210 S 6th St · La Porte, TX 77571

$189,000

3 bd · 2.0 ba · 1,891 sqft · SingleFamily public records · 184 Days on market

Built 1935 6,250 sqft lot $100/sqft · 36% below area Est $295k · 36% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +4.8/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This gorgeous gem with 3 bedrooms and 1 full bath is minutes away from the refineries and is looking for its next owner to come enjoy every square foot of it. Open living room with rustic laminate flooring. Beautiful white cabinetry throughout the kitchen with a refrigerator, dishwasher, and stove to go along with it. Washer and dryer connections in a separate area to make a laundry space. Standing shower for the bathroom. Comfortable carpet in the bedrooms and upstairs. Spacious backyard for all the family gatherings. Easy access to N Hwy 146. Schedule your private tour now, this one won't last!!

Key facts

• Spacious backyard
• Standing shower
• White cabinetry

Tags

• RUSTIC LAMINATE FLOORING
• WHITE CABINETRY
• WASHER AND DRYER CONNECTIONS
• STANDING SHOWER
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $77 ($925/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 184 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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. 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: 1.04% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 8.0

CMA / ARV

• ARV (median comp): $294,775
• List price: $189,000
• Delta: -35.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Dr Martin Luther King Jr Dr	0.22mi	3/2.0	1,752 (-7%)	8mo	$315,000	$180	71
302 Dr Martin Luther King Jr Dr	0.34mi	3/2.5	1,759 (-7%)	5mo	$329,900	$188	67
819 S 4th St	0.57mi	3/2.0	1,965 (+4%)	4mo	$289,800	$147	64
800 S 1st St	0.59mi	4/2.0 (+1)	1,849 (-2%)	1mo	$339,000	$183	63
921 S 6th St	0.65mi	3/2.5	1,851 (-2%)	3mo	$225,000	$122	62
531 S 2nd St	0.42mi	3/2.0	1,720 (-9%)	5mo	$250,000	$145	61
416 S 1st St	0.55mi	4/2.0 (+1)	1,800 (-5%)	2mo	$323,900	$180	59
407 San Jacinto St	0.56mi	4/2.0 (+1)	1,849 (-2%)	7mo	$339,000	$183	59
422 N 7th Ave	0.45mi	3/2.5	1,720 (-9%)	4mo	$264,000	$153	59
135 S Virginia Ave	0.51mi	3/2.5	1,720 (-9%)	3mo	$249,000	$145	57
406 S Iowa St	0.63mi	4/2.0 (+1)	1,800 (-5%)	2mo	$323,900	$180	55
403 Arizona St	0.50mi	3/2.5	1,650 (-13%)	3mo	$320,000	$194	51

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-25,960
• Equity at exit: $28,181

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-17,280
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$402 /mo · $4,826/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $77

Break-even live

Break-even rent $1,863

Max offer price $189,000

Occupancy floor 91%

Sensitivity live

Price	-10% $184	-5% $131	+0% $77	+5% $24	+10% $-30
Rent	-10% $-78	-5% $0	+0% $77	+5% $155	+10% $232
Rate	-1.0pp $172	-0.5pp $125	base $77	+0.5pp $28	+1.0pp $-22

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 S 6th St La Porte, TX	3.0	2.0	1500	$1,925	$1.28	44d	1	0.06mi
319 S 6th St La Porte, TX	4.0	2.0	1812	$1,795	$0.99	25d	1	0.16mi
803 S 4th St La Porte, TX	4.0	1.5	1688	$1,700	$1.01	6d	1	0.57mi
3300 Bay Area Blvd La Porte, TX	1.0–3.0	1.0–2.0	1060	$2,722	$2.57	2d	47	1.35mi
1831 Texas 146 Unit 1864 La Porte, TX	3.0	2.0	1271	$1,980	$1.56	3d	1	1.49mi

Listing history 35 events

1. 2026-06-18
   days on market $189,000 Active 184 DOM
2. 2026-06-17
   days on market $189,000 Active 183 DOM
3. 2026-06-16
   pricedays on market $189,000 Active 182 DOM
4. 2026-06-15
   days on market $195,000 Active 181 DOM
5. 2026-06-13
   days on market $195,000 Active 179 DOM
6. 2026-06-09
   days on market $195,000 Active 175 DOM
7. 2026-06-08
   days on market $195,000 Active 174 DOM
8. 2026-06-07
   days on market $195,000 Active 173 DOM
9. 2026-06-04
   days on market $195,000 Active 170 DOM
10. 2026-06-03
    days on market $195,000 Active 169 DOM
11. 2026-06-02
    days on market $195,000 Active 168 DOM
12. 2026-06-01
    days on market $195,000 Active 167 DOM
13. 2026-05-31
    days on market $195,000 Active 166 DOM
14. 2026-02-16
    price $195,000 604-char remark

    Show marketing remark (604 chars)

    This gorgeous gem with 3 bedrooms and 1 full bath is minutes away from the refineries and is looking for its next owner to come enjoy every square foot of it. Open living room with rustic laminate flooring. Beautiful white cabinetry throughout the kitchen with a refrigerator, dishwasher, and stove to go along with it. Washer and dryer connections in a separate area to make a laundry space. Standing shower for the bathroom. Comfortable carpet in the bedrooms and upstairs. Spacious backyard for all the family gatherings. Easy access to N Hwy 146. Schedule your private tour now, this one won't last!!

15. 2025-12-16
    listed $199,900 Active 604-char remark

    Show marketing remark (604 chars)

    This gorgeous gem with 3 bedrooms and 1 full bath is minutes away from the refineries and is looking for its next owner to come enjoy every square foot of it. Open living room with rustic laminate flooring. Beautiful white cabinetry throughout the kitchen with a refrigerator, dishwasher, and stove to go along with it. Washer and dryer connections in a separate area to make a laundry space. Standing shower for the bathroom. Comfortable carpet in the bedrooms and upstairs. Spacious backyard for all the family gatherings. Easy access to N Hwy 146. Schedule your private tour now, this one won't last!!

16. 2024-07-18
    historical
17. 2024-03-14
    listed $220,000 Active
18. 2022-03-31
    status Pending, Continue to Show
19. 2022-02-23
    status Pending
20. 2022-02-15
    status Option Pending
21. 2022-02-15
    historical
22. 2022-01-21
    price $165,000
23. 2021-11-30
    price $175,000
24. 2021-11-24
    price $185,000
25. 2021-11-05
    price $190,000
26. 2021-10-26
    price $200,000
27. 2021-08-26
    listed $210,000 Active
28. 2021-01-21
    soldstatus
29. 2011-12-16
    soldstatus
30. 2011-05-20
    historical
31. 2011-01-09
    listed $84,900
32. 2010-03-29
    soldstatus
33. 2010-03-10
    historical
34. 2009-09-25
    listed $29,000
35. 1988-12-11
    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: $4,826 · $402/mo
• Projected year-2 tax: $4,826 · $402/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $23,531
• − Mortgage interest: −$10,587
• − Property taxes: −$4,826
• − Insurance: −$945
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$5,498
• Taxable loss: −$2,090
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $1,426/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

+572.4% since first listed

22 events — show timeline

• 2026-02-16 Price Changed $195,000 HARMLS
• 2025-12-16 Listed $199,900 HARMLS
• 2024-07-18 Listing Removed — HARMLS
• 2024-03-14 Listed $220,000 HARMLS
• 2022-03-31 Pending — HARMLS
• 2022-02-23 Pending — HARMLS
• 2022-02-15 Pending — HARMLS
• 2022-02-15 Listing Removed — HARMLS
• 2022-01-21 Price Changed $165,000 HARMLS
• 2021-11-30 Price Changed $175,000 HARMLS
• 2021-11-24 Price Changed $185,000 HARMLS
• 2021-11-05 Price Changed $190,000 HARMLS
• 2021-10-26 Price Changed $200,000 HARMLS
• 2021-08-26 Listed $210,000 HARMLS
• 2021-01-21 Sold (Public Records) — Public Records
• 2011-12-16 Sold (Public Records) — Public Records
• 2011-05-20 Listing Removed — HARMLS
• 2011-01-09 Listed $84,900 HARMLS
• 2010-03-29 Sold (MLS) — HARMLS
• 2010-03-10 Listing Removed — HARMLS
• 2009-09-25 Listed $29,000 HARMLS
• 1988-12-11 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $4,826 · +9.3% YoY. Source: county tax records.