Meyerson Plan · Katy, TX 77493

$349,990

5 bd · 3.0 ba · 2,700 sqft · SingleFamily · 246 Days on market

Good condition ↓ 2% 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 +9.8/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

5 Bedrooms | 3 Bathrooms | Approx. 2,740 Sq. Ft. The Meyerson offers expansive two-story living with a balanced mix of open gathering spaces and private retreats, designed for everyday comfort and effortless entertaining. From the welcoming foyer, the home opens into a bright central living area where the kitchen, casual dining space, and great room flow together seamlessly. The kitchen features a center island, generous counter space, and a walk-in pantry, all positioned for easy connection to the main living areas. Just off the great room, a covered patio extends the living space outdoors and can be expanded for additional room to relax or host guests. The primary suite is privately located on the first floor, tucked along the rear of the home for added serenity. It includes a spacious bath with dual vanities, a large shower, and a walk-in closet, with options to add direct access to the laundry room or a soaking tub for enhanced comfort. A secondary bedroom on the main level offers flexibility for guests, extended family, or a home office, while a versatile flex room may be personalized as a study, playroom, or quiet retreat. Upstairs, three additional bedrooms surround a large game room, creating a central space for recreation, study, or relaxation. Thoughtful storage throughout the second level adds everyday functionality and keeps the home organized. With its open layout, flexible living spaces, and private main-level retreat, the Meyerson adapts beautifully to every st

Key facts

• 2 garage spots
• Listed 246 days

🏗️ New construction. The $349,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $409,167.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (7.2% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% 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); 2696 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($118k/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 $3k of loan paydown is wiped out by about $12k 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 246 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

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 $307,991 (12.0% 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 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.79% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $409,167
• List price: $349,990
• Delta: -14.46%
• 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
5007 Canyon Grove Dr	0.05mi	4/2.5 (-1)	2,793 (+3%)	1mo	$412,990	$148	84
4652 Peony Green Dr	0.55mi	5/3.0	2,824 (+5%)	2mo	$369,990	$131	65
27403 Cinnamon Shores Dr	0.63mi	4/3.0 (-1)	2,671 (-1%)	2mo	$432,915	$162	62
2237 Sonder Shore Dr	0.51mi	4/3.0 (-1)	2,554 (-5%)	1mo	$379,990	$149	62
27022 Sunset Palace Dr	0.60mi	4/2.5 (-1)	2,754 (+2%)	1mo	$422,651	$153	61
5614 Sandcastle Ridge Dr	0.62mi	4/3.5 (-1)	2,782 (+3%)	0mo	$499,236	$179	58
4729 Peony Green Dr	0.66mi	6/3.0 (+1)	2,824 (+5%)	2mo	$359,990	$127	55
4669 Cleo Day Dr	0.65mi	4/3.0 (-1)	2,488 (-8%)	1mo	$359,990	$145	51
5627 Pearl Vista Dr	0.60mi	4/3.5 (-1)	2,449 (-9%)	1mo	$419,115	$171	49
5619 Pearl Vista Dr	0.59mi	4/3.5 (-1)	2,432 (-10%)	1mo	$394,889	$162	48
27415 Aster Grn	0.75mi	5/4.0	2,890 (+7%)	2mo	$510,100	$177	48
5635 Birchwood Glen Dr	0.64mi	4/3.5 (-1)	2,370 (-12%)	2mo	$371,175	$157	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: -24.3%
• Equity multiple: 0.19×
• Total profit: $-92,475
• Equity at exit: $61,008

10-year hold

• IRR: -31.5%
• Equity multiple: -0.21×
• Total profit: $-138,614
• Equity at exit: $35,377

Cash invested: $114,567 (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: 9.0×

Monthly cashflow live

• Estimated rent: $3,247 high
• Mortgage (P&I): −$2,146
• Tax est. 1.5%: −$511 /mo · $6,138/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $-262

Break-even live

Break-even rent $3,579

Max offer price $371,216

Occupancy floor —

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: $102,292
• Closing costs: $12,275
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27064 Beach Ball Dr Katy, TX	3.0–4.0	2.5–3.5	1705	$2,957	$1.73	1d	25	0.31mi
27035 Beacon Glen Dr Katy, TX	2.0–4.0	2.0–3.0	1890	$3,949	$2.09	1d	16	0.52mi
4633 Peony Green Dr Katy, TX	5.0	3.0	2680	$3,995	$1.49	24d	1	0.56mi
5631 Pearl Vista Dr Katy, TX	4.0	3.0	2039	$3,000	$1.47	20d	1	0.59mi
27327 Blue Pool Dr Katy, TX	4.0	3.0	2100	$2,600	$1.24	43d	1	0.71mi
5819 Bright Keel Dr Katy, TX	4.0	3.0	2598	$2,400	$0.92	43d	1	0.77mi
27507 Hudson Sands Ln Katy, TX	4.0	3.0	2294	$3,000	$1.31	17d	1	1.02mi
3013 Pearl Coastline Ln Katy, TX	6.0	2.5	2480	$3,995	$1.61	24d	1	1.10mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$3,850	$1.79	43d	1	1.12mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$2,762	$1.28	10d	1	1.12mi
3136 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	12d	1	1.13mi
3041 Colusa Ridge Dr Katy, TX	4.0	2.5	2263	$2,500	$1.10	12d	1	1.14mi
3124 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	24d	1	1.14mi
3112 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	24d	1	1.16mi
3076 Dylan Skyland Dr Katy, TX	4.0	2.5	2240	$3,395	$1.52	24d	1	1.17mi
3020 Nori Shores Dr Katy, TX	5.0	2.5	2408	$3,995	$1.66	24d	1	1.18mi
3020 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	12d	1	1.21mi
3025 Nori Shores Dr Katy, TX	6.0	2.5	2480	$3,798	$1.53	4d	1	1.22mi
3060 Nori Shores Dr Katy, TX	6.0	2.5	2408	$3,995	$1.66	24d	1	1.28mi
6414 Orchid Beach Dr Katy, TX	5.0	4.0	2490	$3,000	$1.20	12d	1	1.33mi
3104 Nori Shores Dr Katy, TX	5.0	2.5	1947	$3,695	$1.90	3d	1	1.35mi
6427 Seafoam Lake Dr Katy, TX	4.0	4.0	2479	$3,000	$1.21	1d	1	1.39mi
3084 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,325	$1.12	12d	1	1.44mi
3072 Fantasy Terrace Dr Katy, TX	4.0	2.0	2279	$2,550	$1.12	22d	1	1.45mi
3053 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,440	$1.17	15d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $349,990 Active 246 DOM
2. 2026-06-17
   days on market $349,990 Active 245 DOM
3. 2026-06-16
   days on market $349,990 Active 244 DOM
4. 2026-06-15
   days on market $349,990 Active 243 DOM
5. 2026-06-09
   days on market $349,990 Active 237 DOM
6. 2026-06-08
   days on market $349,990 Active 236 DOM
7. 2026-06-07
   days on market $349,990 Active 235 DOM
8. 2026-06-04
   days on market $349,990 Active 232 DOM
9. 2026-06-03
   days on market $349,990 Active 231 DOM
10. 2026-06-02
    pricedays on market $349,990 Active 230 DOM
11. 2026-06-01
    days on market $339,990 Active 229 DOM
12. 2026-05-31
    days on market $339,990 Active 228 DOM
13. 2026-01-31
    price $339,990 1500-char remark

    Show marketing remark (1500 chars)

    5 Bedrooms | 3 Bathrooms | Approx. 2,740 Sq. Ft. The Meyerson offers expansive two-story living with a balanced mix of open gathering spaces and private retreats, designed for everyday comfort and effortless entertaining. From the welcoming foyer, the home opens into a bright central living area where the kitchen, casual dining space, and great room flow together seamlessly. The kitchen features a center island, generous counter space, and a walk-in pantry, all positioned for easy connection to the main living areas. Just off the great room, a covered patio extends the living space outdoors and can be expanded for additional room to relax or host guests. The primary suite is privately located on the first floor, tucked along the rear of the home for added serenity. It includes a spacious bath with dual vanities, a large shower, and a walk-in closet, with options to add direct access to the laundry room or a soaking tub for enhanced comfort. A secondary bedroom on the main level offers flexibility for guests, extended family, or a home office, while a versatile flex room may be personalized as a study, playroom, or quiet retreat. Upstairs, three additional bedrooms surround a large game room, creating a central space for recreation, study, or relaxation. Thoughtful storage throughout the second level adds everyday functionality and keeps the home organized. With its open layout, flexible living spaces, and private main-level retreat, the Meyerson adapts beautifully to every st

14. 2025-11-04
    price $335,990 1500-char remark

    Show marketing remark (1500 chars)

    5 Bedrooms | 3 Bathrooms | Approx. 2,740 Sq. Ft. The Meyerson offers expansive two-story living with a balanced mix of open gathering spaces and private retreats, designed for everyday comfort and effortless entertaining. From the welcoming foyer, the home opens into a bright central living area where the kitchen, casual dining space, and great room flow together seamlessly. The kitchen features a center island, generous counter space, and a walk-in pantry, all positioned for easy connection to the main living areas. Just off the great room, a covered patio extends the living space outdoors and can be expanded for additional room to relax or host guests. The primary suite is privately located on the first floor, tucked along the rear of the home for added serenity. It includes a spacious bath with dual vanities, a large shower, and a walk-in closet, with options to add direct access to the laundry room or a soaking tub for enhanced comfort. A secondary bedroom on the main level offers flexibility for guests, extended family, or a home office, while a versatile flex room may be personalized as a study, playroom, or quiet retreat. Upstairs, three additional bedrooms surround a large game room, creating a central space for recreation, study, or relaxation. Thoughtful storage throughout the second level adds everyday functionality and keeps the home organized. With its open layout, flexible living spaces, and private main-level retreat, the Meyerson adapts beautifully to every st

15. 2025-10-15
    listed $345,990 Active 1500-char remark

    Show marketing remark (1500 chars)

    5 Bedrooms | 3 Bathrooms | Approx. 2,740 Sq. Ft. The Meyerson offers expansive two-story living with a balanced mix of open gathering spaces and private retreats, designed for everyday comfort and effortless entertaining. From the welcoming foyer, the home opens into a bright central living area where the kitchen, casual dining space, and great room flow together seamlessly. The kitchen features a center island, generous counter space, and a walk-in pantry, all positioned for easy connection to the main living areas. Just off the great room, a covered patio extends the living space outdoors and can be expanded for additional room to relax or host guests. The primary suite is privately located on the first floor, tucked along the rear of the home for added serenity. It includes a spacious bath with dual vanities, a large shower, and a walk-in closet, with options to add direct access to the laundry room or a soaking tub for enhanced comfort. A secondary bedroom on the main level offers flexibility for guests, extended family, or a home office, while a versatile flex room may be personalized as a study, playroom, or quiet retreat. Upstairs, three additional bedrooms surround a large game room, creating a central space for recreation, study, or relaxation. Thoughtful storage throughout the second level adds everyday functionality and keeps the home organized. With its open layout, flexible living spaces, and private main-level retreat, the Meyerson adapts beautifully to every st

ⓘ 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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,968
• − Mortgage interest: −$22,920
• − Property taxes: −$6,138
• − Insurance: −$2,046
• − Repairs & maintenance: −$3,117
• − Management: −$3,117
• − Depreciation: −$11,903
• Taxable loss: −$10,273
• Est. tax savings @ 24.0%: +$2,466
• After-tax cash flow: $-682/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 home is in excellent condition with a modern kitchen and bathrooms, well-maintained exterior, and hardwood floors. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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: 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 (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: 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 · 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: ▼ -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

-1.7% since first listed

3 events — show timeline

• 2026-01-31 Price Changed $339,990 Zillow
• 2025-11-04 Price Changed $335,990 Zillow
• 2025-10-15 Listed $345,990 Zillow