21730 Piazza Maggiore Ln · Hockley, TX 77447

$265,000

3 bd · 2.0 ba · 1,489 sqft · SingleFamily · 30 Days on market

Built 2026 Excellent condition 5,564 sqft lot Garage $135/mo HOA · 6% of rent ↓ 12% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.5/30.0
• Condition / age +5.0/5.0
• Schools +3.7/10.0
• Livability +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Tour this home anytime - no appointment or agent needed. Simply verify your ID at the door and explore on your own schedule, 7 days a week. The Easton is a thoughtfully designed one-story home in Cypress Green offering 3 bedrooms, 2 bathrooms, 1,489 square feet of living space, and a 2-car garage. This split-bedroom floorplan features an open-concept design with a spacious family room flowing into the island kitchen and dining area. The kitchen includes quartz countertops, abundant cabinetry, stainless steel appliances, a large corner pantry, and breakfast bar. The private primary suite offers dual vanities, a soaking tub, separate shower, and walk-in closet.

Key facts

• Quartz countertops
• Island kitchen
• Large corner pantry

Tags

• ISLAND KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE CORNER PANTRY
• BREAKFAST BAR
• PRIVATE PRIMARY SUITE

🏗️ New construction. The $265,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $321,109.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-681 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (20.1% below list).
• Recommended offer: $212k (20.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Evelyn Turlington El (math 46% / reading 45%, grade D-, #1,112 of 4,322 statewide, top 26%, 1,084 students, 69% FRL); Schultz J H (math 31% / reading 37%, grade F, #892 of 1,662 statewide, top 55%, 1,120 students, 65% FRL); Waller H S (math 25% / reading 40%, grade F, #1,029 of 1,632 statewide, top 64%, 2,639 students, 62% FRL).
• Market conditions: Rents soft (-1.6%/yr); 2097 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 30 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 4 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,728 (20.1% 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. 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?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 3.75%
• Cash-on-cash: -9.10%
• DSCR: 0.60
• GRM: 12.6

CMA / ARV

• ARV (median comp): $321,109
• List price: $265,000
• Delta: -19.03%
• 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
19930 Palermo Shores Dr	0.38mi	3/2.0	1,535 (+3%)	0mo	$279,990	$182	77
19071 Cetara Villa Dr	0.31mi	3/2.0	1,582 (+6%)	2mo	$249,990	$158	74
20058 Palermo Shores Dr	0.53mi	3/2.0	1,539 (+3%)	1mo	$259,990	$169	69
21918 Terre Riviera	0.55mi	3/2.0	1,535 (+3%)	1mo	$259,990	$169	68
19070 Cetara Villa Dr	0.31mi	3/2.0	1,642 (+10%)	1mo	$279,990	$171	68
19238 Saint Green Dr	0.63mi	3/2.0	1,538 (+3%)	1mo	$260,000	$169	64
21627 Carbonari Dr	0.63mi	3/2.0	1,572 (+6%)	0mo	$267,990	$170	61
22119 La Scorza Dr	0.63mi	3/2.0	1,600 (+8%)	0mo	$276,990	$173	58
22107 La Scorza Dr	0.63mi	3/2.0	1,600 (+8%)	0mo	$275,990	$172	58
22022 Matera Vista Ln	0.58mi	3/2.0	1,642 (+10%)	1mo	$264,990	$161	55
19646 Costa Marra Dr	0.62mi	4/2.0 (+1)	1,644 (+10%)	0mo	$265,990	$162	48
19646 Costa Marra Dr	0.63mi	4/2.0 (+1)	1,644 (+10%)	0mo	$250,000	$152	48

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: -36.0%
• Equity multiple: -0.13×
• Total profit: $-101,526
• Equity at exit: $47,878

10-year hold

• IRR: -74.5%
• Equity multiple: -0.87×
• Total profit: $-167,807
• Equity at exit: $27,764

Cash invested: $89,910 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 121 active · 42 under contract
• Months of supply: 12.1 mo (8%/mo absorbed)
• Median asking: $294,990 ($181/sqft)
• Median days on market: 95 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +19.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 2097
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$1,684
• Tax est. 1.5%: −$401 /mo · $4,817/yr
• Insurance: −$134
• HOA: −$135
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-681

Break-even live

Break-even rent $2,980

Max offer price $222,501

Occupancy floor —

Sensitivity live

Price	-10% $-460	-5% $-571	+0% $-681	+5% $-792	+10% $-903
Rent	-10% $-849	-5% $-765	+0% $-681	+5% $-598	+10% $-514
Rate	-1.0pp $-520	-0.5pp $-600	base $-681	+0.5pp $-765	+1.0pp $-849

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: $80,277
• Closing costs: $9,633
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22154 Lost Lantern Dr Hockley, TX	3.0–4.0	2.0	1601	$1,930	$1.21	2d	5	1.08mi
20802 Echo Manor Dr Hockley, TX	3.0	2.0	1576	$1,666	$1.06	42d	1	1.17mi
20313 Evergreen Cypress Dr Hockley, TX	2.0–5.0	2.0–3.5	2051	$2,353	$1.15	0d	1	1.35mi

Property features AI

Finance

• HOA & community: Association: RealManageAnnual association fee

Exterior

• Parking: Attached garage with garage door opener2 garage spaces
• Security: Prewired for securitySmoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyNew construction (2026)Slab foundationComposition roof
• Construction: Built in 2026Brick, cement siding, and stone exterior
• Exterior features: DeckPatioPorchPrivate yard with backyard fencingSprinkler/irrigationSubdivision lot

Interior

• Kitchen: DishwasherDisposalGas rangeMicrowaveENERGY STAR qualified appliances
• Bedrooms: Primary bedroom (First floor) — 16 x 14Bedroom (First floor) — 11 x 10Bedroom (First floor) — 10 x 10Three total rooms (3 bedrooms)
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas)Central air conditioning (electric)Attic fan
• Interior features: High ceilingsQuartz countersLow emissivity windowsVentilation (improved indoor air quality)
• Laundry & utility: Washer hookupElectric dryer hookupTankless water heater

Listing history 39 events

1. 2026-08-08
   days on market $265,000 Active 30 DOM
2. 2026-08-06
   days on market $265,000 Active 28 DOM
3. 2026-08-05
   days on market $265,000 Active 27 DOM
4. 2026-08-04
   days on market $265,000 Active 26 DOM
5. 2026-08-03
   days on market $265,000 Active 25 DOM
6. 2026-07-31
   days on market $265,000 Active 22 DOM
7. 2026-07-30
   days on market $265,000 Active 20 DOM
8. 2026-07-28
   days on market $265,000 Active 19 DOM
9. 2026-07-26
   days on market $265,000 Active 17 DOM
10. 2026-07-24
    days on market $265,000 Active 15 DOM
11. 2026-07-23
    days on market $265,000 Active 14 DOM
12. 2026-07-22
    days on market $265,000 Active 13 DOM
13. 2026-07-21
    days on market $265,000 Active 12 DOM
14. 2026-07-20
    days on market $265,000 Active 11 DOM
15. 2026-07-18
    days on market $265,000 Active 9 DOM
16. 2026-07-18
    days on market $265,000 Active 8 DOM
17. 2026-07-16
    days on market $265,000 Active 7 DOM
18. 2026-07-15
    days on market $265,000 Active 6 DOM
19. 2026-07-14
    days on market $265,000 Active 5 DOM
20. 2026-07-13
    days on market $265,000 Active 4 DOM
21. 2026-07-13
    days on market $265,000 Active 3 DOM
22. 2026-07-11
    days on market $265,000 Active 2 DOM
23. 2026-07-10
    remarks 699-char remark
24. 2026-07-10
    pricedays on marketlisting id $265,000 Active 1 DOM
25. 2026-06-09
    days on market $259,990 Active 136 DOM
26. 2026-06-08
    days on market $259,990 Active 135 DOM
27. 2026-06-07
    days on market $259,990 Active 134 DOM
28. 2026-06-04
    days on market $259,990 Active 131 DOM
29. 2026-06-03
    days on market $259,990 Active 130 DOM
30. 2026-06-02
    days on market $259,990 Active 129 DOM
31. 2026-06-01
    days on market $259,990 Active 128 DOM
32. 2026-05-31
    days on market $259,990 Active 127 DOM
33. 2026-05-11
    status Active 630-char remark
34. 2026-03-30
    historical Active Under Contract 630-char remark
35. 2026-03-17
    price $265,000 630-char remark
36. 2026-03-14
    status Active 630-char remark
37. 2026-03-12
    historical Active Under Contract 630-char remark
38. 2026-02-25
    price $279,740 630-char remark
39. 2026-01-24
    listed $300,740 Active 630-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,407
• − Mortgage interest: −$17,987
• − Property taxes: −$4,817
• − Insurance: −$1,606
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − HOA: −$1,620
• − Depreciation: −$9,341
• Taxable loss: −$14,028
• Est. tax savings @ 24.0%: +$3,367
• After-tax cash flow: $-4,811/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

Excellent 100/100 None rehab

This home is in excellent condition with a modern kitchen, good curb appeal, and no visible repairs needed. It's a great investment opportunity with high resale and rental potential.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers ↑
• Both Add a smart home system — Improves convenience and can increase the home's value ↑
• Both Install smart locks — Enhances security and can appeal to tech-savvy buyers ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Evelyn Turlington El D- TX #1,112/4,322 Nat'l #15,746/41,679 Middle Schultz J H F TX #892/1,662 Nat'l #7,813/14,009 High Waller H S F TX #1,029/1,632 Nat'l #10,333/17,239

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 — Hockley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Harris County · 5,571,493 people
• City population: 25,231
• 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: 1% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Association: RealManageAnnual association fee

Exterior

• Parking: Attached garage with garage door opener2 garage spaces
• Security: Prewired for securitySmoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyNew construction (2026)Slab foundationComposition roof
• Construction: Built in 2026Brick, cement siding, and stone exterior
• Exterior features: DeckPatioPorchPrivate yard with backyard fencingSprinkler/irrigationSubdivision lot

Interior

• Kitchen: DishwasherDisposalGas rangeMicrowaveENERGY STAR qualified appliances
• Bedrooms: Primary bedroom (First floor) — 16 x 14Bedroom (First floor) — 11 x 10Bedroom (First floor) — 10 x 10Three total rooms (3 bedrooms)
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas)Central air conditioning (electric)Attic fan
• Interior features: High ceilingsQuartz countersLow emissivity windowsVentilation (improved indoor air quality)
• Laundry & utility: Washer hookupElectric dryer hookupTankless water heater

Price history

-11.9% since first listed

10 events — show timeline

• 2026-07-09 Listed $265,000 HARMLS
• 2026-06-12 Listing Removed — HARMLS
• 2026-05-29 Price Changed $259,990 HARMLS
• 2026-05-11 Relisted — HARMLS
• 2026-03-30 Contingent — HARMLS
• 2026-03-17 Price Changed $265,000 HARMLS
• 2026-03-14 Relisted — HARMLS
• 2026-03-12 Contingent — HARMLS
• 2026-02-25 Price Changed $279,740 HARMLS
• 2026-01-24 Listed $300,740 HARMLS