20922 Harvest Terrace Ln · Houston, TX 77379

$285,000

3 bd · 2.5 ba · 2,387 sqft · SingleFamily public records · 1 Days on market

Built 2003 5,736 sqft lot Est $337k · 15% 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 +14.4/15.0
• Cash flow +9.1/30.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 3 bedrooms, two and half bathroom. Gorgeous home, close to everything. So many updates to mention. Beautiful wood flooring throughout the first floor. Tile in the kitchen, gorgeous granite counter tops and stainless steel appliances in the kitchen. Fresh paint throughout the house. All bathrooms updated with granite countertops and tile floors. Spacious game room upstairs and brand new carpet throughout second floor. PRICE TO SELL ! WILL GO FAST!

Key facts

• Versatile flex space
• Private backyard
• Two story home

Tags

• TWO STORY HOME
• FUNCTIONAL FLOOR PLAN
• WELL APPOINTED KITCHEN
• LARGE PRIMARY SUITE
• VERSATILE FLEX SPACE
• PRIVATE BACKYARD

Property features AI

Finance

• HOA & community: Spring Brook HOA; Annual HOA fee of $350; HOA covers common areas and recreation facilities; Community amenities include dog park and playground

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2003; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Deck; Patio; Private yard; Fenced backyard; Subdivision lot

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on second level (15 x 19); Bedroom on second level (11 x 11); Bedroom on second level (11 x 12); Den on second level (15 x 17); Living room on first level (14 x 25); Total of 5 rooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Ceiling fans; Programmable thermostat; Gas log fireplace (1)
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (12.3% below list).
• Recommended offer: $247k (13.5% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: crime F.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Krimmel Intermed (math 51% / reading 52%, grade C, #318 of 1,662 statewide, top 20%, 1,294 students, 42% FRL); Klein Oak H S (math 47% / reading 60%, grade C-, #428 of 1,632 statewide, top 27%, 3,621 students, 38% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents soft (-1.9%/yr); 622 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $9k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,598 (13.5% 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. 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?
6. 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?
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: 0.88% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $336,567
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6214 Cottage Stream Ln	0.10mi	4/2.5 (+1)	2,632 (+10%)	1mo	$285,000	$108	72
20938 Thistleberry Ln	0.31mi	4/2.5 (+1)	2,472 (+4%)	3mo	$389,000	$157	72
21023 Harvest Terrace Ln	0.06mi	4/2.5 (+1)	2,200 (-8%)	10mo	$280,000	$127	71
20910 Auburn Ridge Ln	0.49mi	3/2.5	2,320 (-3%)	8mo	$335,000	$144	66
6110 Wilcox Point Dr	0.60mi	3/2.5	2,429 (+2%)	8mo	$299,000	$123	63
21715 Flecherwood Ct	0.52mi	4/2.5 (+1)	2,524 (+6%)	2mo	$325,000	$129	60
6506 Rose Willow Ln	0.61mi	4/2.5 (+1)	2,540 (+6%)	1mo	$339,786	$134	55
6107 Menor Crest Dr	0.54mi	3/2.5	2,135 (-11%)	6mo	$299,999	$141	52
21803 Leigh Creek Dr	0.65mi	4/2.5 (+1)	2,239 (-6%)	4mo	$310,000	$138	51
6522 Rose Willow Ln	0.65mi	3/2.0	2,101 (-12%)	4mo	$335,000	$159	45
21838 Mt Hunt Dr	0.74mi	4/3.5 (+1)	2,470 (+4%)	9mo	$355,000	$144	43
21810 Mt Hunt Dr	0.68mi	4/2.5 (+1)	2,648 (+11%)	7mo	$379,000	$143	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.5%
• Equity multiple: 0.16×
• Total profit: $-67,178
• Equity at exit: $42,494

10-year hold

• IRR: -37.7%
• Equity multiple: -0.30×
• Total profit: $-103,923
• Equity at exit: $24,642

Cash invested: $79,800 (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 77379

• Home prices YoY: -34.7%
• Rents YoY: -1.9%
• Active inventory: 622
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,499 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$549 /mo · $6,594/yr
• Insurance: −$119
• HOA: −$29
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-217

Break-even live

Break-even rent $2,774

Max offer price $246,598

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5907 Wrest Point Ct Spring, TX	4.0	2.5	2587	$5,500	$2.13	43d	1	0.51mi
21155 Gosling Rd Spring, TX	3.0	2.0–2.5	2700	$1,725	$0.64	3d	6	0.57mi
21334 Bella Luna Ct Spring, TX	4.0	2.5	2562	$2,210	$0.86	11d	1	0.58mi
6535 Fairbrook Park Ln Spring, TX	4.0	2.5	2231	$2,250	$1.01	43d	1	0.60mi
6110 Wilcox Point Dr Spring, TX	3.0	2.5	2429	$2,245	$0.92	43d	1	0.61mi
6411 Sparrows Glen Ln Spring, TX	3.0	2.5	2390	$2,223	$0.93	43d	1	0.64mi
21831 Catoosa Dr Spring, TX	4.0	2.5	2287	$2,100	$0.92	43d	1	0.67mi
21801 Northcrest Dr Unit 3228 Spring, TX	3.0	2.0	1607	$2,272	$1.41	3d	1	0.80mi
21801 Northcrest Dr Unit 3174 Spring, TX	3.0	2.0	1607	$2,304	$1.43	11d	1	0.80mi
21801 Northcrest Dr Unit 21834 Spring, TX	3.0	2.0	1607	$2,305	$1.43	43d	1	0.80mi
22197 Northcrest Dr Spring, TX	3.0	2.0	1592	$2,260	$1.42	24d	1	0.84mi
21801 Northcrest Dr Unit 3047 Spring, TX	3.0	2.0	1607	$2,304	$1.43	3d	1	0.86mi
7801 FM 2920 Rd Spring, TX	1.0–4.0	1.0–3.5	1314	$2,597	$1.98	2d	39	1.45mi
5215 Rivertree Ln Spring, TX	4.0	2.0	1662	$2,300	$1.38	43d	1	1.49mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $285,000 Active 1 DOM

ⓘ 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: $6,594 · $549/mo
• Projected year-2 tax: $6,594 · $549/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $29,991
• − Mortgage interest: −$15,964
• − Property taxes: −$6,594
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − HOA: −$348
• − Depreciation: −$8,291
• Taxable loss: −$7,430
• Est. tax savings @ 24.0%: +$1,783
• After-tax cash flow: $-826/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 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): 85,190
• Household income: $107,486
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 2220.0

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 0.68)
• Race & ethnicity: White 49% Hispanic / Latino 24% Two or more races 15% Black 11% Asian 11%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 71% English-only · Spanish 16% Other Indo-European 5% Other Asian/Pacific 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: ▼ -116.58%
• Current HPI: 218.9608
• Rent YoY: ▼ -1.95%
• 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

+43.2% since first listed

18 events — show timeline

• 2026-06-18 Listed $285,000 HARMLS
• 2017-03-22 Sold (Public Records) — Public Records
• 2017-03-22 Sold (Public Records) — Public Records
• 2017-03-17 Sold (MLS) — HARMLS
• 2017-02-23 Pending — HARMLS
• 2017-02-15 Pending — HARMLS
• 2017-02-02 Listed $174,900 HARMLS
• 2017-01-31 Listing Removed — HARMLS
• 2016-11-23 Price Changed $181,000 HARMLS
• 2016-09-27 Price Changed $183,995 HARMLS
• 2016-09-27 Relisted — HARMLS
• 2016-09-09 Listing Removed — HARMLS
• 2016-08-16 Sold (Public Records) — Public Records
• 2016-07-22 Price Changed $184,995 HARMLS
• 2016-07-09 Price Changed $189,995 HARMLS
• 2016-06-09 Price Changed $194,995 HARMLS
• 2016-05-23 Listed $199,000 HARMLS
• 2016-04-21 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $6,594 · +0.5% YoY. Source: county tax records.