10319 Old Orchard Rd · La Porte, TX 77571

$234,000

3 bd · 2.0 ba · 1,390 sqft · SingleFamily public records · 22 Days on market

Built 1959 10,497 sqft lot $168/sqft · at area comps Est $241k · at est. $3/mo HOA ↓ 4% 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 +12.0/30.0
• ARV discount +8.8/15.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and perfect for a first-time buyer! This beautifully updated home offers major upgrades already completed, giving you peace of mind from day one. Enjoy a brand-new roof, new water heater, and updated PEX plumbing, so the big-ticket items are DONE. Inside, you’ll love the updated kitchen and refreshed bathrooms with modern showers, creating a clean, stylish, and welcoming feel throughout. The open living spaces feel bright and spacious, and the large backyard is perfect for entertaining, pets, or future outdoor projects. This is the kind of home that’s easy to fall in love with updated, functional, and ready for you to move right in!

Key facts

• Updated pex plumbing
• Modern showers
• New water heater

Tags

• NEW ROOF
• NEW WATER HEATER
• UPDATED PEX PLUMBING
• UPDATED KITCHEN
• REFRESHED BATHROOMS
• MODERN SHOWERS

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Member of Fairmont Park Home Associates; annual association fee of $33

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Residential property; Built in 1959; Slab foundation
• Construction: Brick, cement siding, and wood siding exterior; Composition roof
• Exterior features: Cleared lot

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 15 x 14); Bedroom on the first floor (approx. 12 x 11); Bedroom on the first floor (approx. 11 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $-57 ($-682/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (9.9% below list).
• Recommended offer: $211k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Leo A Rizzuto El (math 60% / reading 59%, grade B-, #409 of 4,322 statewide, top 10%, 382 students, 56% FRL); La Porte J H (math 41% / reading 43%, grade D-, #572 of 1,662 statewide, top 36%, 527 students, 65% FRL); La Porte H S (math 24% / reading 46%, grade F, #954 of 1,632 statewide, top 59%, 2,069 students, 51% FRL).
• 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 5d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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).
• This rent runs 31% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 22 days — a 2% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 6 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: built in 1959 — 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 $210,863 (9.9% 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. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.90% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 9.2

CMA / ARV

• ARV (median comp): $240,789
• List price: $234,000
• Delta: -2.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10331 Collingswood Rd	0.35mi	3/2.0	1,374 (-1%)	2mo	$244,950	$178	80
5033 Valley View Dr	0.29mi	3/2.0	1,503 (+8%)	1mo	$269,900	$180	72
10122 Rustic Gate Rd	0.57mi	3/2.0	1,421 (+2%)	1mo	$259,000	$182	69
10106 Hillridge Rd	0.51mi	3/2.0	1,460 (+5%)	1mo	$285,000	$195	67
9931 Old Orchard Rd	0.56mi	3/2.0	1,323 (-5%)	1mo	$234,900	$178	65
10824 W Mulberry Dr	0.50mi	3/2.0	1,304 (-6%)	2mo	$259,900	$199	65
906 River Creek Dr	0.70mi	3/2.0	1,419 (+2%)	0mo	$285,000	$201	63
10827 W Mulberry Dr	0.51mi	3/2.0	1,304 (-6%)	3mo	$245,000	$188	63
10110 Willmont Rd	0.71mi	4/2.0 (+1)	1,466 (+6%)	3mo	$235,000	$160	50
10900 Linwood Ct	0.59mi	3/2.0	1,595 (+15%)	1mo	$265,000	$166	47
805 River Creek Dr	0.66mi	4/2.0 (+1)	1,564 (+12%)	3mo	$239,900	$153	41
1302 Canyon Springs Dr	0.75mi	4/2.0 (+1)	1,564 (+12%)	0mo	$325,000	$208	39

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-41,842
• Equity at exit: $34,890

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-42,347
• Equity at exit: $20,232

Cash invested: $65,520 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,109 high
• Mortgage (P&I): −$1,227
• Tax from tax record: −$395 /mo · $4,740/yr
• Insurance: −$98
• HOA: −$3
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-57

Break-even live

Break-even rent $2,181

Max offer price $223,963

Occupancy floor 98%

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4922 Crestway Dr La Porte, TX	3.0	2.0	1465	$2,155	$1.47	5d	1	0.37mi
5222 Valley View Dr La Porte, TX	3.0	2.0	1739	$1,970	$1.13	43d	1	0.44mi
10007 Winding Trail Rd La Porte, TX	3.0	2.0	1517	$2,150	$1.42	43d	1	0.59mi
9999 Spencer Hwy La Porte, TX	1.0–2.0	1.0–2.0	849	$1,475	$1.74	5d	6	0.67mi
3300 Bay Area Blvd La Porte, TX	1.0–3.0	1.0–2.0	1060	$2,722	$2.57	1d	47	1.42mi

HOA detail

• Monthly dues: $3 · $36/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-07
   statusdays on market $234,000 Pending 22 DOM
2. 2026-06-04
   days on market $234,000 Active 21 DOM
3. 2026-06-03
   days on market $234,000 Active 20 DOM
4. 2026-06-02
   days on market $234,000 Active 19 DOM
5. 2026-06-01
   days on market $234,000 Active 18 DOM
6. 2026-05-31
   days on market $234,000 Active 17 DOM
7. 2026-05-14
   historical
8. 2026-05-14
   listed $234,000 Active 666-char remark
9. 2026-04-09
   listed $240,000 Active
10. 2026-04-09
    historical
11. 2026-02-27
    listed Active Under Contract
12. 2026-02-26
    listed $240,000
13. 2026-02-26
    historical
14. 2026-02-06
    soldstatus
15. 2026-01-21
    listed $240,000 Active
16. 2026-01-21
    historical
17. 2026-01-05
    historical Active Under Contract
18. 2025-12-28
    listed $242,499 Active
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: $4,740 · $395/mo
• Projected year-2 tax: $4,740 · $395/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 (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,304
• − Mortgage interest: −$13,108
• − Property taxes: −$4,740
• − Insurance: −$1,170
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − HOA: −$36
• − Depreciation: −$6,807
• Taxable loss: −$4,606
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $424/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

-3.5% since first listed

14 events — show timeline

• 2026-06-05 Pending — HARMLS
• 2026-05-14 Listing Removed — HARMLS
• 2026-05-14 Listed $234,000 HARMLS
• 2026-04-09 Listing Removed — HARMLS
• 2026-04-09 Listed $240,000 HARMLS
• 2026-02-27 Listed — HARMLS
• 2026-02-26 Listing Removed — HARMLS
• 2026-02-26 Listed $240,000 HARMLS
• 2026-02-06 Sold (Public Records) — Public Records
• 2026-01-21 Listing Removed — HARMLS
• 2026-01-21 Listed $240,000 HARMLS
• 2026-01-05 Contingent — HARMLS
• 2025-12-28 Listed $242,499 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,740 · +1.2% YoY. Source: county tax records.