2110 Rustling Trees Way · Spring, TX 77373

$164,500

3 bd · 2.5 ba · 1,252 sqft · SingleFamily public records · 85 Days on market

Built 2003 3,025 sqft lot $131/sqft · 8% below area Est $179k · 8% under $33/mo HOA · 2% of rent

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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 +25.2/30.0
• ARV discount +11.1/15.0
• DSCR +8.3/10.0
• 1% rule +8.2/10.0
• 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

Immaculate 2 bed, 2.5 bath townhouse in Spring with stainless refrigerator and washer/dryer included. Fenced back yard with rare tree, front porch, and fresh landscaping. Convenient child care business nearby. Spacious bedrooms, bay windows, one-car garage with opener, and 2 parking spots. Listed at 2110 Rustling Trees for sale. 1252 sq ft built in 2003 on a 3025 sq ft lot. Move-in ready - call now to view!

Key facts

• $33 HOA
• Garage
• Built 2003

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: schools C-, crime D, amenities 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.
• 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).

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

• It's been on market 85 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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 $154,630 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 6.3

CMA / ARV

• ARV (median comp): $178,779
• List price: $164,500
• Delta: -7.99%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-9,451
• Equity at exit: $24,527

10-year hold

• IRR: -0.8%
• Equity multiple: 0.96×
• Total profit: $-2,021
• Equity at exit: $14,223

Cash invested: $46,060 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,171 medium
• Mortgage (P&I): −$863
• Tax from tax record: −$383 /mo · $4,601/yr
• Insurance: −$69
• HOA: −$33
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $367

Break-even live

Break-even rent $1,706

Max offer price $164,500

Occupancy floor 78%

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: landscaping

Listing history 21 events

1. 2026-06-17
   days on market $164,500 Pending 85 DOM
2. 2026-06-16
   days on market $164,500 Pending 84 DOM
3. 2026-06-15
   days on market $164,500 Pending 83 DOM
4. 2026-06-13
   days on market $164,500 Pending 81 DOM
5. 2026-06-13
   days on market $164,500 Pending 80 DOM
6. 2026-06-10
   status $164,500 Pending 77 DOM
7. 2026-06-09
   days on market $164,500 Active 77 DOM
8. 2026-06-08
   days on market $164,500 Active 76 DOM
9. 2026-06-07
   days on market $164,500 Active 75 DOM
10. 2026-06-04
    days on market $164,500 Active 72 DOM
11. 2026-06-03
    days on market $164,500 Active 71 DOM
12. 2026-06-02
    days on market $164,500 Active 70 DOM
13. 2026-06-01
    days on market $164,500 Active 69 DOM
14. 2026-05-31
    days on market $164,500 Active 68 DOM
15. 2026-05-12
    price $164,500 410-char remark

    Show marketing remark (410 chars)

    Immaculate 2 bed, 2.5 bath townhouse in Spring with stainless refrigerator and washer/dryer included. Fenced back yard with rare tree, front porch, and fresh landscaping. Convenient child care business nearby. Spacious bedrooms, bay windows, one-car garage with opener, and 2 parking spots. Listed at 2110 Rustling Trees for sale. 1252 sq ft built in 2003 on a 3025 sq ft lot. Move-in ready - call now to view!

16. 2026-03-24
    listed $173,500 Active 410-char remark

    Show marketing remark (410 chars)

    Immaculate 2 bed, 2.5 bath townhouse in Spring with stainless refrigerator and washer/dryer included. Fenced back yard with rare tree, front porch, and fresh landscaping. Convenient child care business nearby. Spacious bedrooms, bay windows, one-car garage with opener, and 2 parking spots. Listed at 2110 Rustling Trees for sale. 1252 sq ft built in 2003 on a 3025 sq ft lot. Move-in ready - call now to view!

17. 2016-08-17
    soldstatus Sold 399-char remark

    Show marketing remark (399 chars)

    YOUR SEARCH STOPS HERE!! THIS BEAUTIFULLY MAINTAINED 2 BEDROOM, 2-1/2 BATH TOWN HOME IS THE PERFECT FIT FOR YOU. IT HAS 1-CAR DETACHED GARAGE, KITCHEN ISLAND, LOVELY LANDSCAPE & IS LOCATED ONLY MINUTES AWAY FROM THE WOODLANDS MALL AND OLD-TOWN SPRING FOR GREAT SHOPPING, DINNING, AND YEARLY FESTIVITIES. BEAUTIFUL LAYOUT IN GREAT QUIET NEIGHBORHOOD, MAKE IT YOURS TODAY!! WILL NOT LAST LONG!!

18. 2016-08-17
    soldstatus

    Show marketing remark (399 chars)

    YOUR SEARCH STOPS HERE!! THIS BEAUTIFULLY MAINTAINED 2 BEDROOM, 2-1/2 BATH TOWN HOME IS THE PERFECT FIT FOR YOU. IT HAS 1-CAR DETACHED GARAGE, KITCHEN ISLAND, LOVELY LANDSCAPE & IS LOCATED ONLY MINUTES AWAY FROM THE WOODLANDS MALL AND OLD-TOWN SPRING FOR GREAT SHOPPING, DINNING, AND YEARLY FESTIVITIES. BEAUTIFUL LAYOUT IN GREAT QUIET NEIGHBORHOOD, MAKE IT YOURS TODAY!! WILL NOT LAST LONG!!

19. 2016-07-19
    status Pending, Continue to Show 399-char remark

    Show marketing remark (399 chars)

    YOUR SEARCH STOPS HERE!! THIS BEAUTIFULLY MAINTAINED 2 BEDROOM, 2-1/2 BATH TOWN HOME IS THE PERFECT FIT FOR YOU. IT HAS 1-CAR DETACHED GARAGE, KITCHEN ISLAND, LOVELY LANDSCAPE & IS LOCATED ONLY MINUTES AWAY FROM THE WOODLANDS MALL AND OLD-TOWN SPRING FOR GREAT SHOPPING, DINNING, AND YEARLY FESTIVITIES. BEAUTIFUL LAYOUT IN GREAT QUIET NEIGHBORHOOD, MAKE IT YOURS TODAY!! WILL NOT LAST LONG!!

20. 2016-06-19
    price $109,000 399-char remark

    Show marketing remark (399 chars)

    YOUR SEARCH STOPS HERE!! THIS BEAUTIFULLY MAINTAINED 2 BEDROOM, 2-1/2 BATH TOWN HOME IS THE PERFECT FIT FOR YOU. IT HAS 1-CAR DETACHED GARAGE, KITCHEN ISLAND, LOVELY LANDSCAPE & IS LOCATED ONLY MINUTES AWAY FROM THE WOODLANDS MALL AND OLD-TOWN SPRING FOR GREAT SHOPPING, DINNING, AND YEARLY FESTIVITIES. BEAUTIFUL LAYOUT IN GREAT QUIET NEIGHBORHOOD, MAKE IT YOURS TODAY!! WILL NOT LAST LONG!!

21. 2016-06-08
    listed $112,000 Active 399-char remark

    Show marketing remark (399 chars)

    YOUR SEARCH STOPS HERE!! THIS BEAUTIFULLY MAINTAINED 2 BEDROOM, 2-1/2 BATH TOWN HOME IS THE PERFECT FIT FOR YOU. IT HAS 1-CAR DETACHED GARAGE, KITCHEN ISLAND, LOVELY LANDSCAPE & IS LOCATED ONLY MINUTES AWAY FROM THE WOODLANDS MALL AND OLD-TOWN SPRING FOR GREAT SHOPPING, DINNING, AND YEARLY FESTIVITIES. BEAUTIFUL LAYOUT IN GREAT QUIET NEIGHBORHOOD, MAKE IT YOURS TODAY!! WILL NOT LAST LONG!!

ⓘ 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: $4,601 · $383/mo
• Projected year-2 tax: $4,601 · $383/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 · 25 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: $26,052
• − Mortgage interest: −$9,215
• − Property taxes: −$4,601
• − Insurance: −$822
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − HOA: −$396
• − Depreciation: −$4,785
• Taxable income: $2,064
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $3,914/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

+46.9% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $164,500 HARMLS
• 2026-03-24 Listed $173,500 HARMLS
• 2016-08-17 Sold (Public Records) — Public Records
• 2016-08-17 Sold (MLS) — HARMLS
• 2016-07-19 Pending — HARMLS
• 2016-06-19 Price Changed $109,000 HARMLS
• 2016-06-08 Listed $112,000 HARMLS

Property tax history

+7.8%/yr

Latest (2025): $4,601 · -0.7% YoY. Source: county tax records.