30 Moss Hill Ln · Point Blank, TX 77364

$99,900

2 bd · 1.5 ba · 800 sqft · SingleFamily · 16 Days on market

Built 1993 Fair condition 0.63 ac lot Est $100k · at est.

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks

This small country cottage is the perfect setting under large vintage trees with lush grass under you feet, Lake breeze across you face. A step back in time. 2br-1 1/2 bath, 2 car carport, Boat Port 12x12, RV Port 18x15, Fish Frying Area 10x10 with concrete floor, Gazabo/Smoking Area 10x12. Sporting 5 garden areas, 1 producing lemon tree, 2 peace tree's, 3 fig tree's, 3 pear tree's, 8 to 10 Walnut Tree's, 6 Pecan Tree's. A Step into a luxirous grassland under these majestic vintage tree's where you can feel a Lake Breeze on your face.

Key facts

• Gazebo smoking area
• Producing lemon tree
• Boat port

Tags

• BOAT PORT
• RV PORT
• PRODUCING LEMON TREE
• GARDEN AREAS
• GAZEBO SMOKING AREA

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached carport; Carport for 4 vehicles; Additional parking and driveway; RV access/parking; Boat parking
• Utilities: Public water; Septic sewer
• Home design: Residential property; Built in 1993; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Covered patio; Deck; Porch; Patio; Private yard; Cleared and partly wooded lot with side yard

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Primary bedroom on first floor (approximately 12 x 18); Bedroom on first floor (approximately 12 x 12); Total of 6 rooms
• Flooring: Carpet; Concrete; Laminate; Plank; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Space heater for heating; Window air conditioning units
• Interior features: Handicap accessible with ramp; Bath in primary bedroom; Tub with shower; Ceiling fans; Kitchen/dining combo; Ventilation and added insulation for improved indoor air quality
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room on first floor (approximately 11 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-32 ($-382/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (16.6% below list).
• Recommended offer: $83k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.4% in Point Blank — 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 51/100 on livability (#1,477 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Coldspring-Oakhurst CISD (rural): math 18% / reading 28% proficiency, ranked #732 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL).
• Market conditions: 197 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $385 of equity ($691 loan paydown + $-306 appreciation (-0.3% local appreciation)).
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,363 (16.6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $100,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Moss Hill Ln	0.00mi	2/1.5	800 (0%)	0mo	$99,900	$125	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.77×
• Total profit: $-6,365
• Equity at exit: $27,488

10-year hold

• IRR: 1.2%
• Equity multiple: 1.12×
• Total profit: $3,414
• Equity at exit: $31,853

Cash invested: $27,972 (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 77364

• Home prices YoY: -0.2%
• Active inventory: 197
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $834 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $-32

Break-even live

Break-even rent $874

Max offer price $95,296

Occupancy floor 99%

Sensitivity live

Price	-10% $37	-5% $3	+0% $-32	+5% $-66	+10% $-101
Rent	-10% $-98	-5% $-65	+0% $-32	+5% $1	+10% $34
Rate	-1.0pp $18	-0.5pp $-6	base $-32	+0.5pp $-58	+1.0pp $-84

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   days on market $99,900 Pending 16 DOM
2. 2026-06-03
   days on market $99,900 Pending 15 DOM
3. 2026-06-02
   days on market $99,900 Pending 14 DOM
4. 2026-06-01
   days on market $99,900 Pending 13 DOM
5. 2026-05-31
   statusdays on market $99,900 Pending 12 DOM
6. 2026-05-30
   days on market $99,900 Active 11 DOM
7. 2026-05-19
   listed $99,900 Active

ⓘ 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: $10,004
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$800
• − Management: −$800
• − Depreciation: −$2,906
• Taxable loss: −$2,097
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $121/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 · 1 photo

Fair 45/100 Moderate rehab

The property has a good landscaping but lacks interior and exterior photos, indicating potential for moderate renovations and landscaping improvements to increase its value.

Repairs flagged

• Minor Landscaping — Some areas of the lawn appear slightly overgrown

Value-add opportunities

• Both Landscaping and garden maintenance — Enhances curb appeal and property value
• Both Interior updates — Improves the home's livability and aesthetic appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of the lawn appear slightly overgrown	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Landscaping and garden maintenance — Enhances curb appeal and property value ↑
• Both Interior updates — Improves the home's livability and aesthetic appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Coldspring-Oakhurst CISD
• NCES district ID: 4814520
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $46,916
• Composite: 20.07/100
• National rank: #8653
• State rank: #732 of 826 in TX

Livability — Point Blank

• Score: 51/100
• State rank: #1477
• US rank: #25299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,835

Population outlook (San Jacinto County) Hauer SSP2

• Today (2025): 29,069 people
• By 2030: 29,750 · +2.3%
• By 2040: 30,714 · +5.7%
• By 2050: 31,010 · +6.7%
• By 2075: 31,616 · +8.8%
• By 2100: 29,874 · +2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 8% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 5% Italian 4% Serbian 3%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 93% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · San Jacinto

• 2024 margin: Solid R (+65.3) · D 17.0% · R 82.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -38.3pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+61.9 2016: R+58.4 2012: R+48.9 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.31%
• Current HPI: 193.4748
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-19 Listed $99,900 HARMLS