20718 Tayman Oaks Dr · Houston, TX 77433

$230,000

3 bd · 2.5 ba · 1,731 sqft · SingleFamily public records · 39 Days on market

Built 2008 5,384 sqft lot $133/sqft · 13% below area Est $266k · 13% under $46/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 +15.0/30.0
• ARV discount +13.6/15.0
• 1% rule +5.3/10.0
• DSCR +4.6/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Two story home featuring an open-concept layout, 3 bedrooms and 2 full baths. The spacious family flows seamlessly into the kitchen and adjoining dining area. The primary suite offers a walk-in closet and an en-suite bath with a soaking tub and separate shower. Oversized, fenced backyard. Conveniently located just minutes from zoned Cy Fair ISD schools, the Grand Parkway, shopping and restaurants.

Key facts

• Walk-in closet
• Soaking tub
• En-suite bath

Tags

• OPEN-CONCEPT LAYOUT
• WALK-IN CLOSET
• EN-SUITE BATH
• SOAKING TUB
• SEPARATE SHOWER
• OVERSIZED FENCED BACKYARD

Property features AI

Finance

• HOA & community: Association: Canyon Vlg at Cypress Springs; Annual association fee of $550; Community features include curbs and gutters

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2008; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Fenced backyard; Private yard; Subdivision setting; Concrete road access

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave
• Bedrooms: Primary bedroom on second floor (16x15); Bedroom on second floor (12x11); Bedroom on second floor (11x11)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (Gas); Central air conditioning (Electric)
• Interior features: Breakfast bar; Kitchen/family room combo; Kitchen/dining combo; Primary bedroom with bath; Soaking tub; Separate shower

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $71 ($853/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hopper Middle (math 24% / reading 34%, grade F, #1,103 of 1,662 statewide, top 67%, 930 students, 80% FRL); Cypress Springs H S (math 35% / reading 60%, grade D, #583 of 1,632 statewide, top 36%, 2,788 students, 68% FRL) — zoned schools average 74% FRL vs 43% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 2065 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 (-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 39 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 5 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.03% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 8.1

CMA / ARV

• ARV (median comp): $265,822
• List price: $230,000
• Delta: -13.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7806 Coco Verde Dr	0.22mi	3/2.0	1,679 (-3%)	1mo	$329,000	$196	82
7554 Appleberry Dr	0.35mi	3/2.0	1,812 (+5%)	2mo	$275,000	$152	72
21119 Sherrell Bay Dr	0.42mi	4/3.0 (+1)	1,712 (-1%)	3mo	$330,000	$193	69
20730 Cypress Crescent Ln	0.11mi	3/2.5	1,967 (+14%)	4mo	$270,000	$137	69
20519 Holly Barr Ln	0.57mi	3/2.5	1,751 (+1%)	4mo	$269,999	$154	68
21106 Garden Palm Dr	0.23mi	3/2.5	1,948 (+12%)	4mo	$315,000	$162	65
7514 Appleberry Dr	0.43mi	3/2.0	1,605 (-7%)	4mo	$237,800	$148	62
21043 Salt Rock Dr	0.30mi	4/2.5 (+1)	1,900 (+10%)	3mo	$344,900	$182	62
7606 Blue Coast Ct	0.56mi	3/2.5	1,852 (+7%)	2mo	$312,995	$169	61
21042 Salt Rock Dr	0.28mi	4/2.0 (+1)	1,544 (-11%)	6mo	$319,900	$207	57
8126 Coco Bluff Dr	0.58mi	3/2.5	1,880 (+9%)	4mo	$305,000	$162	55
7402 Bering Landing Dr	0.73mi	3/2.0	1,630 (-6%)	0mo	$249,990	$153	54

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: -18.0%
• Equity multiple: 0.39×
• Total profit: $-39,504
• Equity at exit: $34,294

10-year hold

• IRR: -18.6%
• Equity multiple: 0.15×
• Total profit: $-54,672
• Equity at exit: $19,886

Cash invested: $64,400 (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 77433

• Home prices YoY: -28.5%
• Rents YoY: -1.3%
• Active inventory: 2065
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,363 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$448 /mo · $5,372/yr
• Insurance: −$96
• HOA: −$46
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $71

Break-even live

Break-even rent $2,273

Max offer price $230,000

Occupancy floor 92%

Sensitivity live

Price	-10% $201	-5% $136	+0% $71	+5% $6	+10% $-59
Rent	-10% $-116	-5% $-22	+0% $71	+5% $164	+10% $258
Rate	-1.0pp $187	-0.5pp $130	base $71	+0.5pp $11	+1.0pp $-49

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21010 Treasure Gate Ln Cypress, TX	4.0	2.0	2157	$2,768	$1.28	44d	1	0.23mi
21054 Montego Breeze Ln Cypress, TX	3.0–5.0	2.0–3.5	1935	$2,199	$1.14	14d	21	0.25mi
21038 Treasure Gate Ln Cypress, TX	4.0	2.5	1804	$2,676	$1.48	44d	1	0.26mi
21114 Montego Bay Dr Cypress, TX	3.0	2.5	2124	$2,499	$1.18	44d	1	0.53mi
20519 Keegans Ledge Ln Cypress, TX	4.0	3.0	1907	$2,100	$1.10	44d	1	0.54mi
21034 Shore Oak Dr Cypress, TX	4.0	3.0	2110	$2,950	$1.40	44d	1	0.58mi
7310 Coconut Bay Dr Cypress, TX	4.0	2.0	1620	$2,307	$1.42	44d	1	0.59mi
21038 Bay Village Dr Cypress, TX	4.0	2.5	1904	$2,491	$1.31	44d	1	0.62mi
7546 Coral Terrace Dr Cypress, TX	3.0	2.5	2050	$2,699	$1.32	44d	1	0.67mi
7911 Tuscan Cypress Dr Cypress, TX	4.0	3.0	1730	$2,475	$1.43	44d	1	0.74mi
21235 Catalina Palm Dr Cypress, TX	4.0	2.0	1756	$2,600	$1.48	44d	1	0.74mi
20211 Longenbaugh Rd Cypress, TX	1.0–3.0	1.0–2.0	1065	$2,500	$2.35	0d	25	0.74mi
20126 Breezy Oak Ct Cypress, TX	3.0	2.0	1667	$2,100	$1.26	5d	1	0.76mi
20217 Longenbaugh Rd Cypress, TX	2.0	2.0	1112	$1,565	$1.41	44d	1	0.79mi
21054 Breezeway Cove Dr Bridgeland, TX	3.0–4.0	2.5–3.5	1784	$2,450	$1.37	0d	41	0.80mi
19943 Crested Hill Ln Cypress, TX	3.0	2.0	1204	$1,621	$1.35	8d	1	0.89mi
19939 Longenbaugh Rd Cypress, TX	1.0–2.0	1.0–2.0	933	$2,105	$2.26	3d	15	0.91mi
20123 Braley Ct Cypress, TX	3.0	2.5	1726	$1,976	$1.14	0d	1	0.91mi
19917 Stoney Haven Dr Cypress, TX	2.0	1.5	1060	$1,579	$1.49	44d	1	1.05mi
20735 Dewberry Creek Ln Katy, TX	4.0	2.0	1609	$1,756	$1.09	23d	1	1.10mi
19758 Crossfalls Ln Cypress, TX	4.0	2.5	2156	$2,070	$0.96	45d	1	1.14mi
7558 Magnolia Orchid Ln Cypress, TX	4.0	2.5	1743	$2,390	$1.37	44d	1	1.17mi
6810 N Fry Rd Katy, TX	1.0–3.0	1.0–3.0	1151	$2,683	$2.33	0d	58	1.20mi
21035 Carmel Valley Dr Katy, TX	3.0	2.0	1431	$1,791	$1.25	25d	1	1.21mi
7850 Maverick Trace Ln Cypress, TX	3.0	3.0	1852	$1,875	$1.01	44d	1	1.24mi
19903 Mountain Dale Dr Cypress, TX	3.0	2.0	1356	$1,896	$1.40	0d	1	1.28mi
19738 Tacoma Bluff Dr Cypress, TX	4.0	2.5	2238	$5,000	$2.23	23d	1	1.32mi
21447 FM 529 Rd Cypress, TX	1.0–3.0	1.0–2.0	996	$2,205	$2.21	0d	28	1.32mi
20507 Barker Bend Ct Katy, TX	3.0	2.0	1488	$1,825	$1.23	44d	1	1.33mi
19715 Swan Valley Dr Cypress, TX	3.0	2.0	1380	$1,886	$1.37	44d	1	1.37mi
6642 High Stone Ln Katy, TX	4.0	2.0	2091	$1,999	$0.96	44d	1	1.41mi
6506 Garden Canyon Dr Katy, TX	3.0	2.0	1842	$1,895	$1.03	23d	1	1.43mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 26 events

1. 2026-06-21
   days on market $230,000 Active 39 DOM
2. 2026-06-18
   days on market $230,000 Active 36 DOM
3. 2026-06-17
   days on market $230,000 Active 35 DOM
4. 2026-06-16
   days on market $230,000 Active 34 DOM
5. 2026-06-15
   days on market $230,000 Active 33 DOM
6. 2026-06-13
   days on market $230,000 Active 31 DOM
7. 2026-06-13
   days on market $230,000 Active 30 DOM
8. 2026-06-09
   days on market $230,000 Active 27 DOM
9. 2026-06-08
   days on market $230,000 Active 26 DOM
10. 2026-06-07
    days on market $230,000 Active 25 DOM
11. 2026-06-04
    days on market $230,000 Active 22 DOM
12. 2026-06-03
    days on market $230,000 Active 21 DOM
13. 2026-06-02
    days on market $230,000 Active 20 DOM
14. 2026-06-01
    days on market $230,000 Active 19 DOM
15. 2026-05-31
    days on market $230,000 Active 18 DOM
16. 2026-05-15
    status Active 400-char remark
17. 2026-05-07
    historical 400-char remark
18. 2026-05-05
    listed $230,000 Active 400-char remark
19. 2023-12-12
    historical $1,995
20. 2023-11-16
    listed $1,995
21. 2023-09-05
    historical $2,050
22. 2023-09-01
    listed $2,050
23. 2023-05-08
    soldstatus
24. 2009-03-26
    soldstatus
25. 2009-02-05
    historical
26. 2009-01-06
    listed $106,752

ⓘ 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: $5,372 · $448/mo
• Projected year-2 tax: $5,372 · $448/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 · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $28,356
• − Mortgage interest: −$12,884
• − Property taxes: −$5,372
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − HOA: −$552
• − Depreciation: −$6,691
• Taxable loss: −$2,830
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $1,532/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 116,550
• Household income: $143,934
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 1700.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 39% Hispanic / Latino 27% Black 17% Two or more races 14% Asian 13%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 2% Romanian 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 66% English-only · Spanish 19% Other Indo-European 4% Vietnamese 4%

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: ▼ -87.83%
• Current HPI: 220.2136
• Rent YoY: ▼ -1.27%
• 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

+115.5% since first listed

11 events — show timeline

• 2026-05-15 Relisted — HARMLS
• 2026-05-07 Listing Removed — HARMLS
• 2026-05-05 Listed $230,000 HARMLS
• 2023-12-12 Rental Removed $1,995 HARMLS
• 2023-11-16 Listed for Rent $1,995 HARMLS
• 2023-09-05 Rental Removed $2,050 HARMLS
• 2023-09-01 Listed for Rent $2,050 HARMLS
• 2023-05-08 Sold (Public Records) — Public Records
• 2009-03-26 Sold (MLS) — HARMLS
• 2009-02-05 Listing Removed — HARMLS
• 2009-01-06 Listed $106,752 HARMLS

Property tax history

+9.8%/yr

Latest (2025): $5,372 · -1.8% YoY. Source: county tax records.