13929 Eagle Pass St · Cloverleaf, TX 77015

$171,000

4 bd · 2.0 ba · 2,346 sqft · MultiFamily public records · 138 Days on market

Built 2016 10,497 sqft lot $73/sqft · 67% below area Est $175k · at est.

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Why this score? — see what drove the B- 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +8.9/10.0
• ARV discount +8.5/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This is a manufacture home which was built in 2016, see specks on the attached documents, the property is in top condition, in contains three bedrooms and two baths, it also has a detached storage , the land has been separated (divided) from 10,500 the seller has dedicated 5000 sq ft for this tract, he has submitted the request to separate it to Harris county appraisal district, a survey will be required prior to closing on it, to determine the boundaries.

Key facts

• 0.24 acre lot
• Built 2016
• Listed 137 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $171k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $171k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.8% in Cloverleaf — 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 63/100 on livability (#886 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Galena Park ISD (suburban): math 32% / reading 33% proficiency, ranked #578 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.8%/yr); 164 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,374/mo this rent would consume 49% of the median local household income ($58k/yr) (locally 1816% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 138 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 11300% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $171k implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: 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 $150,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 6.0

CMA / ARV

• ARV (median comp): $175,000
• List price: $171,000
• Delta: -2.29%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14324 Eagle Pass St #4	0.46mi	4/1.0	2,224 (-5%)	20mo	$249,950	$112	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,482
• Equity at exit: $25,497

10-year hold

• IRR: 4.3%
• Equity multiple: 1.27×
• Total profit: $12,820
• Equity at exit: $14,785

Cash invested: $47,880 (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 77015

• Home prices YoY: -10.8%
• Rents YoY: -0.8%
• Active inventory: 164
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,374 high
• Mortgage (P&I): −$897
• Tax from tax record: −$405 /mo · $4,854/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $503

Break-even live

Break-even rent $1,737

Max offer price $171,000

Occupancy floor 74%

Sensitivity live

Price	-10% $600	-5% $551	+0% $503	+5% $455	+10% $406
Rent	-10% $315	-5% $409	+0% $503	+5% $597	+10% $690
Rate	-1.0pp $589	-0.5pp $546	base $503	+0.5pp $459	+1.0pp $414

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,374
Total (2 units)			$2,374

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: $42,750
• Closing costs: $5,130
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13109 Laguna St Houston, TX	3.0	2.0	1645	$1,450	$0.88	44d	1	1.16mi
817 Westmont Dr Houston, TX	3.0	2.0	1978	$1,675	$0.85	0d	1	1.23mi
817 Westmont Dr Houston, TX	3.0	2.0	1978	$1,675	$0.85	44d	1	1.23mi
14611 Crosshaven Dr Houston, TX	4.0	3.0	2719	$2,500	$0.92	44d	1	1.31mi
810 Townley St Channelview, TX	3.0	3.5	1713	$1,925	$1.12	44d	1	1.36mi

Listing history 28 events

1. 2026-06-21
   days on market $171,000 Active 138 DOM
2. 2026-06-18
   days on market $171,000 Active 135 DOM
3. 2026-06-17
   days on market $171,000 Active 134 DOM
4. 2026-06-16
   days on market $171,000 Active 133 DOM
5. 2026-06-15
   days on market $171,000 Active 132 DOM
6. 2026-06-13
   days on market $171,000 Active 130 DOM
7. 2026-06-13
   days on market $171,000 Active 129 DOM
8. 2026-06-09
   days on market $171,000 Active 126 DOM
9. 2026-06-08
   days on market $171,000 Active 125 DOM
10. 2026-06-07
    days on market $171,000 Active 124 DOM
11. 2026-06-04
    days on market $171,000 Active 121 DOM
12. 2026-06-03
    days on market $171,000 Active 120 DOM
13. 2026-06-02
    days on market $171,000 Active 119 DOM
14. 2026-06-01
    days on market $171,000 Active 118 DOM
15. 2026-05-31
    days on market $171,000 Active 117 DOM
16. 2026-05-16
    listed $1,500
17. 2026-02-24
    price $171,000 460-char remark

    Show marketing remark (460 chars)

    This is a manufacture home which was built in 2016, see specks on the attached documents, the property is in top condition, in contains three bedrooms and two baths, it also has a detached storage , the land has been separated (divided) from 10,500 the seller has dedicated 5000 sq ft for this tract, he has submitted the request to separate it to Harris county appraisal district, a survey will be required prior to closing on it, to determine the boundaries.

18. 2026-01-25
    listed $195,000 Active 460-char remark

    Show marketing remark (460 chars)

    This is a manufacture home which was built in 2016, see specks on the attached documents, the property is in top condition, in contains three bedrooms and two baths, it also has a detached storage , the land has been separated (divided) from 10,500 the seller has dedicated 5000 sq ft for this tract, he has submitted the request to separate it to Harris county appraisal district, a survey will be required prior to closing on it, to determine the boundaries.

19. 2025-07-18
    soldstatus
20. 2025-07-15
    soldstatus Closed 902-char remark

    Show marketing remark (902 chars)

    Endless Possibilities for Investors or Multi-Generational Living! This unique duplex offers flexibility, income potential, and room to grow. With one unit upstairs and one downstairs, it's ideal for multi-family living or rental income. The downstairs unit could use some updates, while the upstairs unit is in better condition and ready for immediate use. The oversized 10,498 sq ft lot includes utility hookups for a mobile home and plenty of space to build additional structures, expand the current footprint, or create a third income stream. Whether you're an investor looking for your next opportunity or someone needing separate living spaces, this property delivers. Located near major highways, shopping, and schools, the location is convenient and full of potential. Live in one unit, rent the other, or reimagine the entire lot—this is a smart investment with multiple options.

21. 2025-06-24
    historical Active Under Contract 902-char remark

    Show marketing remark (902 chars)

    Endless Possibilities for Investors or Multi-Generational Living! This unique duplex offers flexibility, income potential, and room to grow. With one unit upstairs and one downstairs, it's ideal for multi-family living or rental income. The downstairs unit could use some updates, while the upstairs unit is in better condition and ready for immediate use. The oversized 10,498 sq ft lot includes utility hookups for a mobile home and plenty of space to build additional structures, expand the current footprint, or create a third income stream. Whether you're an investor looking for your next opportunity or someone needing separate living spaces, this property delivers. Located near major highways, shopping, and schools, the location is convenient and full of potential. Live in one unit, rent the other, or reimagine the entire lot—this is a smart investment with multiple options.

22. 2025-06-24
    status Pending, Continue to Show 902-char remark

    Show marketing remark (902 chars)

    Endless Possibilities for Investors or Multi-Generational Living! This unique duplex offers flexibility, income potential, and room to grow. With one unit upstairs and one downstairs, it's ideal for multi-family living or rental income. The downstairs unit could use some updates, while the upstairs unit is in better condition and ready for immediate use. The oversized 10,498 sq ft lot includes utility hookups for a mobile home and plenty of space to build additional structures, expand the current footprint, or create a third income stream. Whether you're an investor looking for your next opportunity or someone needing separate living spaces, this property delivers. Located near major highways, shopping, and schools, the location is convenient and full of potential. Live in one unit, rent the other, or reimagine the entire lot—this is a smart investment with multiple options.

23. 2025-06-19
    status Pending 902-char remark

    Show marketing remark (902 chars)

    Endless Possibilities for Investors or Multi-Generational Living! This unique duplex offers flexibility, income potential, and room to grow. With one unit upstairs and one downstairs, it's ideal for multi-family living or rental income. The downstairs unit could use some updates, while the upstairs unit is in better condition and ready for immediate use. The oversized 10,498 sq ft lot includes utility hookups for a mobile home and plenty of space to build additional structures, expand the current footprint, or create a third income stream. Whether you're an investor looking for your next opportunity or someone needing separate living spaces, this property delivers. Located near major highways, shopping, and schools, the location is convenient and full of potential. Live in one unit, rent the other, or reimagine the entire lot—this is a smart investment with multiple options.

24. 2025-06-05
    listed $175,000 Active 902-char remark

    Show marketing remark (902 chars)

    Endless Possibilities for Investors or Multi-Generational Living! This unique duplex offers flexibility, income potential, and room to grow. With one unit upstairs and one downstairs, it's ideal for multi-family living or rental income. The downstairs unit could use some updates, while the upstairs unit is in better condition and ready for immediate use. The oversized 10,498 sq ft lot includes utility hookups for a mobile home and plenty of space to build additional structures, expand the current footprint, or create a third income stream. Whether you're an investor looking for your next opportunity or someone needing separate living spaces, this property delivers. Located near major highways, shopping, and schools, the location is convenient and full of potential. Live in one unit, rent the other, or reimagine the entire lot—this is a smart investment with multiple options.

25. 2012-08-21
    soldstatus
26. 2009-12-02
    soldstatus
27. 1995-01-02
    soldstatus
28. 1992-12-01
    soldstatus $40,000

ⓘ 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: $4,854 · $405/mo
• Projected year-2 tax: $4,854 · $405/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $28,488
• − Mortgage interest: −$9,579
• − Property taxes: −$4,854
• − Insurance: −$855
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − Depreciation: −$4,975
• Taxable income: $3,667
• Est. tax owed @ 24.0%: −$880
• After-tax cash flow: $5,155/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: Galena Park ISD
• NCES district ID: 4820250
• Math proficiency: 32% ▼ -20.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $43,158
• Composite: 27.62/100
• National rank: #6927
• State rank: #578 of 826 in TX

Livability — Cloverleaf

• Score: 63/100
• State rank: #886
• US rank: #15938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cloverleaf, TX
• County: Harris County · 4,702,590 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 58,415
• Household income: $57,753
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1816.0

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: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 54% Black 14% White 6% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 60% Cuban 2%
• Foreign-born: 33% · Canada, Vietnam
• Languages at home: 31% English-only · Spanish 68% Vietnamese 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: ▼ -36.47%
• Current HPI: 300.1821
• Rent YoY: ▼ -0.83%
• 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

-96.2% since first listed

13 events — show timeline

• 2026-05-16 Listed for Rent $1,500 HARMLS
• 2026-02-24 Price Changed $171,000 HARMLS
• 2026-01-25 Listed $195,000 HARMLS
• 2025-07-18 Sold (Public Records) — Public Records
• 2025-07-15 Sold (MLS) — HARMLS
• 2025-06-24 Contingent — HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-06-19 Pending — HARMLS
• 2025-06-05 Listed $175,000 HARMLS
• 2012-08-21 Sold (Public Records) — Public Records
• 2009-12-02 Sold (Public Records) — Public Records
• 1995-01-02 Sold (Public Records) — Public Records
• 1992-12-01 Sold (Public Records) $40,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $4,854 · +0.9% YoY. Source: county tax records.