5343 Tuscany Hills Ln · Spring, TX 77373

$250,000

3 bd · 2.0 ba · 1,660 sqft · SingleFamily public records · 16 Days on market

Built 2022 Good condition 4,887 sqft lot $151/sqft · 24% below area Est $330k · 24% under $33/mo HOA · 1% of rent ↓ 5% since listing

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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 +7.7/30.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A beautifully maintained 3-bedroom, 2-bathroom home with easy access to I-45, Hardy Toll, Intercontinental Airport, The Woodlands. A very open concept perfect for family and friends to gather for all the holidays. Unique features include radiant barrier in the attic, double pane windows, and a tankless water heater all designed to save on your utility bills. Plus a sprinkler system is already installed to keep you lawn looking fantastic, with covered back and front porch to enjoy it all.

Key facts

• Easy access to i-45
• Double pane windows
• Sprinkler system

Tags

• EASY ACCESS TO I-45
• RADIANT BARRIER IN THE ATTIC
• DOUBLE PANE WINDOWS
• TANKLESS WATER HEATER
• SPRINKLER SYSTEM
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (8.8% below list).
• Recommended offer: $199k (20.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#635 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools C-, crime D, amenities F.
• Spring ISD (suburban): math 19% / reading 26% proficiency, ranked #730 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.3%/yr); 595 active listings in the ZIP; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,632 (20.5% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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: 0.91% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 9.1

CMA / ARV

• ARV (median comp): $330,468
• List price: $250,000
• Delta: -22.84%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24031 Saddlestone Green Dr	0.29mi	3/2.0	1,539 (-7%)	24mo	$277,990	$181	55
5603 Redstone Gardens Dr	0.31mi	3/2.5	1,858 (+12%)	20mo	$282,990	$152	47
23814 Gold Cypress Dr	0.66mi	3/2.0	1,539 (-7%)	19mo	$279,990	$182	41
5810 Hampton Valley Dr	0.53mi	3/2.0	1,489 (-10%)	21mo	$255,990	$172	41

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: -28.9%
• Equity multiple: 0.06×
• Total profit: $-65,453
• Equity at exit: $37,276

10-year hold

• IRR: -53.0%
• Equity multiple: -0.51×
• Total profit: $-105,612
• Equity at exit: $21,615

Cash invested: $70,000 (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 77373

• Rents YoY: -0.3%
• Active inventory: 595
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,280 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$643 /mo · $7,721/yr
• Insurance: −$104
• HOA: −$33
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-291

Break-even live

Break-even rent $2,648

Max offer price $198,632

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-220	+0% $-291	+5% $-362	+10% $-432
Rent	-10% $-471	-5% $-381	+0% $-291	+5% $-201	+10% $-111
Rate	-1.0pp $-165	-0.5pp $-227	base $-291	+0.5pp $-356	+1.0pp $-421

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-18
   days on market $250,000 Active 16 DOM
2. 2026-06-17
   days on market $250,000 Active 15 DOM
3. 2026-06-16
   days on market $250,000 Active 14 DOM
4. 2026-06-15
   days on market $250,000 Active 13 DOM
5. 2026-06-13
   days on market $250,000 Active 11 DOM
6. 2026-06-13
   days on market $250,000 Active 10 DOM
7. 2026-06-09
   days on market $250,000 Active 7 DOM
8. 2026-06-08
   days on market $250,000 Active 6 DOM
9. 2026-06-07
   days on market $250,000 Active 5 DOM
10. 2026-06-04
    days on market $250,000 Active 2 DOM
11. 2026-06-02
    pricedays on marketlisting id $250,000 Active 1 DOM
12. 2026-06-01
    days on market $255,000 Active 270 DOM
13. 2026-05-31
    days on market $255,000 Active 269 DOM
14. 2025-09-04
    listed $255,000 Active 492-char remark

    Show marketing remark (492 chars)

    A beautifully maintained 3-bedroom, 2-bathroom home with easy access to I-45, Hardy Toll, Intercontinental Airport, The Woodlands. A very open concept perfect for family and friends to gather for all the holidays. Unique features include radiant barrier in the attic, double pane windows, and a tankless water heater all designed to save on your utility bills. Plus a sprinkler system is already installed to keep you lawn looking fantastic, with covered back and front porch to enjoy it all.

15. 2023-08-06
    historical
16. 2023-05-05
    soldstatus Sold 565-char remark

    Show marketing remark (565 chars)

    INCREDIBLE NEW D. R. HORTON BUILT 1 STORY! READY FOR MOVE-IN! Great Open Concept Interior Layout + Popular Split Plan Design! Island Kitchen with Stone Colored Cabinetry & Corner Pantry Opens onto Spacious Living & Dining Areas! Privately Located Primary Suite Offers Walk-In Closet + Great Bath with Oversized Soaker Tub! Big Secondary Bedrooms! Guest Bath with Tub/Shower Combo! Generously Sized Indoor Utility Room! Covered Back Patio + Landscape Package! Wonderful Community Park - AND Easy Access to I-45, the Hardy Toll Road, and Beltway 8! HURRY!

17. 2023-04-25
    status Pending, Continue to Show 565-char remark

    Show marketing remark (565 chars)

    INCREDIBLE NEW D. R. HORTON BUILT 1 STORY! READY FOR MOVE-IN! Great Open Concept Interior Layout + Popular Split Plan Design! Island Kitchen with Stone Colored Cabinetry & Corner Pantry Opens onto Spacious Living & Dining Areas! Privately Located Primary Suite Offers Walk-In Closet + Great Bath with Oversized Soaker Tub! Big Secondary Bedrooms! Guest Bath with Tub/Shower Combo! Generously Sized Indoor Utility Room! Covered Back Patio + Landscape Package! Wonderful Community Park - AND Easy Access to I-45, the Hardy Toll Road, and Beltway 8! HURRY!

18. 2023-04-23
    listed $267,140 Active 565-char remark

    Show marketing remark (565 chars)

    INCREDIBLE NEW D. R. HORTON BUILT 1 STORY! READY FOR MOVE-IN! Great Open Concept Interior Layout + Popular Split Plan Design! Island Kitchen with Stone Colored Cabinetry & Corner Pantry Opens onto Spacious Living & Dining Areas! Privately Located Primary Suite Offers Walk-In Closet + Great Bath with Oversized Soaker Tub! Big Secondary Bedrooms! Guest Bath with Tub/Shower Combo! Generously Sized Indoor Utility Room! Covered Back Patio + Landscape Package! Wonderful Community Park - AND Easy Access to I-45, the Hardy Toll Road, and Beltway 8! HURRY!

ⓘ 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: $7,721 · $643/mo
• Projected year-2 tax: $7,721 · $643/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 20 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: $27,355
• − Mortgage interest: −$14,004
• − Property taxes: −$7,721
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − HOA: −$396
• − Depreciation: −$7,273
• Taxable loss: −$7,666
• Est. tax savings @ 24.0%: +$1,840
• After-tax cash flow: $-1,650/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level and no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior and interior walls, landscaping improvements, and updating the kitchen appliances and bathroom fixtures.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Resale Bathroom fixtures — Modern fixtures improve the home's appeal to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Modern fixtures improve the home's appeal to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Spring ISD
• NCES district ID: 4841220
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,584
• Composite: 20.12/100
• National rank: #8643
• State rank: #730 of 826 in TX

Livability — Spring

• Score: 66/100
• State rank: #635
• US rank: #12101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring, TX
• County: Harris County · 4,702,590 people
• City population: 430,529
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,739
• Household income: $88,617
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 1050.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 23% Two or more races 22% Asian 3%
• Hispanic origin (detail): Mexican 27% Puerto Rican 2% Cuban 2% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 32% Vietnamese 1% Other Indo-European 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: ▼ -142.98%
• Current HPI: 251.7231
• Rent YoY: ▼ -0.30%
• 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

-4.5% since first listed

5 events — show timeline

• 2025-09-04 Listed $255,000 HARMLS
• 2023-08-06 Rental Removed — APPFOLIO
• 2023-05-05 Sold (MLS) — HARMLS
• 2023-04-25 Pending — HARMLS
• 2023-04-23 Listed $267,140 HARMLS

Property tax history

+55.3%/yr

Latest (2025): $7,721 · +2.3% YoY. Source: county tax records.