6214 Borage St · Crosby, TX 77532

$217,500

3 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 29 Days on market

Built 2008 4,839 sqft lot Est $261k · 17% under $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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• 1% rule +4.5/10.0
• DSCR +3.8/10.0
• Schools +3.5/10.0
• 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

Charming Craftsman style SINGLE STORY 3/2/2 home in Crosby Village, a neighborhood of homes. Open concept (and split) floorplan makes for great entertaining and family gatherings. NEW CARPET AND PAINT. TECH SHIELD in the attic. Crosby Village is close to Lake Houston, Atascosita and easy access to US 90. Just 23 miles to downtown. Country living just minutes from Houston. Things neighbors on Nextdoor like about Crosby Village: Neighbors, Well maintained, Clean, Family friendly, Welcoming, Private, Close freeway access.

Key facts

• Well maintained home
• 4,839 sq ft lot
• 2 garage spots

Tags

• WELL MAINTAINED HOME
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Living area recorded as 1,556; Lot size approximately 0.11 acres
• HOA & community: Managed by Prestige Association Management; Annual association fee of $350

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property with full ownership; Slab foundation
• Construction: Built in 2008; Composition roof; Construction materials: Unknown
• Exterior features: Concrete road frontage; Lot features: Other

Interior

• Kitchen: Gas cooktop, Gas oven, Dishwasher, Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Central electric air conditioning
• Interior features: Washer hookup and gas dryer hookup; Dishwasher, Gas cooktop, Gas oven, Microwave; Total of 4 rooms
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-25 ($-302/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (5.2% below list).
• Recommended offer: $206k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); Crosby H S (math 44% / reading 45%, grade F, #652 of 1,632 statewide, top 43%, 1,937 students, 54% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1189 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $2k of loan paydown is wiped out by about $7k 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 29 days — a 2% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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

• 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 $206,239 (5.2% 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. 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. 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?
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: 0.95% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $261,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6318 Borage St	0.09mi	3/2.0	1,457 (-6%)	1mo	$249,999	$172	85
17311 Thor Well Ln	0.45mi	3/2.0	1,496 (-4%)	3mo	$239,900	$160	70
707 Amberwood Creek Dr	0.45mi	3/2.0	1,484 (-5%)	2mo	$268,990	$181	70
17314 Roxboro Ridge Ln	0.45mi	3/2.0	1,484 (-5%)	3mo	$270,990	$183	69
17315 Glacier Forest Ln	0.45mi	3/2.0	1,484 (-5%)	3mo	$268,990	$181	69
17318 Roxboro Ridge Ln	0.45mi	4/2.0 (+1)	1,676 (+8%)	1mo	$279,990	$167	60
17323 Glacier Forest Ln	0.45mi	4/2.0 (+1)	1,676 (+8%)	3mo	$279,990	$167	59
17334 Roxboro Ridge Ln	0.45mi	4/2.0 (+1)	1,676 (+8%)	4mo	$281,990	$168	58
414 Magnetic Hill Dr	0.45mi	4/2.0 (+1)	1,397 (-10%)	5mo	$299,888	$215	53
17327 Glacier Forest Ln	0.45mi	4/2.0 (+1)	1,760 (+13%)	3mo	$284,990	$162	50
17227 Boulder Beach Dr	0.45mi	4/2.0 (+1)	1,777 (+14%)	1mo	$249,020	$140	49
17318 Glacier Forest Ln	0.45mi	4/2.0 (+1)	1,760 (+13%)	4mo	$284,990	$162	49

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-39,831
• Equity at exit: $32,430

10-year hold

• IRR: -15.1%
• Equity multiple: 0.20×
• Total profit: $-48,612
• Equity at exit: $18,805

Cash invested: $60,900 (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: 1189
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$1,141
• Tax from tax record: −$394 /mo · $4,731/yr
• Insurance: −$91
• HOA: −$29
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-25

Break-even live

Break-even rent $2,094

Max offer price $213,051

Occupancy floor 96%

Sensitivity live

Price	-10% $98	-5% $36	+0% $-25	+5% $-87	+10% $-148
Rent	-10% $-188	-5% $-107	+0% $-25	+5% $56	+10% $138
Rate	-1.0pp $84	-0.5pp $30	base $-25	+0.5pp $-82	+1.0pp $-139

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Fishhawk Way Crosby, TX	3.0	2.0	1369	$1,783	$1.30	0d	1	0.93mi
711 Equinox St Crosby, TX	3.0	2.0	1802	$1,881	$1.04	45d	1	0.96mi
15722 E Astern Dr Crosby, TX	3.0	2.0	1996	$1,896	$0.95	14d	1	1.11mi
16318 River Wood Ct Crosby, TX	3.0	2.5	1681	$1,946	$1.16	3d	1	1.48mi
16807 Lisbon Ln Crosby, TX	3.0	2.5	2196	$1,910	$0.87	45d	1	1.50mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 26 events

1. 2026-06-21
   days on market $217,500 Pending 29 DOM
2. 2026-06-18
   days on market $217,500 Pending 26 DOM
3. 2026-06-17
   days on market $217,500 Pending 25 DOM
4. 2026-06-16
   days on market $217,500 Pending 24 DOM
5. 2026-06-15
   statusdays on market $217,500 Pending 23 DOM
6. 2026-06-13
   days on market $217,500 Active 21 DOM
7. 2026-06-09
   days on market $217,500 Active 17 DOM
8. 2026-06-08
   days on market $217,500 Active 16 DOM
9. 2026-06-07
   pricedays on market $217,500 Active 15 DOM
10. 2026-06-04
    days on market $225,000 Active 12 DOM
11. 2026-06-03
    days on market $225,000 Active 11 DOM
12. 2026-06-02
    days on market $225,000 Active 10 DOM
13. 2026-06-01
    days on market $225,000 Active 9 DOM
14. 2026-05-31
    days on market $225,000 Active 8 DOM
15. 2026-05-23
    listed $225,000 Active
16. 2018-07-27
    soldstatus
17. 2018-07-26
    soldstatus Sold 525-char remark

    Show marketing remark (525 chars)

    Charming Craftsman style SINGLE STORY 3/2/2 home in Crosby Village, a neighborhood of homes. Open concept (and split) floorplan makes for great entertaining and family gatherings. NEW CARPET AND PAINT. TECH SHIELD in the attic. Crosby Village is close to Lake Houston, Atascosita and easy access to US 90. Just 23 miles to downtown. Country living just minutes from Houston. Things neighbors on Nextdoor like about Crosby Village: Neighbors, Well maintained, Clean, Family friendly, Welcoming, Private, Close freeway access.

18. 2018-07-05
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Charming Craftsman style SINGLE STORY 3/2/2 home in Crosby Village, a neighborhood of homes. Open concept (and split) floorplan makes for great entertaining and family gatherings. NEW CARPET AND PAINT. TECH SHIELD in the attic. Crosby Village is close to Lake Houston, Atascosita and easy access to US 90. Just 23 miles to downtown. Country living just minutes from Houston. Things neighbors on Nextdoor like about Crosby Village: Neighbors, Well maintained, Clean, Family friendly, Welcoming, Private, Close freeway access.

19. 2018-06-27
    status Option Pending 525-char remark

    Show marketing remark (525 chars)

    Charming Craftsman style SINGLE STORY 3/2/2 home in Crosby Village, a neighborhood of homes. Open concept (and split) floorplan makes for great entertaining and family gatherings. NEW CARPET AND PAINT. TECH SHIELD in the attic. Crosby Village is close to Lake Houston, Atascosita and easy access to US 90. Just 23 miles to downtown. Country living just minutes from Houston. Things neighbors on Nextdoor like about Crosby Village: Neighbors, Well maintained, Clean, Family friendly, Welcoming, Private, Close freeway access.

20. 2018-06-12
    price $169,900 525-char remark

    Show marketing remark (525 chars)

    Charming Craftsman style SINGLE STORY 3/2/2 home in Crosby Village, a neighborhood of homes. Open concept (and split) floorplan makes for great entertaining and family gatherings. NEW CARPET AND PAINT. TECH SHIELD in the attic. Crosby Village is close to Lake Houston, Atascosita and easy access to US 90. Just 23 miles to downtown. Country living just minutes from Houston. Things neighbors on Nextdoor like about Crosby Village: Neighbors, Well maintained, Clean, Family friendly, Welcoming, Private, Close freeway access.

21. 2018-05-21
    status Active 525-char remark

    Show marketing remark (525 chars)

    Charming Craftsman style SINGLE STORY 3/2/2 home in Crosby Village, a neighborhood of homes. Open concept (and split) floorplan makes for great entertaining and family gatherings. NEW CARPET AND PAINT. TECH SHIELD in the attic. Crosby Village is close to Lake Houston, Atascosita and easy access to US 90. Just 23 miles to downtown. Country living just minutes from Houston. Things neighbors on Nextdoor like about Crosby Village: Neighbors, Well maintained, Clean, Family friendly, Welcoming, Private, Close freeway access.

22. 2018-05-16
    status Option Pending 525-char remark

    Show marketing remark (525 chars)

    Charming Craftsman style SINGLE STORY 3/2/2 home in Crosby Village, a neighborhood of homes. Open concept (and split) floorplan makes for great entertaining and family gatherings. NEW CARPET AND PAINT. TECH SHIELD in the attic. Crosby Village is close to Lake Houston, Atascosita and easy access to US 90. Just 23 miles to downtown. Country living just minutes from Houston. Things neighbors on Nextdoor like about Crosby Village: Neighbors, Well maintained, Clean, Family friendly, Welcoming, Private, Close freeway access.

23. 2018-04-21
    listed $174,900 Active 525-char remark

    Show marketing remark (525 chars)

    Charming Craftsman style SINGLE STORY 3/2/2 home in Crosby Village, a neighborhood of homes. Open concept (and split) floorplan makes for great entertaining and family gatherings. NEW CARPET AND PAINT. TECH SHIELD in the attic. Crosby Village is close to Lake Houston, Atascosita and easy access to US 90. Just 23 miles to downtown. Country living just minutes from Houston. Things neighbors on Nextdoor like about Crosby Village: Neighbors, Well maintained, Clean, Family friendly, Welcoming, Private, Close freeway access.

24. 2009-04-09
    soldstatus 115-char remark

    Show marketing remark (115 chars)

    OPEN CONCEPT 3/2/2, HUGE FAMILY ROOM, LUXURY BATH, UPGRADE CARPET, TILE IN KITCHEN,LIGHT FIXTURES AND THE ELEVATION

25. 2009-03-17
    historical 115-char remark

    Show marketing remark (115 chars)

    OPEN CONCEPT 3/2/2, HUGE FAMILY ROOM, LUXURY BATH, UPGRADE CARPET, TILE IN KITCHEN,LIGHT FIXTURES AND THE ELEVATION

26. 2009-02-28
    listed $130,195 115-char remark

    Show marketing remark (115 chars)

    OPEN CONCEPT 3/2/2, HUGE FAMILY ROOM, LUXURY BATH, UPGRADE CARPET, TILE IN KITCHEN,LIGHT FIXTURES AND THE ELEVATION

ⓘ 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: $4,731 · $394/mo
• Projected year-2 tax: $4,731 · $394/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $24,749
• − Mortgage interest: −$12,183
• − Property taxes: −$4,731
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − HOA: −$348
• − Depreciation: −$6,327
• Taxable loss: −$3,888
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $631/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

• Census place: Crosby, TX
• 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

+72.8% since first listed

12 events — show timeline

• 2026-05-23 Listed $225,000 HARMLS
• 2018-07-27 Sold (Public Records) — Public Records
• 2018-07-26 Sold (MLS) — HARMLS
• 2018-07-05 Pending — HARMLS
• 2018-06-27 Pending — HARMLS
• 2018-06-12 Price Changed $169,900 HARMLS
• 2018-05-21 Relisted — HARMLS
• 2018-05-16 Pending — HARMLS
• 2018-04-21 Listed $174,900 HARMLS
• 2009-04-09 Sold (MLS) — HARMLS
• 2009-03-17 Listing Removed — HARMLS
• 2009-02-28 Listed $130,195 HARMLS

Property tax history

+7.0%/yr

Latest (2025): $4,731 · +4.2% YoY. Source: county tax records.