406 San Jacinto St · La Porte, TX 77571

$164,000

4 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 91 Days on market

Built 1943 9,374 sqft lot $115/sqft · 16% below area Est $196k · 16% 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 +21.2/30.0
• ARV discount +14.8/15.0
• 1% rule +7.3/10.0
• DSCR +6.7/10.0
• 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

Charming home in the heart of La Porte featuring a functional layout, spacious living areas, and a generously sized yard. Conveniently located near schools, parks, shopping, and major highways, offering easy access to Houston and surrounding areas. Ideal for comfortable everyday living with great potential for personalization.

Key facts

• Near schools
• Near shopping
• Near parks

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• GENEROUSLY SIZED YARD
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $149k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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 at typical pace (median 18d 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 $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 91 days — a 9% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $149,240 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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: 1.23% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 6.8

CMA / ARV

• ARV (median comp): $195,722
• List price: $164,000
• Delta: -12.12%
• 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
424 S Broadway St	0.16mi	3/2.0 (-1)	1,337 (-6%)	4mo	$159,000	$119	74
211 San Jacinto St	0.20mi	3/2.0 (-1)	1,492 (+5%)	11mo	$250,000	$168	68
309 S Brownell St	0.49mi	3/2.0 (-1)	1,358 (-4%)	4mo	$209,500	$154	62
507 S 3rd St	0.32mi	3/2.0 (-1)	1,298 (-9%)	8mo	$210,000	$162	59
115 S Holmes St	0.66mi	4/2.0	1,521 (+7%)	0mo	$165,000	$108	57
615 S 6th St	0.53mi	3/2.0 (-1)	1,460 (+3%)	11mo	$220,000	$151	56
601 S Carroll St	0.68mi	3/2.0 (-1)	1,403 (-1%)	11mo	$259,900	$185	52
817 S 1st St	0.42mi	3/2.0 (-1)	1,219 (-14%)	1mo	$220,000	$180	51
713 S 7th St	0.62mi	3/2.0 (-1)	1,556 (+10%)	2mo	$230,000	$148	49
208 S 7th St	0.61mi	3/2.0 (-1)	1,264 (-11%)	6mo	$159,900	$127	44
125 S Nugent St	0.60mi	3/1.0 (-1)	1,237 (-13%)	11mo	$128,500	$104	33
213 N 7th St	0.71mi	3/2.0 (-1)	1,610 (+13%)	10mo	$313,000	$194	31

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-11,782
• Equity at exit: $24,453

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,173
• Equity at exit: $14,180

Cash invested: $45,920 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$860
• Tax from tax record: −$424 /mo · $5,093/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $236

Break-even live

Break-even rent $1,712

Max offer price $164,000

Occupancy floor 83%

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 S 4th St La Porte, TX	4.0	1.5	1688	$1,700	$1.01	5d	1	0.49mi
319 S 6th St La Porte, TX	4.0	2.0	1812	$1,795	$0.99	24d	1	0.50mi
218 S 6th St La Porte, TX	3.0	2.0	1500	$1,925	$1.28	43d	1	0.55mi
315 N 2nd St La Porte, TX	1.0–3.0	1.0	762	$1,259	$1.65	17d	1	0.60mi
1831 Texas 146 Unit 1864 La Porte, TX	3.0	2.0	1271	$1,980	$1.56	3d	1	1.44mi

Listing history 37 events

1. 2026-06-18
   price $164,000 Active 91 DOM
2. 2026-06-18
   days on market $172,000 Active 91 DOM
3. 2026-06-17
   days on market $172,000 Active 90 DOM
4. 2026-06-16
   days on market $172,000 Active 89 DOM
5. 2026-06-15
   days on market $172,000 Active 88 DOM
6. 2026-06-13
   days on market $172,000 Active 86 DOM
7. 2026-06-09
   days on market $172,000 Active 82 DOM
8. 2026-06-08
   days on market $172,000 Active 81 DOM
9. 2026-06-07
   days on market $172,000 Active 80 DOM
10. 2026-06-04
    days on market $172,000 Active 77 DOM
11. 2026-06-03
    days on market $172,000 Active 76 DOM
12. 2026-06-02
    days on market $172,000 Active 75 DOM
13. 2026-06-01
    days on market $172,000 Active 74 DOM
14. 2026-05-31
    days on market $172,000 Active 73 DOM
15. 2026-04-21
    price $172,000 328-char remark

    Show marketing remark (328 chars)

    Charming home in the heart of La Porte featuring a functional layout, spacious living areas, and a generously sized yard. Conveniently located near schools, parks, shopping, and major highways, offering easy access to Houston and surrounding areas. Ideal for comfortable everyday living with great potential for personalization.

16. 2026-03-19
    listed $174,000 Active 328-char remark

    Show marketing remark (328 chars)

    Charming home in the heart of La Porte featuring a functional layout, spacious living areas, and a generously sized yard. Conveniently located near schools, parks, shopping, and major highways, offering easy access to Houston and surrounding areas. Ideal for comfortable everyday living with great potential for personalization.

17. 2026-03-18
    historical
18. 2026-02-12
    listed $220,000 Active
19. 2023-07-07
    soldstatus
20. 2023-06-30
    soldstatus Sold
21. 2023-06-13
    status Pending
22. 2023-05-08
    status Pending, Continue to Show
23. 2023-05-01
    listed $225,600 Active
24. 2023-04-24
    historical
25. 2023-02-13
    price $214,990
26. 2022-12-29
    listed $222,000 Active
27. 2022-04-07
    soldstatus
28. 2022-03-31
    soldstatus
29. 2022-03-25
    soldstatus Sold
30. 2022-03-12
    status Pending
31. 2022-03-01
    status Active
32. 2022-02-25
    status Option Pending
33. 2022-02-21
    listed $110,000 Active
34. 2010-05-05
    soldstatus
35. 2010-04-26
    historical
36. 2009-05-19
    listed $57,500
37. 1988-05-08
    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: $5,093 · $424/mo
• Projected year-2 tax: $5,093 · $424/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 6/10 Major FEMA zone X (shaded) · 57% 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: $24,129
• − Mortgage interest: −$9,187
• − Property taxes: −$5,093
• − Insurance: −$820
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$4,771
• Taxable income: $398
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,733/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

+199.1% since first listed

23 events — show timeline

• 2026-04-21 Price Changed $172,000 HARMLS
• 2026-03-19 Listed $174,000 HARMLS
• 2026-03-18 Listing Removed — HARMLS
• 2026-02-12 Listed $220,000 HARMLS
• 2023-07-07 Sold (Public Records) — Public Records
• 2023-06-30 Sold (MLS) — HARMLS
• 2023-06-13 Pending — HARMLS
• 2023-05-08 Pending — HARMLS
• 2023-05-01 Listed $225,600 HARMLS
• 2023-04-24 Listing Removed — HARMLS
• 2023-02-13 Price Changed $214,990 HARMLS
• 2022-12-29 Listed $222,000 HARMLS
• 2022-04-07 Sold (Public Records) — Public Records
• 2022-03-31 Sold (Public Records) — Public Records
• 2022-03-25 Sold (MLS) — HARMLS
• 2022-03-12 Pending — HARMLS
• 2022-03-01 Relisted — HARMLS
• 2022-02-25 Pending — HARMLS
• 2022-02-21 Listed $110,000 HARMLS
• 2010-05-05 Sold (Public Records) — Public Records
• 2010-04-26 Listing Removed — HARMLS
• 2009-05-19 Listed $57,500 HARMLS
• 1988-05-08 Sold (Public Records) — Public Records

Property tax history

+12.7%/yr

Latest (2025): $5,093 · +2.2% YoY. Source: county tax records.