1710 Indigo Chase Dr · Crosby, TX 77532

$249,990

4 bd · 2.0 ba · 1,900 sqft · SingleFamily · 52 Days on market

Built 2026 Good condition 2-car garage $192/mo HOA · 8% of rent

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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 +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

New Construction Lennar Houston Home - The Walsh Floor Plan - This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is at the back of the home and comes complete with an en-suite bathroom and walk-in closet, while three secondary bedrooms are near the front of the home, ideal for household members and overnight guests. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open layout
• Covered patio

Tags

• OPEN LAYOUT
• COVERED PATIO
• EN-SUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $289,990.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $10 ($119/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (1.7% below list).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.8% in Crosby — 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 59/100 on livability (#1,121 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment F.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL); Crosby H S (math 44% / reading 45%, grade F, #652 of 1,632 statewide, top 43%, 1,937 students, 54% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1446 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 32% of the median local income ($92k/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 $9k 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 52 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (median comp): $289,990
• List price: $249,990
• Delta: -13.79%
• 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
1710 Indigo Chase Dr	0.00mi	4/2.0	1,900 (0%)	1mo	$249,990	$132	99
1703 Indigo Chase Dr	0.04mi	4/2.0	1,900 (0%)	1mo	$256,990	$135	97
1734 Primrose Pointe Dr	0.07mi	4/2.0	1,900 (0%)	0mo	$254,990	$134	96
1746 Primrose Pointe Dr	0.09mi	3/2.0 (-1)	1,949 (+3%)	1mo	$259,990	$133	86
1538 Gardenia Grove Ln	0.22mi	4/2.5	1,968 (+4%)	1mo	$257,490	$131	81
1539 Gardenia Grove Ln	0.20mi	4/2.0	1,760 (-7%)	0mo	$227,990	$130	78
1535 Gardenia Grove Ln	0.21mi	4/2.0	1,720 (-10%)	1mo	$216,990	$126	74
18515 Hazel Valley Dr	0.17mi	3/2.5 (-1)	1,749 (-8%)	1mo	$300,990	$172	71
1558 Gardenia Blossom Ln	0.24mi	4/2.0	1,656 (-13%)	1mo	$207,990	$126	66
1550 Gardenia Blossom Ln	0.26mi	4/2.0	1,656 (-13%)	0mo	$211,990	$128	66
1610 Marigold Bend Dr	0.34mi	4/2.0	1,655 (-13%)	1mo	$233,390	$141	62
18646 Periwinkle Brook Dr	0.37mi	4/2.0	1,656 (-13%)	1mo	$210,990	$127	60

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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-50,070
• Equity at exit: $43,238

10-year hold

• IRR: -12.9%
• Equity multiple: 0.29×
• Total profit: $-57,554
• Equity at exit: $25,073

Cash invested: $81,197 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 80 active · 69 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $274,990 ($148/sqft)
• Median days on market: 51 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +2.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1446
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,458 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$121
• HOA: −$192
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $10

Break-even live

Break-even rent $2,445

Max offer price $289,990

Occupancy floor 95%

Sensitivity live

Price	-10% $174	-5% $92	+0% $10	+5% $-72	+10% $-154
Rent	-10% $-184	-5% $-87	+0% $10	+5% $107	+10% $204
Rate	-1.0pp $156	-0.5pp $84	base $10	+0.5pp $-65	+1.0pp $-142

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: $72,498
• Closing costs: $8,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1519 Gardenia Grove Ln Crosby, TX	3.0	2.0	1461	$1,800	$1.23	73d	1	0.23mi
18707 Antler Trails Ct Crosby, TX	4.0	2.5	2547	$2,361	$0.93	73d	1	0.66mi

Property features AI

Finance

• HOA & community: Community Solutions association with an annual fee of $2,300

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick constructionComposition roof
• Exterior features: Back yard fence

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: 7 total rooms (includes bedrooms and other living spaces)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barDouble vanityKitchen/family room comboSeparate showerTub with showerKitchen/dining comboLiving/dining room
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 24 events

1. 2026-07-02
   days on market $249,990 Active 52 DOM
2. 2026-07-01
   days on market $249,990 Active 51 DOM
3. 2026-06-30
   days on market $249,990 Active 50 DOM
4. 2026-06-29
   days on market $249,990 Active 49 DOM
5. 2026-06-28
   days on market $249,990 Active 48 DOM
6. 2026-06-27
   days on market $249,990 Active 47 DOM
7. 2026-06-24
   days on market $249,990 Active 44 DOM
8. 2026-06-22
   days on market $249,990 Active 42 DOM
9. 2026-06-21
   remarks 625-char remark
10. 2026-06-21
    days on market $249,990 Active 41 DOM
11. 2026-06-18
    days on market $249,990 Active 38 DOM
12. 2026-06-17
    days on market $249,990 Active 37 DOM
13. 2026-06-16
    days on market $249,990 Active 36 DOM
14. 2026-06-15
    days on market $249,990 Active 35 DOM
15. 2026-06-13
    days on market $249,990 Active 33 DOM
16. 2026-06-09
    days on market $249,990 Active 29 DOM
17. 2026-06-08
    days on market $249,990 Active 28 DOM
18. 2026-06-07
    days on market $249,990 Active 27 DOM
19. 2026-06-04
    days on market $249,990 Active 24 DOM
20. 2026-06-03
    days on market $249,990 Active 23 DOM
21. 2026-06-02
    days on market $249,990 Active 22 DOM
22. 2026-06-01
    days on market $249,990 Active 21 DOM
23. 2026-05-31
    days on market $249,990 Active 20 DOM
24. 2026-05-11
    listed $249,990 Active 586-char remark

ⓘ 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: $1,179 · $98/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$3,395/yr (+$283/mo · 287.9%)

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

Taxation est. · year 1

• Rental income: $29,495
• − Mortgage interest: −$16,244
• − Property taxes: −$1,179
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − HOA: −$2,304
• − Depreciation: −$8,436
• Taxable loss: −$4,837
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $1,280/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,500–$28,500 screening

This single-story home is in good condition with a modern and well-maintained interior and exterior. It has a good potential for increasing its value with minor updates.

Value-add opportunities

• Both Painting the exterior stone — Enhances curb appeal and can increase both resale and rental value ↑
• Resale Updating the kitchen backsplash — Modernizes the kitchen and can attract more buyers ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Middle Crosby Middle F TX #786/1,662 Nat'l #7,065/14,009 High Highpoint School East (Crosby)

Schools (NCES district)

• District: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 of 826 in TX

D Composite livability gradescore 59/100

Livability — Crosby

• Score: 59/100
• State rank: #1121
• US rank: #19783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 5,571,493 people
• City population: 33,780
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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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: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• HOA & community: Community Solutions association with an annual fee of $2,300

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick constructionComposition roof
• Exterior features: Back yard fence

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: 7 total rooms (includes bedrooms and other living spaces)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barDouble vanityKitchen/family room comboSeparate showerTub with showerKitchen/dining comboLiving/dining room
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

1 event — show timeline

• 2026-05-11 Listed $249,990 HARMLS