19523 Valletta Green Dr · Houston, TX 77447

$324,990

4 bd · 3.5 ba · 2,471 sqft · SingleFamily public records · 34 Days on market

Built 2025 Good condition 5,766 sqft lot Est $348k · 7% under $135/mo HOA · 5% of rent ↓ 17% 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).

• Cash flow +12.9/30.0
• ARV discount +10.5/15.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNDECORATED FIELD MODEL - NEWLY RELEASED FOR SALE! Welcome to Cypress Green, a vibrant master-planned community in Hockley, TX, offering small-town charm with convenient access to HWY 290, HWY 249, shopping, dining, & top-rated schools. This STUNNING 2-story Maui plan features 4 spacious bedrooms, 2.5 baths, a private study, & an upstairs game room. The open-concept kitchen showcases upgraded finishes, stainless steel appliances, sleek granite countertops, & custom cabinetry. Laminate flooring flows through the main living areas, with tile in all wet zones for added durability & style. Upstairs you’ll find all bedrooms, 2 full baths, & a versatile game room perfect for play & relaxation. The owner’s suite offers a true retreat with a large closet, soaking tub, separate shower, & dual vanities. Enjoy the outdoors with a covered patio and no rear neighbors. Full sod & sprinkler system included. This home is move-in ready!

Key facts

• Custom cabinetry
• Open-concept kitchen
• Upgraded finishes

Tags

• MASTER-PLANNED COMMUNITY
• OPEN-CONCEPT KITCHEN
• UPGRADED FINISHES
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-26 ($-307/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (18.5% below list).
• Recommended offer: $265k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: schools D, crime F.
• Waller ISD (rural): math 30% / reading 35% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.6%/yr); 1790 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $10k 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 34 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $264,808 (18.5% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $348,411
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22123 Oceania Shores Dr	0.25mi	4/3.0	2,586 (+5%)	1mo	$399,990	$155	78
19715 Casa Brook Ln	0.24mi	4/3.5	2,779 (+12%)	0mo	$424,900	$153	68
21635 Carbonari Dr	0.64mi	4/3.5	2,400 (-3%)	1mo	$357,990	$149	65
21711 Piazza Maggiore Ln	0.48mi	4/2.5	2,331 (-6%)	1mo	$310,000	$133	63
19007 Cape Capasso Dr	0.30mi	4/3.5	2,836 (+15%)	0mo	$399,990	$141	62
19619 San Severino Dr	0.64mi	4/2.5	2,279 (-8%)	1mo	$320,990	$141	52
21611 Carbonari Dr	0.64mi	5/3.0 (+1)	2,637 (+7%)	0mo	$362,990	$138	52
21619 Carbonari Dr	0.64mi	5/3.0 (+1)	2,637 (+7%)	0mo	$364,990	$138	52
19018 Cape Capasso Dr	0.64mi	4/3.5	2,778 (+12%)	0mo	$374,990	$135	49
21930 Maddaloni View Dr	0.66mi	4/3.5	2,794 (+13%)	0mo	$360,940	$129	48
19022 Cape Capasso Dr	0.64mi	4/3.5	2,836 (+15%)	0mo	$376,990	$133	45
21934 Maddaloni View Dr	0.64mi	4/2.0	2,162 (-12%)	1mo	$362,990	$168	43

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-62,091
• Equity at exit: $48,457

10-year hold

• IRR: -20.9%
• Equity multiple: 0.05×
• Total profit: $-86,315
• Equity at exit: $28,099

Cash invested: $90,997 (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 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 1790
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,648 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$135
• HOA: −$135
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-26

Break-even live

Break-even rent $2,680

Max offer price $320,472

Occupancy floor 96%

Sensitivity live

Price	-10% $158	-5% $66	+0% $-26	+5% $-118	+10% $-210
Rent	-10% $-235	-5% $-130	+0% $-26	+5% $79	+10% $184
Rate	-1.0pp $138	-0.5pp $57	base $-26	+0.5pp $-110	+1.0pp $-195

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: $81,248
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22222 Opa Glen Dr Hockley, TX	4.0	3.0	2609	$2,850	$1.09	45d	1	0.24mi
22215 Scarlino Dr Hockley, TX	3.0	2.0	2099	$2,450	$1.17	23d	1	0.45mi
20313 Evergreen Cypress Dr Hockley, TX	2.0–5.0	2.0–3.5	2051	$2,712	$1.32	0d	1	1.02mi
20703 Solstice Point Dr Hockley, TX	3.0	2.0	1912	$1,876	$0.98	0d	1	1.03mi
22023 Lost Lantern Dr Hockley, TX	3.0–4.0	2.0	1601	$1,901	$1.19	0d	1	1.14mi
20718 Round Key Dr Hockley, TX	4.0	2.5	2133	$1,806	$0.85	0d	1	1.14mi
21210 Echo Manor Dr Hockley, TX	4.0	2.5	2221	$2,150	$0.97	4d	1	1.36mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 48 events

1. 2026-06-21
   days on market $324,990 Active 34 DOM
2. 2026-06-18
   days on market $324,990 Active 31 DOM
3. 2026-06-17
   days on market $324,990 Active 30 DOM
4. 2026-06-16
   days on market $324,990 Active 29 DOM
5. 2026-06-15
   days on market $324,990 Active 28 DOM
6. 2026-06-13
   days on market $324,990 Active 26 DOM
7. 2026-06-09
   days on market $324,990 Active 22 DOM
8. 2026-06-08
   days on market $324,990 Active 21 DOM
9. 2026-06-07
   days on market $324,990 Active 20 DOM
10. 2026-06-04
    days on market $324,990 Active 17 DOM
11. 2026-06-03
    days on market $324,990 Active 16 DOM
12. 2026-06-02
    days on market $324,990 Active 15 DOM
13. 2026-06-01
    days on market $324,990 Active 14 DOM
14. 2026-05-31
    days on market $324,990 Active 13 DOM
15. 2026-05-18
    listed $324,990 Active 977-char remark

    Show marketing remark (977 chars)

    UNDECORATED FIELD MODEL - NEWLY RELEASED FOR SALE! Welcome to Cypress Green, a vibrant master-planned community in Hockley, TX, offering small-town charm with convenient access to HWY 290, HWY 249, shopping, dining, & top-rated schools. This STUNNING 2-story Maui plan features 4 spacious bedrooms, 2.5 baths, a private study, & an upstairs game room. The open-concept kitchen showcases upgraded finishes, stainless steel appliances, sleek granite countertops, & custom cabinetry. Laminate flooring flows through the main living areas, with tile in all wet zones for added durability & style. Upstairs you’ll find all bedrooms, 2 full baths, & a versatile game room perfect for play & relaxation. The owner’s suite offers a true retreat with a large closet, soaking tub, separate shower, & dual vanities. Enjoy the outdoors with a covered patio and no rear neighbors. Full sod & sprinkler system included. This home is move-in ready!

16. 2026-05-18
    historical

    Show marketing remark (977 chars)

    UNDECORATED FIELD MODEL - NEWLY RELEASED FOR SALE! Welcome to Cypress Green, a vibrant master-planned community in Hockley, TX, offering small-town charm with convenient access to HWY 290, HWY 249, shopping, dining, & top-rated schools. This STUNNING 2-story Maui plan features 4 spacious bedrooms, 2.5 baths, a private study, & an upstairs game room. The open-concept kitchen showcases upgraded finishes, stainless steel appliances, sleek granite countertops, & custom cabinetry. Laminate flooring flows through the main living areas, with tile in all wet zones for added durability & style. Upstairs you’ll find all bedrooms, 2 full baths, & a versatile game room perfect for play & relaxation. The owner’s suite offers a true retreat with a large closet, soaking tub, separate shower, & dual vanities. Enjoy the outdoors with a covered patio and no rear neighbors. Full sod & sprinkler system included. This home is move-in ready!

17. 2026-05-10
    price $324,990
18. 2026-05-09
    price $324,990
19. 2026-05-05
    price $328,990
20. 2026-05-04
    price $328,990
21. 2026-04-16
    price $324,990
22. 2026-04-15
    price $324,990
23. 2026-04-10
    price $327,990
24. 2026-04-09
    price $327,990
25. 2026-04-07
    price $329,890
26. 2026-03-22
    price $329,990
27. 2026-03-20
    price $329,990
28. 2026-02-23
    price $334,990
29. 2026-02-20
    price $334,990
30. 2026-01-31
    price $339,990
31. 2026-01-30
    price $339,990
32. 2026-01-09
    price $337,990
33. 2026-01-09
    price $337,990
34. 2025-11-22
    price $339,990
35. 2025-11-22
    price $337,990
36. 2025-11-22
    price $339,990
37. 2025-11-21
    price $339,990
38. 2025-11-01
    price $337,990
39. 2025-10-31
    price $337,990
40. 2025-09-10
    price $333,990
41. 2025-09-09
    price $333,990
42. 2025-09-03
    price $339,990
43. 2025-08-21
    price $339,990
44. 2025-08-09
    price $344,990
45. 2025-08-08
    price $344,990
46. 2025-08-05
    listed $357,990 Active
47. 2025-06-19
    price $357,990
48. 2025-06-18
    listed $389,331 Active

ⓘ 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: $1,714 · $143/mo
• Projected year-2 tax: $5,947 · $496/mo
• Expected delta: +$4,233/yr (+$353/mo · 246.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,777
• − Mortgage interest: −$18,204
• − Property taxes: −$1,714
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,542
• − Management: −$2,542
• − HOA: −$1,620
• − Depreciation: −$9,454
• Taxable loss: −$5,925
• Est. tax savings @ 24.0%: +$1,422
• After-tax cash flow: $1,115/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 None rehab

This well-maintained single-family home in Cypress Green, Houston, TX, is ready for immediate occupancy with minor maintenance items to address. It offers a good condition score and is ideal for both resale and rental markets.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value
• Rental Clean gutters — Keeps property in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage ↑

ⓘ 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: Waller ISD
• NCES district ID: 4844430
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $58,911
• Composite: 29.12/100
• National rank: #6593
• State rank: #532 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): 25,231
• Household income: $116,925
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 265.0

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 0.63)
• Race & ethnicity: White 44% Hispanic / Latino 41% Two or more races 16% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 69% English-only · Spanish 28% Other Indo-European 1% Vietnamese 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: ▼ -112.73%
• Current HPI: 249.6969
• Rent YoY: ▼ -1.58%
• 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

-16.5% since first listed

34 events — show timeline

• 2026-05-18 Listing Removed — HARMLS
• 2026-05-18 Listed $324,990 HARMLS
• 2026-05-10 Price Changed $324,990 Zillow
• 2026-05-09 Price Changed $324,990 HARMLS
• 2026-05-05 Price Changed $328,990 Zillow
• 2026-05-04 Price Changed $328,990 HARMLS
• 2026-04-16 Price Changed $324,990 Zillow
• 2026-04-15 Price Changed $324,990 HARMLS
• 2026-04-10 Price Changed $327,990 Zillow
• 2026-04-09 Price Changed $327,990 HARMLS
• 2026-04-07 Price Changed $329,890 HARMLS
• 2026-03-22 Price Changed $329,990 Zillow
• 2026-03-20 Price Changed $329,990 HARMLS
• 2026-02-23 Price Changed $334,990 Zillow
• 2026-02-20 Price Changed $334,990 HARMLS
• 2026-01-31 Price Changed $339,990 Zillow
• 2026-01-30 Price Changed $339,990 HARMLS
• 2026-01-09 Price Changed $337,990 HARMLS
• 2026-01-09 Price Changed $337,990 Zillow
• 2025-11-22 Price Changed $339,990 Zillow
• 2025-11-22 Price Changed $337,990 Zillow
• 2025-11-22 Price Changed $339,990 Zillow
• 2025-11-21 Price Changed $339,990 HARMLS
• 2025-11-01 Price Changed $337,990 Zillow
• 2025-10-31 Price Changed $337,990 HARMLS
• 2025-09-10 Price Changed $333,990 Zillow
• 2025-09-09 Price Changed $333,990 HARMLS
• 2025-09-03 Price Changed $339,990 Zillow
• 2025-08-21 Price Changed $339,990 HARMLS
• 2025-08-09 Price Changed $344,990 Zillow
• 2025-08-08 Price Changed $344,990 HARMLS
• 2025-08-05 Listed $357,990 Zillow
• 2025-06-19 Price Changed $357,990 HARMLS
• 2025-06-18 Listed $389,331 HARMLS