1524 Poplar Cove St · La Porte, TX 77571

$149,900

3 bd · 2.5 ba · 1,408 sqft · Townhouse public records · 40 Days on market

Built 1973 1,761 sqft lot Est $161k · 7% under $220/mo HOA · 12% 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 +14.0/30.0
• ARV discount +10.5/15.0
• 1% rule +7.0/10.0
• DSCR +4.2/10.0
• 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

Cute 3 bedroom, 2.5 bathroom townhome in a great location and neighborhood. Corner home across from the park and side yard make for a quiet and peaceful setting. New interior paint and carpet upstairs, new dishwasher.

Key facts

• $220 HOA
• Community pool
• Built 1973

Property features AI

Finance

• HOA & community: BayPoint Townhome Owners Association; Monthly association fee of $220 covering clubhouse, common area upkeep, structure maintenance, and recreation facilities

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; 2-story; Entry level on first floor
• Construction: Built in 1973; Brick construction; Composition roof; Slab foundation
• Exterior features: Community pool

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on second floor (14x10); Bedroom on second floor (13x12); Bedroom on second floor (12x10)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Laundry in utility room; Seller disclosure available
• Laundry & utility: Washer; Dryer; Laundry in utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $-48 ($-578/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (5.7% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 6.4% 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: Bayshore El (math 30% / reading 31%, grade F, #2,464 of 4,322 statewide, top 58%, 394 students, 66% 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) — zoned schools average 61% FRL vs 44% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 340 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 40 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 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: property tax is 2.6% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,388 (5.7% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.20% ✓
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $160,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1510 S 8th St	0.07mi	3/2.5	1,408 (0%)	6mo	$169,999	$121	92
1514 Poplar Cove St	0.02mi	3/2.5	1,408 (0%)	14mo	$175,000	$124	88
1512 S 8th St	0.07mi	3/1.5	1,220 (-13%)	2mo	$139,000	$114	69
907 Garden Walk Dr	0.10mi	3/1.5	1,220 (-13%)	2mo	$150,000	$123	68
906 Garden Walk Dr	0.12mi	2/2.5 (-1)	1,261 (-10%)	13mo	$179,888	$143	61
1211 Oregon St	0.68mi	3/2.0	1,525 (+8%)	11mo	$140,000	$92	43
1226 Montana St	0.70mi	3/3.0	1,525 (+8%)	11mo	$128,500	$84	43
1214 Montana St	0.71mi	3/1.5	1,525 (+8%)	8mo	$139,999	$92	42
1210 Montana St	0.71mi	3/1.5	1,525 (+8%)	9mo	$139,999	$92	42
1215 Oregon St	0.68mi	3/2.0	1,525 (+8%)	14mo	$149,999	$98	41
1208 Montana St	0.72mi	3/2.0	1,525 (+8%)	14mo	$168,000	$110	39
1372 Mixander Way	0.52mi	2/2.0 (-1)	1,202 (-15%)	10mo	$229,900	$191	36

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-27,411
• Equity at exit: $22,351

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-28,041
• Equity at exit: $12,961

Cash invested: $41,972 (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: 340
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$786
• Tax from tax record: −$328 /mo · $3,940/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$220
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-48

Break-even live

Break-even rent $1,852

Max offer price $141,388

Occupancy floor 98%

Sensitivity live

Price	-10% $37	-5% $-6	+0% $-48	+5% $-91	+10% $-133
Rent	-10% $-190	-5% $-119	+0% $-48	+5% $23	+10% $93
Rate	-1.0pp $27	-0.5pp $-10	base $-48	+0.5pp $-87	+1.0pp $-127

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1831 Texas 146 Unit 1864 La Porte, TX	3.0	2.0	1271	$1,972	$1.55	0d	1	0.25mi
1831 Texas 146 Unit 1868 La Porte, TX	2.0	2.0	876	$1,425	$1.63	0d	1	0.25mi
1831 Texas 146 Unit 1888 La Porte, TX	2.0	2.0	876	$1,468	$1.68	45d	1	0.25mi
1831 Texas 146 Unit 424 La Porte, TX	2.0	2.0	876	$1,441	$1.64	7d	1	0.25mi
803 S 4th St La Porte, TX	4.0	1.5	1688	$1,700	$1.01	7d	1	0.74mi
514 Fountain St La Porte, TX	3.0	2.0	1152	$1,295	$1.12	45d	1	1.04mi
319 S 6th St La Porte, TX	4.0	2.0	1812	$1,795	$0.99	26d	1	1.10mi
218 S 6th St La Porte, TX	3.0	2.0	1500	$1,925	$1.28	45d	1	1.18mi
3036 S Broadway St La Porte, TX	2.0	2.0	1245	$1,209	$0.97	45d	1	1.32mi

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 20 events

1. 2026-06-21
   statusdays on market $149,900 Pending 40 DOM
2. 2026-06-18
   days on market $149,900 Active 37 DOM
3. 2026-06-17
   days on market $149,900 Active 36 DOM
4. 2026-06-16
   days on market $149,900 Active 35 DOM
5. 2026-06-15
   days on market $149,900 Active 34 DOM
6. 2026-06-13
   days on market $149,900 Active 32 DOM
7. 2026-06-09
   days on market $149,900 Active 28 DOM
8. 2026-06-08
   days on market $149,900 Active 27 DOM
9. 2026-06-07
   days on market $149,900 Active 26 DOM
10. 2026-06-04
    days on market $149,900 Active 23 DOM
11. 2026-06-03
    days on market $149,900 Active 22 DOM
12. 2026-06-02
    days on market $149,900 Active 21 DOM
13. 2026-06-01
    days on market $149,900 Active 20 DOM
14. 2026-05-31
    days on market $149,900 Active 19 DOM
15. 2026-05-20
    status Active
16. 2026-05-19
    status Pending
17. 2026-05-19
    status Pending
18. 2026-05-11
    status Pending
19. 2026-05-11
    listed $149,900 Active
20. 1990-05-02
    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: $3,940 · $328/mo
• Projected year-2 tax: $3,940 · $328/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 7/10 Severe FEMA zone X (shaded) · 91% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°F today · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,496
• − Mortgage interest: −$8,397
• − Property taxes: −$3,940
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$2,640
• − Depreciation: −$4,361
• Taxable loss: −$2,828
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $100/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

6 events — show timeline

• 2026-05-20 Relisted — HARMLS
• 2026-05-19 Pending — HARMLS
• 2026-05-19 Pending — HARMLS
• 2026-05-11 Pending — HARMLS
• 2026-05-11 Listed $149,900 HARMLS
• 1990-05-02 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,940 · +4.0% YoY. Source: county tax records.