20118 Green Mallard St · Houston, TX 77532

$174,990

3 bd · 2.0 ba · 1,360 sqft · SingleFamily · 8 Days on market

Built 2026 Good condition Est $216k · 19% under $125/mo HOA · 6% of rent

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Why this score? — see what drove the B- 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

The Pima Floor Plan - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner’s suite, which features a restful bedroom, en-suite bathroom and generous walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Luxe owner's suite
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• CHEF-INSPIRED KITCHEN
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM
• GENEROUS WALK-IN CLOSET

Property features AI

Finance

• Other: Address: 20118 Green Mallard St, Crosby TX 77532; Listing status: Active; Last updated: 2026-05-25
• Financial info: List price $174,990
• HOA & community:

Exterior

• Parking: 1-car garage (1 parking space total)
• Security:
• Utilities:
• Home design: Spec new-construction plan named Pima
• Construction:
• Exterior features: Lot with a living area of 1360

Interior

• Kitchen:
• Bedrooms: 3 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling:
• Interior features: Open living area
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.0% vs local median 3.2% in Houston — 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 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime 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.
• Market conditions: Rents rising (+1.5%/yr); 1188 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $174,990

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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. 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: 1.25% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $216,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20127 Green Mallard St	0.02mi	3/2.5	1,360 (0%)	0mo	$181,990	$134	97
20159 Green Mallard St	0.05mi	3/2.5	1,360 (0%)	1mo	$201,990	$149	95
20166 Green Mallard St	0.06mi	3/2.5	1,360 (0%)	1mo	$201,990	$149	94
20022 White Dove Trl	0.13mi	3/2.0	1,409 (+4%)	1mo	$250,990	$178	87
20031 White Dove Trl	0.12mi	3/2.0	1,418 (+4%)	1mo	$254,990	$180	86
20050 White Dove Trl	0.08mi	3/2.0	1,273 (-6%)	1mo	$239,990	$189	85
20011 White Dove Trl	0.21mi	3/2.0	1,409 (+4%)	1mo	$252,990	$180	83
20235 New Moon Trl	0.26mi	3/2.0	1,296 (-5%)	1mo	$439,999	$340	79
20131 Green Mallard St	0.02mi	3/2.5	1,189 (-13%)	1mo	$138,991	$117	76
1738 West Stroker Rd	0.31mi	3/2.0	1,451 (+7%)	1mo	$224,990	$155	74
20158 Green Mallard St	0.05mi	4/2.5 (+1)	1,535 (+13%)	1mo	$211,990	$138	68
1714 Serenity Moon Dr	0.37mi	3/2.0	1,539 (+13%)	1mo	$244,990	$159	60

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,757
• Equity at exit: $26,092

10-year hold

• IRR: 4.0%
• Equity multiple: 1.27×
• Total profit: $13,384
• Equity at exit: $15,130

Cash invested: $48,997 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,181 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$125
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $389

Break-even live

Break-even rent $1,689

Max offer price $174,990

Occupancy floor 77%

Sensitivity live

Price	-10% $510	-5% $449	+0% $389	+5% $329	+10% $268
Rent	-10% $217	-5% $303	+0% $389	+5% $475	+10% $561
Rate	-1.0pp $477	-0.5pp $434	base $389	+0.5pp $344	+1.0pp $298

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: $43,748
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20034 White Dove Dr Crosby, TX	3.0	2.0	1273	$1,850	$1.45	14d	1	0.11mi
20119 Iron Winds St Crosby, TX	3.0	2.0	1418	$1,875	$1.32	14d	1	0.18mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 6 events

1. 2026-06-07
   status $174,990 Pending 8 DOM
2. 2026-06-04
   days on market $174,990 Active 8 DOM
3. 2026-06-03
   days on market $174,990 Active 7 DOM
4. 2026-06-02
   days on market $174,990 Active 6 DOM
5. 2026-06-01
   days on market $174,990 Active 5 DOM
6. 2026-05-31
   days on market $174,990 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,177
• − Mortgage interest: −$9,802
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − HOA: −$1,500
• − Depreciation: −$5,091
• Taxable income: $2,096
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $4,165/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.

Condition & rehab AI · 20 photos

Good 80/100 Cosmetic rehab

This two-story home features a spacious open floorplan with modern finishes and a well-maintained exterior. It is in good condition with minimal repairs needed and offers high potential for value enhancement through updates.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance curb appeal and home value
• Resale Updating the flooring — Modern flooring can improve the home's aesthetic and value
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's value
• Both Adding a smart home system — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Fresh paint can enhance curb appeal and home value ↑
• Resale Updating the flooring — Modern flooring can improve the home's aesthetic and value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's value ↑
• Both Adding a smart home system — Smart home features can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• 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