3017 Angelic Rose Ln · Katy, TX 77493

$250,000

4 bd · 2.0 ba · 1,644 sqft · Land · 8 Days on market

Built 2026 $97/mo HOA · 4% of rent ↓ 14% since listing

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Sentosa Floor Plan - This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner’s suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Single-level layout
• 2 garage spots

Tags

• SINGLE-LEVEL LAYOUT
• OPEN-CONCEPT FLOORPLAN
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Evergreen Lifestyles Management HOA; Annual association fee of $1,160

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation
• Construction: Brick and cement siding exterior; Composition roof; Built in 2026
• Exterior features: Back yard fence; Subdivision lot setting

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Kitchen open to family room; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.9% vs local median 3.0% in Katy — 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 76/100 on livability (#111 in TX, #3,613 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime C-, amenities D, commute F.
• Royal ISD (rural): math 23% / reading 23% proficiency, ranked #744 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.8%/yr); 2696 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 483 units permitted in Waller County in 2024 (89 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 $8k of value loss. Plan a longer hold.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.62×
• Total profit: $-26,836
• Equity at exit: $37,276

10-year hold

• IRR: -6.3%
• Equity multiple: 0.65×
• Total profit: $-24,801
• 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 77493

• Rents YoY: -0.8%
• Active inventory: 2696
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,520 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$104
• HOA: −$97
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $331

Break-even live

Break-even rent $2,101

Max offer price $250,000

Occupancy floor 82%

Sensitivity live

Price	-10% $472	-5% $401	+0% $331	+5% $260	+10% $189
Rent	-10% $132	-5% $231	+0% $331	+5% $430	+10% $530
Rate	-1.0pp $457	-0.5pp $394	base $331	+0.5pp $266	+1.0pp $200

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: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3004 Majestic Sunrise Dr Katy, TX	3.0	2.0	1474	$1,942	$1.32	44d	1	0.03mi
3048 Majestic Sunrise Dr Katy, TX	4.0	2.0	1670	$2,275	$1.36	25d	1	0.11mi
3057 Majestic Sunrise Dr Katy, TX	4.0	2.0	1644	$2,252	$1.37	25d	1	0.11mi
3020 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	13d	1	0.17mi
3037 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,164	$1.41	25d	1	0.19mi
3112 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	25d	1	0.28mi
3071 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,164	$1.41	25d	1	0.28mi
3124 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	25d	1	0.30mi
3083 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,185	$1.42	13d	1	0.31mi
3136 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	13d	1	0.33mi
3056 Sea Turtle Dr Katy, TX	4.0	2.0	1500	$2,200	$1.47	44d	1	0.36mi
3104 Nori Shores Dr Katy, TX	5.0	2.5	1947	$3,695	$1.90	4d	1	0.45mi
3076 Dylan Skyland Dr Katy, TX	4.0	2.5	2240	$3,395	$1.52	25d	1	0.47mi
3064 Dawn Sound Dr Katy, TX	3.0	2.0	1464	$1,950	$1.33	44d	1	0.58mi
3053 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,440	$1.17	16d	1	0.60mi
3084 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,325	$1.12	13d	1	0.64mi
3081 Fantasy Terrace Dr Katy, TX	4.0	2.0	1670	$2,275	$1.36	25d	1	0.65mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$2,762	$1.28	11d	1	0.65mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$3,850	$1.79	44d	1	0.65mi
27327 Blue Pool Dr Katy, TX	4.0	3.0	2100	$2,600	$1.24	44d	1	0.91mi
435 Lone Rider Dr Katy, TX	3.0	2.0	1350	$1,895	$1.40	44d	1	0.91mi
5631 Pearl Vista Dr Katy, TX	4.0	3.0	2039	$3,000	$1.47	21d	1	0.96mi
6303 Marigold Blaze Dr Katy, TX	3.0	2.0	1474	$2,250	$1.53	44d	1	1.00mi
401 San Miguel Creek Dr Katy, TX	3.0	2.0	1579	$1,945	$1.23	4d	1	1.13mi
27064 Beach Ball Dr Katy, TX	3.0–4.0	2.5–3.5	1705	$2,957	$1.73	2d	25	1.21mi
1495 Twilight Green Dr Katy, TX	3.0	2.5	2000	$2,400	$1.20	44d	1	1.22mi
452 Texas Pecan Dr Katy, TX	3.0	2.0	1522	$1,995	$1.31	25d	1	1.23mi
2654 Aruba Bend Dr Katy, TX	3.0–5.0	2.0–3.0	1958	$2,940	$1.50	2d	54	1.39mi
116 Thorton Vine Dr Katy, TX	3.0	2.0	1621	$1,929	$1.19	3d	1	1.40mi

HOA detail

• Monthly dues: $97 · $1,164/yr

Listing history 7 events

1. 2026-05-13
   price $250,000 474-char remark
2. 2026-05-11
   price $259,990 474-char remark
3. 2026-05-07
   price $267,140 474-char remark
4. 2026-05-05
   price $271,190 474-char remark
5. 2026-04-06
   price $275,240 474-char remark
6. 2026-04-01
   price $270,990 474-char remark
7. 2026-04-01
   listed $289,990 Active 474-char remark

ⓘ 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: $1,773 · $148/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$2,802/yr (+$233/mo · 158.0%)

ⓘ 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 ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,238
• − Mortgage interest: −$14,004
• − Property taxes: −$1,773
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,419
• − Management: −$2,419
• − HOA: −$1,164
• − Depreciation: −$7,273
• Taxable loss: −$64
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $3,984/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: Royal ISD
• NCES district ID: 4838190
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $41,059
• Composite: 19.55/100
• National rank: #8760
• State rank: #744 of 826 in TX

Livability — Katy

• Score: 76/100
• State rank: #111
• US rank: #3613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 413,575
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 71,484
• Household income: $118,464
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 913.0

Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 36% Hispanic / Latino 33% Two or more races 16% Black 15% Asian 12%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, Jamaica
• Languages at home: 64% English-only · Spanish 22% Vietnamese 5% French/Haitian/Cajun 4%

Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.65%
• Current HPI: 233.1683
• Rent YoY: ▼ -0.80%
• 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

-13.8% since first listed

12 events — show timeline

• 2026-05-30 Pending — HARMLS
• 2026-05-26 Price Changed $250,000 HARMLS
• 2026-05-26 Price Changed $249,000 HARMLS
• 2026-05-21 Listing Removed — HARMLS
• 2026-05-21 Listed $250,000 HARMLS
• 2026-05-13 Price Changed $250,000 HARMLS
• 2026-05-11 Price Changed $259,990 HARMLS
• 2026-05-07 Price Changed $267,140 HARMLS
• 2026-05-05 Price Changed $271,190 HARMLS
• 2026-04-06 Price Changed $275,240 HARMLS
• 2026-04-01 Price Changed $270,990 HARMLS
• 2026-04-01 Listed $289,990 HARMLS