10338 Flaxman St · Jacinto City, TX 77029

$199,900

4 bd · 2.0 ba · 1,743 sqft · SingleFamily public records · 48 Days on market

Built 1942 5,201 sqft lot $115/sqft · 14% below area Est $231k · 14% under ↓ 15% since listing

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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 +16.1/30.0
• ARV discount +13.6/15.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Completely renovated home located in East-Houston community - Easy access to major employment hubs and commuter routes. Located just minutes from three major highways, giving fast access to Downtown. Port Houston, major logistics centers, and industrial employers. Neighborhood parks, community centers, and local schools. A quick drive to Downtown is mts and museums district. The street itself is part of a quiet residential pocket with long-term homeowners and wide lots typical of mid-century East Houston neighborhoods. spacious living area with large front windows that brings in good natural light in a traditional kitchen layout with room for upgrades or personalization 4 bedrooms with prop

Key facts

• Renovated home
• Community centers
• Local schools

Tags

• RENOVATED HOME
• FAST ACCESS TO DOWNTOWN
• NEIGHBORHOOD PARKS
• COMMUNITY CENTERS
• LOCAL SCHOOLS
• QUIET RESIDENTIAL POCKET

Property features AI

Finance

• Other: Living area approximately 1,743 (living area value provided)
• Financial info: Lease not considered
• HOA & community: Not specified

Exterior

• Parking: Attached carport; 2-space carport
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1942; Slab foundation
• Construction: Brick and wood siding construction; Shingle and wood roof
• Exterior features: Subdivision lot; Lot about 0.12 acre

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit heating; Window unit cooling; Has heating and cooling
• Interior features: 5 total rooms; Seller disclosure available
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $195k (2.6% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#384 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment 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.
• Zoned schools: Jacinto City El (math 31% / reading 32%, grade F, #2,396 of 4,322 statewide, top 56%, 714 students, 89% FRL); Galena Park Middle (math 28% / reading 31%, grade F, #1,077 of 1,662 statewide, top 66%, 943 students, 88% FRL); Galena Park H S (math 37% / reading 36%, grade F, #924 of 1,632 statewide, top 57%, 1,914 students, 87% FRL).
• Market conditions: 153 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1,946/mo this rent would consume 48% of the median local household income ($48k/yr) (locally 457% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 8.6

CMA / ARV

• ARV (median comp): $231,200
• List price: $199,900
• Delta: -13.54%
• 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
10329 Fairfax St	0.04mi	4/2.0	1,584 (-9%)	9mo	$249,000	$157	76
10710 Chadwick St	0.35mi	3/2.0 (-1)	1,695 (-3%)	2mo	$254,000	$150	73
10313 Chadwick St	0.10mi	4/2.0	1,500 (-14%)	1mo	$239,000	$159	71
10613 Chadwick St	0.27mi	3/2.0 (-1)	1,600 (-8%)	1mo	$224,900	$141	68
10134 Palestine St	0.45mi	4/2.0	1,650 (-5%)	8mo	$199,900	$121	63
9938 Lanewell St	0.43mi	3/2.5 (-1)	1,765 (+1%)	12mo	$250,000	$142	61
1607 Kerbey Street St	0.44mi	3/3.0 (-1)	1,691 (-3%)	13mo	$210,000	$124	55
9936 Lanewell	0.43mi	3/2.5 (-1)	1,626 (-7%)	12mo	$250,000	$154	52
10102 Wiggins	0.47mi	4/2.0	1,508 (-14%)	5mo	$239,999	$159	52
10605 Oswego St	0.58mi	3/2.0 (-1)	1,676 (-4%)	13mo	$375,000	$224	51
10506 Palestine St	0.38mi	3/2.0 (-1)	1,560 (-10%)	13mo	$225,000	$144	49
9811 Kerr St	0.69mi	3/2.0 (-1)	1,556 (-11%)	1mo	$230,000	$148	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 3.06×
• Total profit: $115,561
• Equity at exit: $180,086

10-year hold

• IRR: 22.8%
• Equity multiple: 6.99×
• Total profit: $335,218
• Equity at exit: $388,362

Cash invested: $55,972 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 153
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$302 /mo · $3,622/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $104

Break-even live

Break-even rent $1,814

Max offer price $199,900

Occupancy floor 90%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9709 Cargill St Houston, TX	3.0	2.0	1184	$2,300	$1.94	44d	1	0.69mi
9710 Tuffly St Houston, TX	3.0	2.0	1275	$1,795	$1.41	24d	1	0.77mi
9821 Turnbow St Unit C Houston, TX	3.0	2.0	1140	$1,720	$1.51	44d	1	0.88mi
518 Westshire Dr Houston, TX	3.0	2.0	1696	$2,000	$1.18	44d	1	1.29mi
8735 Cowart St Houston, TX	3.0	1.0	1136	$1,000	$0.88	44d	1	1.37mi

Listing history 17 events

1. 2026-06-18
   days on market $199,900 Active 48 DOM
2. 2026-06-17
   days on market $199,900 Active 47 DOM
3. 2026-06-16
   days on market $199,900 Active 46 DOM
4. 2026-06-15
   days on market $199,900 Active 45 DOM
5. 2026-06-13
   days on market $199,900 Active 43 DOM
6. 2026-06-13
   days on market $199,900 Active 42 DOM
7. 2026-06-09
   days on market $199,900 Active 39 DOM
8. 2026-06-08
   days on market $199,900 Active 38 DOM
9. 2026-06-07
   pricedays on market $199,900 Active 37 DOM
10. 2026-06-04
    days on market $235,500 Active 34 DOM
11. 2026-06-03
    days on market $235,500 Active 33 DOM
12. 2026-06-02
    days on market $235,500 Active 32 DOM
13. 2026-06-01
    days on market $235,500 Active 31 DOM
14. 2026-05-31
    days on market $235,500 Active 30 DOM
15. 2026-05-01
    listed $235,500 Active 932-char remark
16. 2022-05-12
    soldstatus
17. 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: $3,622 · $302/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$36/yr (+$3/mo · 1.0%)

ⓘ 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 (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $23,355
• − Mortgage interest: −$11,198
• − Property taxes: −$3,622
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$5,815
• Taxable loss: −$2,016
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $1,733/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: 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 — Jacinto City

• Score: 70/100
• State rank: #384
• US rank: #8027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacinto City, TX
• County: Harris County · 4,702,590 people
• City population: 16,154
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

-15.1% since first listed

4 events — show timeline

• 2026-06-04 Price Changed $199,900 HARMLS
• 2026-05-01 Listed $235,500 HARMLS
• 2022-05-12 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,622 · +7.8% YoY. Source: county tax records.