed

13 events — show timeline

• 2026-06-16 Relisted — HARMLS
• 2026-06-04 Sold (Public Records) — Public Records
• 2026-05-28 Pending — HARMLS
• 2026-05-10 Price Changed $185,000 HARMLS
• 2026-05-10 Relisted — HARMLS
• 2026-05-05 Pending — HARMLS
• 2026-04-26 Listed $200,000 HARMLS
• 2022-09-13 Sold (Public Records) — Public Records
• 2022-09-08 Sold (MLS) — HARMLS
• 2022-08-22 Pending — HARMLS
• 2022-08-05 Listed $299,550 HARMLS
• 2006-12-27 Sold (Public Records) — Public Records
• 2000-09-27 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $7,789 · +5.2% YoY. Source: county tax records.