6007 Summer Oaks Dr · Atascocita, TX 77346

$299,500

4 bd · 2.0 ba · 2,821 sqft · SingleFamily public records · 28 Days on market

Built 1988 8,807 sqft lot Est $302k · at est. $46/mo HOA · 2% 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 +9.2/30.0
• ARV discount +7.8/15.0
• Appreciation +4.5/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

When Perry built this home he created the perfect floorplan for any size family. It has been freshened up and is now ready for showings. This 4 bedroom home has lots of closets and a kitchen fit for the the whole gang to cook in and if you think that is big wait to see the master bath...Call for your appt. today to see this masterpiece.

Key facts

• New furnace
• Split-floor plan
• New hvac

Tags

• SPLIT-FLOOR PLAN
• EXTENDED PATIO
• NEW ROOF
• NEW FURNACE
• NEW HVAC
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (12.5% below list).
• Recommended offer: $260k (13.2% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 4.1% in Atascocita — 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 70/100 on livability (#346 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Humble ISD (urban): math 38% / reading 44% proficiency, ranked #262 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Timberwood Middle (math 31% / reading 46%, grade F, #704 of 1,662 statewide, top 43%, 1,094 students, 54% FRL); Atascocita H S (math 41% / reading 52%, grade D-, #621 of 1,632 statewide, top 38%, 3,829 students, 42% FRL) — zoned schools average 48% FRL vs 32% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 669 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 28 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 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: moderate flood risk; 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 $259,897 (13.2% 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. 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?
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: 0.88% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $301,847
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6007 Summer Oaks Dr	0.00mi	4/2.0	2,821 (0%)	1mo	$299,500	$106	99
5706 Upper Lake Dr	0.38mi	4/2.5	2,667 (-6%)	1mo	$285,000	$107	70
19518 Alinawood Dr	0.49mi	4/2.5	2,634 (-7%)	1mo	$265,000	$101	63
5519 Coon Tree Ct	0.52mi	4/2.5	3,002 (+6%)	2mo	$265,000	$88	61
5422 Enchanted Mist Dr	0.68mi	4/2.5	2,876 (+2%)	2mo	$299,900	$104	61
5726 Green Timbers Dr	0.55mi	4/2.5	2,592 (-8%)	1mo	$249,999	$96	58
5606 Timbers Trail Dr	0.46mi	4/2.5	2,498 (-11%)	1mo	$255,000	$102	57
20430 Silver Oak Trl	0.66mi	4/2.5	2,644 (-6%)	0mo	$347,500	$131	56
20610 Water Point Trl	0.69mi	4/3.5	2,693 (-4%)	2mo	$359,900	$134	53
19102 Milloak Dr	0.55mi	4/2.5	2,490 (-12%)	2mo	$315,000	$127	52
19815 Emerald Bend Way	0.73mi	4/3.0	2,518 (-11%)	0mo	$375,150	$149	44
7342 Crown Maples Dr	0.73mi	4/3.0	2,518 (-11%)	2mo	$374,160	$149	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.95% appreciation · 0.09% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.48×
• Total profit: $-43,490
• Equity at exit: $72,955

10-year hold

• IRR: -8.5%
• Equity multiple: 0.29×
• Total profit: $-59,373
• Equity at exit: $77,171

Cash invested: $83,860 (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 77346

• Home prices YoY: -0.4%
• Rents YoY: 0.1%
• Active inventory: 669
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$1,571
• Tax from tax record: −$554 /mo · $6,645/yr
• Insurance: −$125
• HOA: −$46
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-224

Break-even live

Break-even rent $2,905

Max offer price $259,897

Occupancy floor —

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20914 Lake Park Trl Humble, TX	5.0	2.5	2462	$2,460	$1.00	5d	1	0.64mi
20618 Carmine Oak Ct Humble, TX	3.0	2.0	2087	$2,195	$1.05	44d	1	0.65mi
20906 Greenfield Trl Humble, TX	4.0	3.0	2603	$2,200	$0.85	44d	1	0.65mi
19322 Forest Fern Ct Humble, TX	4.0	2.5	2626	$3,500	$1.33	44d	1	0.67mi
20823 Water Point Trl Humble, TX	4.0	3.5	2550	$2,525	$0.99	22d	1	0.68mi
20707 Redbud Trl Humble, TX	3.0	2.5	1965	$2,450	$1.25	22d	1	0.78mi
6731 Auburn Oak Trl Humble, TX	3.0	2.5	2433	$2,345	$0.96	22d	1	0.87mi
19706 Water Point Trl Humble, TX	4.0	2.5	2753	$2,550	$0.93	24d	1	1.11mi
18810 Woodbreeze Dr Humble, TX	4.0	2.5	2200	$2,279	$1.04	24d	1	1.20mi
18810 Summer Anne Dr Humble, TX	4.0	2.5	3000	$2,376	$0.79	44d	1	1.23mi
18406 S Roaring River Ct Humble, TX	4.0	4.0	3319	$3,600	$1.08	44d	1	1.34mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-04-21
   status Pending
3. 2026-04-02
   listed $299,500 Active
4. 2009-10-15
   soldstatus
5. 2009-10-14
   soldstatus 338-char remark

   Show marketing remark (338 chars)

   When Perry built this home he created the perfect floorplan for any size family. It has been freshened up and is now ready for showings. This 4 bedroom home has lots of closets and a kitchen fit for the the whole gang to cook in and if you think that is big wait to see the master bath...Call for your appt. today to see this masterpiece.

6. 2009-09-03
   historical 338-char remark

   Show marketing remark (338 chars)

   When Perry built this home he created the perfect floorplan for any size family. It has been freshened up and is now ready for showings. This 4 bedroom home has lots of closets and a kitchen fit for the the whole gang to cook in and if you think that is big wait to see the master bath...Call for your appt. today to see this masterpiece.

7. 2009-05-24
   listed $162,000 338-char remark

   Show marketing remark (338 chars)

   When Perry built this home he created the perfect floorplan for any size family. It has been freshened up and is now ready for showings. This 4 bedroom home has lots of closets and a kitchen fit for the the whole gang to cook in and if you think that is big wait to see the master bath...Call for your appt. today to see this masterpiece.

8. 1988-09-29
   soldstatus

ⓘ 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: $6,645 · $554/mo
• Projected year-2 tax: $6,645 · $554/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 5/10 Major FEMA zone X (unshaded) · 65% 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 9/10 Extreme 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: $31,458
• − Mortgage interest: −$16,777
• − Property taxes: −$6,645
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − HOA: −$552
• − Depreciation: −$8,713
• Taxable loss: −$7,759
• Est. tax savings @ 24.0%: +$1,862
• After-tax cash flow: $-828/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: Humble ISD
• NCES district ID: 4823910
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $83,946
• Composite: 38.55/100
• National rank: #4171
• State rank: #262 of 826 in TX

Livability — Atascocita

• Score: 70/100
• State rank: #346
• US rank: #7586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atascocita, TX
• County: Harris County · 4,702,590 people
• City population: 79,538
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 79,538
• Household income: $122,241
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 1072.0

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 0.70)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 21% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 1% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 17% Other Indo-European 1% German/W. Germanic 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: ▼ -0.95%
• Current HPI: 218.0478
• Rent YoY: ▲ 0.09%
• 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

+84.9% since first listed

8 events — show timeline

• 2026-05-01 Pending — HARMLS
• 2026-04-21 Pending — HARMLS
• 2026-04-02 Listed $299,500 HARMLS
• 2009-10-15 Sold (Public Records) — Public Records
• 2009-10-14 Sold (MLS) — HARMLS
• 2009-09-03 Listing Removed — HARMLS
• 2009-05-24 Listed $162,000 HARMLS
• 1988-09-29 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $6,645 · -3.1% YoY. Source: county tax records.