706 S Hyannis Port St · Crosby, TX 77532

$208,000

3 bd · 2.0 ba · 1,534 sqft · SingleFamily public records · 32 Days on market

Built 1977 9,840 sqft lot Est $219k · 5% under $65/mo HOA · 3% 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 +11.7/30.0
• ARV discount +9.8/15.0
• 1% rule +5.0/10.0
• Schools +3.5/10.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful three bedroom two bath home has been freshly pained, remodeled with new floors, carpet, kitchen appliances, kitchen countertops as well as updated bathrooms with luxurious white and gray tile. Don't miss out on this stunning home located in the highly desired Newport subdivision that offers pools, tennis courts, and Lake Houston boat ramp access.

Key facts

• Spacious backyard
• Open concept
• Split floor plan

Tags

• SPACIOUS BACKYARD
• ACCENT BRICK WALL
• OPEN CONCEPT
• UPDATED KITCHEN COUNTERTOPS
• TILE BACKSPLASH
• SPLIT FLOOR PLAN

Property features AI

Finance

• HOA & community: Member of Newport POA; monthly fee of $65; Community amenities include boat ramp, clubhouse, golf course, playground, pool, RV/boat storage, tennis courts, and trails; Community features include community pool, curbs, and gutters

Exterior

• Parking: Attached 2-car garage; Driveway; RV access/parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on first floor)
• Construction: Built in 1977; Brick and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Deck; Patio; Fence (back yard); Association pool

Interior

• Kitchen: Convection oven; Electric oven; Electric range / free-standing range; Dishwasher; Microwave; Disposal; Refrigerator
• Bedrooms: Primary bedroom on the first floor (19 x 12); Additional bedrooms on the first floor (12 x 11; 14 x 12)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom on the first floor (8 x 6); Secondary bathroom on the first floor (8 x 7)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High ceilings; Kitchen/family room combo; Double vanity; Tub with shower; Ceiling fan(s); Wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room on the first floor (6 x 3)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $-60 ($-726/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (0.3% below list).
• Recommended offer: $197k (5.1% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.8% in Crosby — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Highpoint School East (Crosby) (20 students, 80% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 1188 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $6k 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 32 days — a 3% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago 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.
• Current owner paid $35k; list at $208k implies a 494% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: 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 $197,314 (5.1% 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 32 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.00% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $219,362
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16018 Spinnaker Dr	0.14mi	3/2.0	1,523 (-1%)	1mo	$217,500	$143	91
542 Oporto Path	0.16mi	3/2.0	1,576 (+3%)	5mo	$220,000	$140	84
1004 Bulwark Dr	0.26mi	3/2.0	1,604 (+5%)	1mo	$223,000	$139	79
16215 Spinnaker Dr	0.42mi	3/2.0	1,567 (+2%)	1mo	$235,000	$150	76
502 Douro Dr	0.23mi	3/2.0	1,611 (+5%)	6mo	$226,500	$141	75
15814 Oporto Springs Way	0.30mi	3/2.0	1,614 (+5%)	3mo	$240,000	$149	75
1115 Channels Ct	0.53mi	3/2.0	1,523 (-1%)	9mo	$209,900	$138	67
1114 Poppets Way	0.36mi	3/2.0	1,655 (+8%)	4mo	$235,000	$142	66
16402 Port O Call St	0.48mi	3/2.0	1,578 (+3%)	8mo	$225,000	$143	66
710 Equinox St	0.47mi	3/2.0	1,428 (-7%)	4mo	$175,000	$123	63
16611 Port O Call St	0.69mi	3/2.0	1,520 (-1%)	8mo	$259,900	$171	60
631 Aweigh Dr	0.75mi	3/2.5	1,624 (+6%)	3mo	$242,000	$149	51

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: -20.3%
• Equity multiple: 0.30×
• Total profit: $-40,489
• Equity at exit: $31,013

10-year hold

• IRR: -17.6%
• Equity multiple: 0.11×
• Total profit: $-51,870
• Equity at exit: $17,984

Cash invested: $58,240 (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 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1188
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$456 /mo · $5,469/yr
• Insurance: −$87
• HOA: −$65
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-60

Break-even live

Break-even rent $2,150

Max offer price $197,314

Occupancy floor 98%

Sensitivity live

Price	-10% $57	-5% $-2	+0% $-60	+5% $-119	+10% $-178
Rent	-10% $-224	-5% $-142	+0% $-60	+5% $21	+10% $103
Rate	-1.0pp $44	-0.5pp $-8	base $-60	+0.5pp $-114	+1.0pp $-169

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15722 E Astern Dr Crosby, TX	3.0	2.0	1996	$1,896	$0.95	14d	1	0.33mi
711 Equinox St Crosby, TX	3.0	2.0	1802	$1,881	$1.04	45d	1	0.44mi
16318 River Wood Ct Crosby, TX	3.0	2.5	1681	$1,946	$1.16	3d	1	0.62mi
430 Fishhawk Way Crosby, TX	3.0	2.0	1369	$1,783	$1.30	0d	1	0.92mi
16807 Lisbon Ln Crosby, TX	3.0	2.5	2196	$1,910	$0.87	45d	1	0.97mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: pool

Listing history 30 events

1. 2026-06-21
   days on market $208,000 Active 32 DOM
2. 2026-06-18
   days on market $208,000 Active 29 DOM
3. 2026-06-17
   days on market $208,000 Active 28 DOM
4. 2026-06-16
   days on market $208,000 Active 27 DOM
5. 2026-06-15
   days on market $208,000 Active 26 DOM
6. 2026-06-13
   days on market $208,000 Active 24 DOM
7. 2026-06-09
   days on market $208,000 Active 20 DOM
8. 2026-06-08
   days on market $208,000 Active 19 DOM
9. 2026-06-07
   days on market $208,000 Active 18 DOM
10. 2026-06-04
    days on market $208,000 Active 15 DOM
11. 2026-06-03
    days on market $208,000 Active 14 DOM
12. 2026-06-02
    days on market $208,000 Active 13 DOM
13. 2026-06-01
    days on market $208,000 Active 12 DOM
14. 2026-05-31
    days on market $208,000 Active 11 DOM
15. 2026-05-20
    listed $208,000 Active
16. 2025-09-25
    historical
17. 2025-09-18
    listed $214,900 Active
18. 2023-02-24
    soldstatus Sold 358-char remark

    Show marketing remark (358 chars)

    Beautiful three bedroom two bath home has been freshly pained, remodeled with new floors, carpet, kitchen appliances, kitchen countertops as well as updated bathrooms with luxurious white and gray tile. Don't miss out on this stunning home located in the highly desired Newport subdivision that offers pools, tennis courts, and Lake Houston boat ramp access.

19. 2023-01-25
    status Pending, Continue to Show 358-char remark

    Show marketing remark (358 chars)

    Beautiful three bedroom two bath home has been freshly pained, remodeled with new floors, carpet, kitchen appliances, kitchen countertops as well as updated bathrooms with luxurious white and gray tile. Don't miss out on this stunning home located in the highly desired Newport subdivision that offers pools, tennis courts, and Lake Houston boat ramp access.

20. 2023-01-03
    price $229,000 358-char remark

    Show marketing remark (358 chars)

    Beautiful three bedroom two bath home has been freshly pained, remodeled with new floors, carpet, kitchen appliances, kitchen countertops as well as updated bathrooms with luxurious white and gray tile. Don't miss out on this stunning home located in the highly desired Newport subdivision that offers pools, tennis courts, and Lake Houston boat ramp access.

21. 2022-11-30
    price $234,900 358-char remark

    Show marketing remark (358 chars)

    Beautiful three bedroom two bath home has been freshly pained, remodeled with new floors, carpet, kitchen appliances, kitchen countertops as well as updated bathrooms with luxurious white and gray tile. Don't miss out on this stunning home located in the highly desired Newport subdivision that offers pools, tennis courts, and Lake Houston boat ramp access.

22. 2022-11-05
    historical

    Show marketing remark (358 chars)

    Beautiful three bedroom two bath home has been freshly pained, remodeled with new floors, carpet, kitchen appliances, kitchen countertops as well as updated bathrooms with luxurious white and gray tile. Don't miss out on this stunning home located in the highly desired Newport subdivision that offers pools, tennis courts, and Lake Houston boat ramp access.

23. 2022-11-05
    listed $249,900 Active 358-char remark

    Show marketing remark (358 chars)

    Beautiful three bedroom two bath home has been freshly pained, remodeled with new floors, carpet, kitchen appliances, kitchen countertops as well as updated bathrooms with luxurious white and gray tile. Don't miss out on this stunning home located in the highly desired Newport subdivision that offers pools, tennis courts, and Lake Houston boat ramp access.

24. 2022-09-29
    listed $280,000 Active
25. 2022-07-27
    soldstatus
26. 2013-06-19
    soldstatus
27. 2013-05-22
    historical
28. 2013-05-21
    listed $69,900 Active
29. 2000-10-16
    soldstatus
30. 1994-12-01
    soldstatus $35,000

ⓘ 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: $5,469 · $456/mo
• Projected year-2 tax: $5,469 · $456/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $24,876
• − Mortgage interest: −$11,651
• − Property taxes: −$5,469
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − HOA: −$780
• − Depreciation: −$6,051
• Taxable loss: −$4,095
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $257/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: 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

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 · 4,702,590 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: 382.0

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 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%

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

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

+494.3% since first listed

16 events — show timeline

• 2026-05-20 Listed $208,000 HARMLS
• 2025-09-25 Listing Removed — HARMLS
• 2025-09-18 Listed $214,900 HARMLS
• 2023-02-24 Sold (MLS) — HARMLS
• 2023-01-25 Pending — HARMLS
• 2023-01-03 Price Changed $229,000 HARMLS
• 2022-11-30 Price Changed $234,900 HARMLS
• 2022-11-05 Listed $249,900 HARMLS
• 2022-11-05 Listing Removed — HARMLS
• 2022-09-29 Listed $280,000 HARMLS
• 2022-07-27 Sold (Public Records) — Public Records
• 2013-06-19 Sold (Public Records) — Public Records
• 2013-05-22 Listing Removed — HARMLS
• 2013-05-21 Listed $69,900 HARMLS
• 2000-10-16 Sold (Public Records) — Public Records
• 1994-12-01 Sold (Public Records) $35,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $5,469 · +1.6% YoY. Source: county tax records.