2221 Sonder Shore Dr · Katy, TX 77493

$327,990

3 bd · 2.0 ba · 1,803 sqft · Land · 204 Days on market

Built 2025 6,499 sqft lot $182/sqft · 11% below area Est $370k · 11% under $100/mo HOA · 4% of rent ↓ 11% 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 +12.7/30.0
• ARV discount +12.6/15.0
• Schools +5.7/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2221 Sonder Shore Drive in the beautiful resort-like Sunterra Community. Experience single-story living at its best in a home designed for comfort and connection. A welcoming foyer leads to two front bedrooms that offer flexibility for guests, hobbies, or work-from-home days. The heart of the home opens into a bright, airy kitchen and living area where cooking, gathering, and unwinding naturally come together. The primary suite feels like your own personal sanctuary, complete with dual vanities, dual closets, and a relaxing tub and walk-in shower. Step out onto the extended covered patio to enjoy slow mornings, sunset dinners, or weekend grilling.

Key facts

• Bright airy kitchen
• Single-story living
• Welcoming foyer

Tags

• SINGLE-STORY LIVING
• WELCOMING FOYER
• BRIGHT AIRY KITCHEN
• EXTENDED COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $328k.

Deal economics

• At list price, monthly cash flow is $-34 ($-407/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (19.2% below list).
• Recommended offer: $265k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Katy ISD (suburban): math 61% / reading 63% proficiency, ranked #29 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.8%/yr); 2728 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $10k 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

• It's been on market 204 days — a 12% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $42k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $265,086 (19.2% 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 204 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (median comp): $369,710
• List price: $327,990
• Delta: -11.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.3%
• Equity multiple: 0.31×
• Total profit: $-63,122
• Equity at exit: $48,904

10-year hold

• IRR: -21.2%
• Equity multiple: 0.04×
• Total profit: $-87,953
• Equity at exit: $28,359

Cash invested: $91,837 (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: 2728
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,651 high
• Mortgage (P&I): −$1,720
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$137
• HOA: −$100
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-34

Break-even live

Break-even rent $2,694

Max offer price $321,999

Occupancy floor 96%

Sensitivity live

Price	-10% $152	-5% $59	+0% $-34	+5% $-127	+10% $-220
Rent	-10% $-243	-5% $-139	+0% $-34	+5% $71	+10% $176
Rate	-1.0pp $131	-0.5pp $50	base $-34	+0.5pp $-119	+1.0pp $-205

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: $81,998
• Closing costs: $9,840
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27035 Beacon Glen Dr Katy, TX	2.0–4.0	2.0–3.0	1890	$3,024	$1.60	0d	17	0.17mi
1495 Twilight Green Dr Katy, TX	3.0	2.5	2000	$2,400	$1.20	44d	1	0.45mi
27064 Beach Ball Dr Katy, TX	3.0–4.0	2.5–3.5	1705	$2,406	$1.41	0d	25	0.79mi
5631 Pearl Vista Dr Katy, TX	4.0	3.0	2039	$3,000	$1.47	21d	1	1.06mi
27327 Blue Pool Dr Katy, TX	4.0	3.0	2100	$2,600	$1.24	44d	1	1.17mi
5819 Bright Keel Dr Katy, TX	4.0	3.0	2598	$2,400	$0.92	44d	1	1.23mi
3083 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,185	$1.42	14d	1	1.37mi
3136 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	14d	1	1.37mi
3124 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	25d	1	1.39mi
3071 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,164	$1.41	25d	1	1.40mi
3041 Colusa Ridge Dr Katy, TX	4.0	2.5	2263	$2,500	$1.10	14d	1	1.41mi
3112 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	25d	1	1.41mi
2654 Aruba Bend Dr Katy, TX	3.0–5.0	2.0–3.0	1958	$2,490	$1.27	0d	51	1.43mi
3056 Sea Turtle Dr Katy, TX	4.0	2.0	1500	$2,200	$1.47	44d	1	1.45mi
27507 Hudson Sands Ln Katy, TX	4.0	3.0	2294	$3,000	$1.31	18d	1	1.49mi
3037 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,164	$1.41	25d	1	1.49mi
3020 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	14d	1	1.50mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 23 events

1. 2026-06-21
   days on market $327,990 Active 204 DOM
2. 2026-06-18
   days on market $327,990 Active 201 DOM
3. 2026-06-17
   days on market $327,990 Active 200 DOM
4. 2026-06-16
   days on market $327,990 Active 199 DOM
5. 2026-06-15
   days on market $327,990 Active 198 DOM
6. 2026-06-09
   days on market $327,990 Active 192 DOM
7. 2026-06-08
   days on market $327,990 Active 191 DOM
8. 2026-06-07
   days on market $327,990 Active 190 DOM
9. 2026-06-04
   days on market $327,990 Active 187 DOM
10. 2026-06-03
    days on market $327,990 Active 186 DOM
11. 2026-06-02
    days on market $327,990 Active 185 DOM
12. 2026-06-01
    days on market $327,990 Active 184 DOM
13. 2026-05-31
    days on market $327,990 Active 183 DOM
14. 2026-04-25
    status Active 666-char remark

    Show marketing remark (666 chars)

    Welcome to 2221 Sonder Shore Drive in the beautiful resort-like Sunterra Community. Experience single-story living at its best in a home designed for comfort and connection. A welcoming foyer leads to two front bedrooms that offer flexibility for guests, hobbies, or work-from-home days. The heart of the home opens into a bright, airy kitchen and living area where cooking, gathering, and unwinding naturally come together. The primary suite feels like your own personal sanctuary, complete with dual vanities, dual closets, and a relaxing tub and walk-in shower. Step out onto the extended covered patio to enjoy slow mornings, sunset dinners, or weekend grilling.

15. 2026-04-25
    price $327,990 666-char remark

    Show marketing remark (666 chars)

    Welcome to 2221 Sonder Shore Drive in the beautiful resort-like Sunterra Community. Experience single-story living at its best in a home designed for comfort and connection. A welcoming foyer leads to two front bedrooms that offer flexibility for guests, hobbies, or work-from-home days. The heart of the home opens into a bright, airy kitchen and living area where cooking, gathering, and unwinding naturally come together. The primary suite feels like your own personal sanctuary, complete with dual vanities, dual closets, and a relaxing tub and walk-in shower. Step out onto the extended covered patio to enjoy slow mornings, sunset dinners, or weekend grilling.

16. 2026-04-15
    price $327,990 625-char remark

    Show marketing remark (625 chars)

    Katy ISD-Experience single-story living at its best in a home designed for comfort and connection, the BASSWOOD plan by Brohn Homes. A welcoming foyer leads to two front bedrooms that offer flexibility for guests, hobbies, or work-from-home days. The heart of the home opens into a bright, airy kitchen and living area where cooking, gathering, and unwinding naturally come together. The primary suite feels like your own personal sanctuary, complete with dual vanities, dual closets, and a relaxing tub and walk-in shower. Step out onto the extended covered patio to enjoy slow mornings, sunset dinners, or weekend grilling.

17. 2026-04-02
    historical 666-char remark

    Show marketing remark (666 chars)

    Welcome to 2221 Sonder Shore Drive in the beautiful resort-like Sunterra Community. Experience single-story living at its best in a home designed for comfort and connection. A welcoming foyer leads to two front bedrooms that offer flexibility for guests, hobbies, or work-from-home days. The heart of the home opens into a bright, airy kitchen and living area where cooking, gathering, and unwinding naturally come together. The primary suite feels like your own personal sanctuary, complete with dual vanities, dual closets, and a relaxing tub and walk-in shower. Step out onto the extended covered patio to enjoy slow mornings, sunset dinners, or weekend grilling.

18. 2026-02-14
    price $329,990 666-char remark

    Show marketing remark (666 chars)

    Welcome to 2221 Sonder Shore Drive in the beautiful resort-like Sunterra Community. Experience single-story living at its best in a home designed for comfort and connection. A welcoming foyer leads to two front bedrooms that offer flexibility for guests, hobbies, or work-from-home days. The heart of the home opens into a bright, airy kitchen and living area where cooking, gathering, and unwinding naturally come together. The primary suite feels like your own personal sanctuary, complete with dual vanities, dual closets, and a relaxing tub and walk-in shower. Step out onto the extended covered patio to enjoy slow mornings, sunset dinners, or weekend grilling.

19. 2026-02-13
    price $329,990 625-char remark

    Show marketing remark (625 chars)

    Katy ISD-Experience single-story living at its best in a home designed for comfort and connection, the BASSWOOD plan by Brohn Homes. A welcoming foyer leads to two front bedrooms that offer flexibility for guests, hobbies, or work-from-home days. The heart of the home opens into a bright, airy kitchen and living area where cooking, gathering, and unwinding naturally come together. The primary suite feels like your own personal sanctuary, complete with dual vanities, dual closets, and a relaxing tub and walk-in shower. Step out onto the extended covered patio to enjoy slow mornings, sunset dinners, or weekend grilling.

20. 2025-12-31
    price $364,990 666-char remark

    Show marketing remark (666 chars)

    Welcome to 2221 Sonder Shore Drive in the beautiful resort-like Sunterra Community. Experience single-story living at its best in a home designed for comfort and connection. A welcoming foyer leads to two front bedrooms that offer flexibility for guests, hobbies, or work-from-home days. The heart of the home opens into a bright, airy kitchen and living area where cooking, gathering, and unwinding naturally come together. The primary suite feels like your own personal sanctuary, complete with dual vanities, dual closets, and a relaxing tub and walk-in shower. Step out onto the extended covered patio to enjoy slow mornings, sunset dinners, or weekend grilling.

21. 2025-12-30
    price $364,990 625-char remark

    Show marketing remark (625 chars)

    Katy ISD-Experience single-story living at its best in a home designed for comfort and connection, the BASSWOOD plan by Brohn Homes. A welcoming foyer leads to two front bedrooms that offer flexibility for guests, hobbies, or work-from-home days. The heart of the home opens into a bright, airy kitchen and living area where cooking, gathering, and unwinding naturally come together. The primary suite feels like your own personal sanctuary, complete with dual vanities, dual closets, and a relaxing tub and walk-in shower. Step out onto the extended covered patio to enjoy slow mornings, sunset dinners, or weekend grilling.

22. 2025-12-24
    listed $369,990 Active 666-char remark

    Show marketing remark (666 chars)

    Welcome to 2221 Sonder Shore Drive in the beautiful resort-like Sunterra Community. Experience single-story living at its best in a home designed for comfort and connection. A welcoming foyer leads to two front bedrooms that offer flexibility for guests, hobbies, or work-from-home days. The heart of the home opens into a bright, airy kitchen and living area where cooking, gathering, and unwinding naturally come together. The primary suite feels like your own personal sanctuary, complete with dual vanities, dual closets, and a relaxing tub and walk-in shower. Step out onto the extended covered patio to enjoy slow mornings, sunset dinners, or weekend grilling.

23. 2025-11-29
    listed $369,990 Active 625-char remark

    Show marketing remark (625 chars)

    Katy ISD-Experience single-story living at its best in a home designed for comfort and connection, the BASSWOOD plan by Brohn Homes. A welcoming foyer leads to two front bedrooms that offer flexibility for guests, hobbies, or work-from-home days. The heart of the home opens into a bright, airy kitchen and living area where cooking, gathering, and unwinding naturally come together. The primary suite feels like your own personal sanctuary, complete with dual vanities, dual closets, and a relaxing tub and walk-in shower. Step out onto the extended covered patio to enjoy slow mornings, sunset dinners, or weekend grilling.

ⓘ 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: $2,057 · $171/mo
• Projected year-2 tax: $6,002 · $500/mo
• Expected delta: +$3,945/yr (+$329/mo · 191.8%)

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

Taxation est. · year 1

• Rental income: $31,810
• − Mortgage interest: −$18,373
• − Property taxes: −$2,057
• − Insurance: −$1,640
• − Repairs & maintenance: −$2,545
• − Management: −$2,545
• − HOA: −$1,200
• − Depreciation: −$9,542
• Taxable loss: −$6,090
• Est. tax savings @ 24.0%: +$1,462
• After-tax cash flow: $1,055/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: Katy ISD
• NCES district ID: 4825170
• Math proficiency: 61% ▼ -7.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $90,312
• Composite: 56.59/100
• National rank: #1146
• State rank: #29 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

-11.4% since first listed

10 events — show timeline

• 2026-04-25 Relisted — Zillow
• 2026-04-25 Price Changed $327,990 Zillow
• 2026-04-15 Price Changed $327,990 HARMLS
• 2026-04-02 Delisted — Zillow
• 2026-02-14 Price Changed $329,990 Zillow
• 2026-02-13 Price Changed $329,990 HARMLS
• 2025-12-31 Price Changed $364,990 Zillow
• 2025-12-30 Price Changed $364,990 HARMLS
• 2025-12-24 Listed $369,990 Zillow
• 2025-11-29 Listed $369,990 HARMLS

Property tax history

+12.0%/yr

Latest (2025): $2,057 · +44.7% YoY. Source: county tax records.