421 S Nugent St · La Porte, TX 77571

$250,000

3 bd · 2.5 ba · 1,720 sqft · Land · 87 Days on market

Built 2025 3,123 sqft lot $145/sqft · 10% below area Est $279k · 10% under ↓ 7% since listing

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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 +14.5/30.0
• ARV discount +12.2/15.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand-new construction in La Porte! This beautiful 3-bedroom, 2.5-bath single-family attached home includes an additional office space perfect for working from home and features a bright, open-concept layout with stunning finishes, stainless steel appliances, custom wood cabinets, and luxury vinyl plank flooring throughout for easy maintenance. Every bedroom offers a spacious closet, and the primary suite includes a private balcony ideal for morning coffee. Located in the golf cart-friendly Sylvan Beach Enclave, you’re just minutes from the beach, shopping, dining, and all of La Porte’s main attractions. With no MUD tax, a low tax rate, and convenient access to Hwy 146, Hwy 225, Kemah, the Houston Ship Channel, Clear Lake, and the Johnson Space Center—and zoned to La Porte ISD—this home is an excellent choice for first-time buyers seeking comfort, convenience, and lifestyle. Contact me today to schedule a showing!

Key facts

• Custom wood cabinets
• Private balcony
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES
• CUSTOM WOOD CABINETS
• LUXURY VINYL PLANK FLOORING
• PRIVATE BALCONY
• MINUTES FROM THE BEACH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $-12 ($-140/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (23.0% below list).
• Recommended offer: $192k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: schools D+, amenities F, commute 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.
• Market conditions: Rents rising (+2.8%/yr); 337 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $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 87 days — a 6% lower offer ($235k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,450 (23.0% 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 87 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.77% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (median comp): $278,976
• List price: $250,000
• Delta: -10.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-41,710
• Equity at exit: $37,276

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-39,145
• Equity at exit: $21,615

Cash invested: $70,000 (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: 337
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-12

Break-even live

Break-even rent $1,939

Max offer price $247,946

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 S 6th St La Porte, TX	4.0	2.0	1812	$1,795	$0.99	24d	1	1.00mi
218 S 6th St La Porte, TX	3.0	2.0	1500	$1,925	$1.28	44d	1	1.02mi
803 S 4th St La Porte, TX	4.0	1.5	1688	$1,700	$1.01	5d	1	1.04mi

Listing history 19 events

1. 2026-06-13
   days on market $250,000 Pending 87 DOM
2. 2026-06-09
   days on market $250,000 Pending 84 DOM
3. 2026-06-08
   days on market $250,000 Pending 83 DOM
4. 2026-06-07
   statusdays on market $250,000 Pending 82 DOM
5. 2026-06-04
   days on market $250,000 Active 79 DOM
6. 2026-06-03
   days on market $250,000 Active 78 DOM
7. 2026-06-02
   days on market $250,000 Active 77 DOM
8. 2026-06-01
   days on market $250,000 Active 76 DOM
9. 2026-05-31
   days on market $250,000 Active 75 DOM
10. 2026-03-17
    historical

    Show marketing remark (951 chars)

    Brand-new construction in La Porte! This beautiful 3-bedroom, 2.5-bath single-family attached home includes an additional office space perfect for working from home and features a bright, open-concept layout with stunning finishes, stainless steel appliances, custom wood cabinets, and luxury vinyl plank flooring throughout for easy maintenance. Every bedroom offers a spacious closet, and the primary suite includes a private balcony ideal for morning coffee. Located in the golf cart-friendly Sylvan Beach Enclave, you’re just minutes from the beach, shopping, dining, and all of La Porte’s main attractions. With no MUD tax, a low tax rate, and convenient access to Hwy 146, Hwy 225, Kemah, the Houston Ship Channel, Clear Lake, and the Johnson Space Center—and zoned to La Porte ISD—this home is an excellent choice for first-time buyers seeking comfort, convenience, and lifestyle. Contact me today to schedule a showing!

11. 2026-03-17
    listed $250,000 Active 951-char remark

    Show marketing remark (951 chars)

    Brand-new construction in La Porte! This beautiful 3-bedroom, 2.5-bath single-family attached home includes an additional office space perfect for working from home and features a bright, open-concept layout with stunning finishes, stainless steel appliances, custom wood cabinets, and luxury vinyl plank flooring throughout for easy maintenance. Every bedroom offers a spacious closet, and the primary suite includes a private balcony ideal for morning coffee. Located in the golf cart-friendly Sylvan Beach Enclave, you’re just minutes from the beach, shopping, dining, and all of La Porte’s main attractions. With no MUD tax, a low tax rate, and convenient access to Hwy 146, Hwy 225, Kemah, the Houston Ship Channel, Clear Lake, and the Johnson Space Center—and zoned to La Porte ISD—this home is an excellent choice for first-time buyers seeking comfort, convenience, and lifestyle. Contact me today to schedule a showing!

12. 2026-03-10
    price $260,000
13. 2026-01-22
    listed $268,000 Active
14. 2026-01-22
    historical
15. 2025-11-24
    price $268,000
16. 2025-11-24
    listed $270,000 Active
17. 2025-04-15
    soldstatus
18. 2025-02-03
    soldstatus
19. 1988-01-02
    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: $604 · $50/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$3,971/yr (+$331/mo · 657.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,094
• − Mortgage interest: −$14,004
• − Property taxes: −$604
• − Insurance: −$2,048
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$7,273
• Taxable loss: −$4,529
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $947/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

-7.4% since first listed

10 events — show timeline

• 2026-03-17 Listed $250,000 HARMLS
• 2026-03-17 Listing Removed — HARMLS
• 2026-03-10 Price Changed $260,000 HARMLS
• 2026-01-22 Listing Removed — HARMLS
• 2026-01-22 Listed $268,000 HARMLS
• 2025-11-24 Price Changed $268,000 HARMLS
• 2025-11-24 Listed $270,000 HARMLS
• 2025-04-15 Sold (Public Records) — Public Records
• 2025-02-03 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+11.4%/yr

Latest (2025): $604 · +17.4% YoY. Source: county tax records.