To protect your pocket, we start with the After Repair Value (ARV). Our market data puts your high-end potential at $290,000. For a 2,128 sqft home, a standard "investor-grade" renovation (floors, paint, kitchen refresh) usually runs about $15–$20 per square foot, or roughly $35,000.
| Investment Goal | The Math | Max Offer |
| :--- | :--- | :--- |
| Fix & Flip | 70% ARV - Repairs | ~$168,000 |
| Rental (BRRRR) | 75% ARV - Repairs | ~$182,500 |
Crosby is a stable "hold" market. Since nearby rentals are hitting $2,200/mo, a Buy & Hold strategy is likely your winning move here. Just remember that the $4,589 annual tax bill and $50 monthly HOA are fixed costs that don't sleep.
If you're buying this as a primary residence, you have more wiggle room, but for an investment, don't let the "estimated value" of $262,200 cloud your judgment. Stick to the numbers to ensure you stay cash-flow positive from day one.