23602 Youpon Lake Ln · Spring, TX 77373

$200,000

3 bd · 2.5 ba · 1,470 sqft · Townhouse public records · 6 Days on market

Built 2008 3,882 sqft lot $136/sqft · at area comps Est $209k · at est. $29/mo HOA · 1% 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 +17.0/30.0
• ARV discount +9.4/15.0
• 1% rule +6.3/10.0
• DSCR +5.3/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to Spring Crossing! This 3 bed, 2.5 bath townhome is just minutes from the Hardy Toll Road and I45 for an easy commute or great option to add to the rental portfolio. Corner lot allows for additional privacy plus charming front porch to relax and unwind. Nicely maintained two story has tile flooring throughout main living space. Open floor plan from kitchen to dining and living space is perfect for entertaining. Convenient main floor powder bath plus laundry area includes washer and dryer too! Back patio off kitchen offers additional space to grill, dine, and plenty of grassy space for the kids or pup to play. Primary bedroom features walk in closet plus an attached primary bath with walk in shower. Bedrooms 2 and 3 share second full bath. See it TODAY!!

Key facts

• Corner townhome
• Open concept design
• Tile flooring

Tags

• CORNER TOWNHOME
• TWO STORY LAYOUT
• OPEN CONCEPT DESIGN
• TILE FLOORING
• BACK PATIO
• WALK IN CLOSET

Property features AI

Finance

• HOA & community: Spring Crossing Community Association (annual fee $350); Community includes curbs

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories; Built in 2008; Slab foundation; Composition roof
• Construction: Cement siding construction
• Exterior features: Deck; Patio; Private yard; Side yard; Concrete road surface

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave
• Bedrooms: Three upstairs bedrooms (11x10, 11x10, 17x13); Downstairs kitchen (13x10) and living room (15x10) noted among 5 total rooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Kitchen and family room combo; Kitchen and dining combo; Tub/shower; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.1% vs local median 4.5% in Spring — 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 66/100 on livability (#635 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute F.
• Spring ISD (suburban): math 19% / reading 26% proficiency, ranked #730 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gloria Marshall El (math 15% / reading 25%, grade F, #3,536 of 4,322 statewide, top 83%, 953 students, 81% FRL); Rickey C Bailey Middle (math 15% / reading 23%, grade F, #1,466 of 1,662 statewide, top 89%, 1,065 students, 85% FRL); Spring H S (math 12% / reading 21%, grade F, #1,497 of 1,632 statewide, top 92%, 2,760 students, 72% FRL).
• Market conditions: Rents soft (-0.3%/yr); 595 active listings in the ZIP; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($89k/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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.13% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 7.4

CMA / ARV

• ARV (median comp): $208,943
• List price: $200,000
• Delta: -4.28%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23621 Wildwood Green Way	0.05mi	3/2.5	1,440 (-2%)	13mo	$175,000	$122	83
23731 Pebworth Pl	0.22mi	3/2.5	1,564 (+6%)	21mo	$179,900	$115	62

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.46×
• Total profit: $-30,193
• Equity at exit: $29,821

10-year hold

• IRR: -14.9%
• Equity multiple: 0.29×
• Total profit: $-39,973
• Equity at exit: $17,292

Cash invested: $56,000 (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 77373

• Rents YoY: -0.3%
• Active inventory: 595
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,263 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$491 /mo · $5,890/yr
• Insurance: −$83
• HOA: −$29
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $136

Break-even live

Break-even rent $2,091

Max offer price $200,000

Occupancy floor 89%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 45 events

1. 2026-06-18
   days on market $200,000 Active 6 DOM
2. 2026-06-17
   days on market $200,000 Active 5 DOM
3. 2026-06-16
   days on market $200,000 Active 4 DOM
4. 2026-06-15
   days on market $200,000 Active 3 DOM
5. 2026-06-13
   days on marketlisting id $200,000 Active 1 DOM
6. 2026-06-09
   days on market $200,000 Active 26 DOM
7. 2026-06-08
   days on market $200,000 Active 25 DOM
8. 2026-06-07
   days on market $200,000 Active 24 DOM
9. 2026-06-04
   days on market $200,000 Active 21 DOM
10. 2026-06-03
    days on market $200,000 Active 20 DOM
11. 2026-06-02
    days on market $200,000 Active 19 DOM
12. 2026-06-01
    days on market $200,000 Active 18 DOM
13. 2026-05-31
    days on market $200,000 Active 17 DOM
14. 2026-05-14
    listed $200,000 Active 967-char remark
15. 2024-11-13
    historical $1,650
16. 2024-11-04
    historical $1,650
17. 2024-09-12
    listed $1,650
18. 2024-08-29
    price $1,650
19. 2024-08-28
    listed $2,650
20. 2024-07-11
    soldstatus
21. 2024-07-09
    historical 777-char remark

    Show marketing remark (777 chars)

    Welcome Home to Spring Crossing! This 3 bed, 2.5 bath townhome is just minutes from the Hardy Toll Road and I45 for an easy commute or great option to add to the rental portfolio. Corner lot allows for additional privacy plus charming front porch to relax and unwind. Nicely maintained two story has tile flooring throughout main living space. Open floor plan from kitchen to dining and living space is perfect for entertaining. Convenient main floor powder bath plus laundry area includes washer and dryer too! Back patio off kitchen offers additional space to grill, dine, and plenty of grassy space for the kids or pup to play. Primary bedroom features walk in closet plus an attached primary bath with walk in shower. Bedrooms 2 and 3 share second full bath. See it TODAY!!

22. 2024-07-08
    soldstatus Sold 777-char remark

    Show marketing remark (777 chars)

    Welcome Home to Spring Crossing! This 3 bed, 2.5 bath townhome is just minutes from the Hardy Toll Road and I45 for an easy commute or great option to add to the rental portfolio. Corner lot allows for additional privacy plus charming front porch to relax and unwind. Nicely maintained two story has tile flooring throughout main living space. Open floor plan from kitchen to dining and living space is perfect for entertaining. Convenient main floor powder bath plus laundry area includes washer and dryer too! Back patio off kitchen offers additional space to grill, dine, and plenty of grassy space for the kids or pup to play. Primary bedroom features walk in closet plus an attached primary bath with walk in shower. Bedrooms 2 and 3 share second full bath. See it TODAY!!

23. 2024-06-29
    status Pending 777-char remark

    Show marketing remark (777 chars)

    Welcome Home to Spring Crossing! This 3 bed, 2.5 bath townhome is just minutes from the Hardy Toll Road and I45 for an easy commute or great option to add to the rental portfolio. Corner lot allows for additional privacy plus charming front porch to relax and unwind. Nicely maintained two story has tile flooring throughout main living space. Open floor plan from kitchen to dining and living space is perfect for entertaining. Convenient main floor powder bath plus laundry area includes washer and dryer too! Back patio off kitchen offers additional space to grill, dine, and plenty of grassy space for the kids or pup to play. Primary bedroom features walk in closet plus an attached primary bath with walk in shower. Bedrooms 2 and 3 share second full bath. See it TODAY!!

24. 2024-06-13
    status Pending, Continue to Show 777-char remark

    Show marketing remark (777 chars)

    Welcome Home to Spring Crossing! This 3 bed, 2.5 bath townhome is just minutes from the Hardy Toll Road and I45 for an easy commute or great option to add to the rental portfolio. Corner lot allows for additional privacy plus charming front porch to relax and unwind. Nicely maintained two story has tile flooring throughout main living space. Open floor plan from kitchen to dining and living space is perfect for entertaining. Convenient main floor powder bath plus laundry area includes washer and dryer too! Back patio off kitchen offers additional space to grill, dine, and plenty of grassy space for the kids or pup to play. Primary bedroom features walk in closet plus an attached primary bath with walk in shower. Bedrooms 2 and 3 share second full bath. See it TODAY!!

25. 2024-05-16
    listed $199,900 Active 777-char remark

    Show marketing remark (777 chars)

    Welcome Home to Spring Crossing! This 3 bed, 2.5 bath townhome is just minutes from the Hardy Toll Road and I45 for an easy commute or great option to add to the rental portfolio. Corner lot allows for additional privacy plus charming front porch to relax and unwind. Nicely maintained two story has tile flooring throughout main living space. Open floor plan from kitchen to dining and living space is perfect for entertaining. Convenient main floor powder bath plus laundry area includes washer and dryer too! Back patio off kitchen offers additional space to grill, dine, and plenty of grassy space for the kids or pup to play. Primary bedroom features walk in closet plus an attached primary bath with walk in shower. Bedrooms 2 and 3 share second full bath. See it TODAY!!

26. 2024-05-15
    historical $199,900 777-char remark

    Show marketing remark (777 chars)

    Welcome Home to Spring Crossing! This 3 bed, 2.5 bath townhome is just minutes from the Hardy Toll Road and I45 for an easy commute or great option to add to the rental portfolio. Corner lot allows for additional privacy plus charming front porch to relax and unwind. Nicely maintained two story has tile flooring throughout main living space. Open floor plan from kitchen to dining and living space is perfect for entertaining. Convenient main floor powder bath plus laundry area includes washer and dryer too! Back patio off kitchen offers additional space to grill, dine, and plenty of grassy space for the kids or pup to play. Primary bedroom features walk in closet plus an attached primary bath with walk in shower. Bedrooms 2 and 3 share second full bath. See it TODAY!!

27. 2023-09-30
    historical $1,550
28. 2023-09-26
    listed $1,550
29. 2021-08-31
    soldstatus
30. 2016-07-27
    soldstatus
31. 2016-07-22
    soldstatus Sold
32. 2016-06-16
    status Pending
33. 2016-06-04
    status Option Pending
34. 2016-05-14
    status Active
35. 2016-05-08
    status Pending
36. 2016-04-27
    status Option Pending
37. 2016-04-19
    status Active
38. 2016-03-18
    status Pending
39. 2016-02-29
    status Option Pending
40. 2016-01-05
    listed $117,000 Active
41. 2015-06-11
    soldstatus
42. 2015-06-08
    soldstatus Sold
43. 2015-05-18
    status Pending
44. 2015-05-07
    status Option Pending
45. 2015-02-05
    listed $115,000 Active

ⓘ 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: $5,890 · $491/mo
• Projected year-2 tax: $5,890 · $491/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,155
• − Mortgage interest: −$11,203
• − Property taxes: −$5,890
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$348
• − Depreciation: −$5,818
• Taxable loss: −$1,448
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $1,977/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: Spring ISD
• NCES district ID: 4841220
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,584
• Composite: 20.12/100
• National rank: #8643
• State rank: #730 of 826 in TX

Livability — Spring

• Score: 66/100
• State rank: #635
• US rank: #12101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring, TX
• County: Harris County · 4,702,590 people
• City population: 430,529
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,739
• Household income: $88,617
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 1050.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 23% Two or more races 22% Asian 3%
• Hispanic origin (detail): Mexican 27% Puerto Rican 2% Cuban 2% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 32% Vietnamese 1% 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: ▼ -142.98%
• Current HPI: 251.7231
• Rent YoY: ▼ -0.30%
• 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

+73.9% since first listed

34 events — show timeline

• 2026-06-12 Listed $200,000 HARMLS
• 2026-06-12 Listing Removed — HARMLS
• 2026-05-14 Listed $200,000 HARMLS
• 2024-11-13 Rental Removed $1,650 RENTALBEAST
• 2024-11-04 Rental Removed $1,650 HARMLS
• 2024-09-12 Listed for Rent $1,650 RENTALBEAST
• 2024-08-29 Price Changed $1,650 HARMLS
• 2024-08-28 Listed for Rent $2,650 HARMLS
• 2024-07-11 Sold (Public Records) — Public Records
• 2024-07-09 Listing Removed — HARMLS
• 2024-07-08 Sold (MLS) — HARMLS
• 2024-06-29 Pending — HARMLS
• 2024-06-13 Pending — HARMLS
• 2024-05-16 Listed $199,900 HARMLS
• 2024-05-15 Coming Soon $199,900 HARMLS
• 2023-09-30 Rental Removed $1,550 HARMLS
• 2023-09-26 Listed for Rent $1,550 HARMLS
• 2021-08-31 Sold (Public Records) — Public Records
• 2016-07-27 Sold (Public Records) — Public Records
• 2016-07-22 Sold (MLS) — HARMLS
• 2016-06-16 Pending — HARMLS
• 2016-06-04 Pending — HARMLS
• 2016-05-14 Relisted — HARMLS
• 2016-05-08 Pending — HARMLS
• 2016-04-27 Pending — HARMLS
• 2016-04-19 Relisted — HARMLS
• 2016-03-18 Pending — HARMLS
• 2016-02-29 Pending — HARMLS
• 2016-01-05 Listed $117,000 HARMLS
• 2015-06-11 Sold (Public Records) — Public Records
• 2015-06-08 Sold (MLS) — HARMLS
• 2015-05-18 Pending — HARMLS
• 2015-05-07 Pending — HARMLS
• 2015-02-05 Listed $115,000 HARMLS

Property tax history

+3.3%/yr

Latest (2025): $5,890 · -2.5% YoY. Source: county tax records.