2642 Planters House Ln · Houston, TX 77449

$96,000

3 bd · 2.0 ba · 1,490 sqft · SingleFamily public records · 1 Days on market

Built 1983 6,599 sqft lot $42/mo HOA · 2% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

This home was remodeled a few years ago. Kitchen offers stainless range and dish washer, new cabinets and counter tops. Tile floors and French doors that open to a big back yard. Study is off the Dining area behind the bookcase, just push on the bookcase to revile the hidden study. This home is a slit floorplan. It has an open floorplan with high ceilings.

Key facts

• 6,599 sq ft lot
• Built 1983

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Williamsburg Colony homeowners association; Annual association fee of $500

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1983; Slab foundation
• Construction: Composition roof; Construction materials: Unknown
• Exterior features: Subdivision lot

Interior

• Bedrooms: Up to 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Gas cooling
• Interior features: One fireplace; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $863 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Cap rate 17.1% 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: crime 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.
• Zoned schools: Morton Ranch J H (math 37% / reading 42%, grade F, #660 of 1,662 statewide, top 41%, 1,184 students, 75% FRL); Morton Ranch H S (math 31% / reading 55%, grade F, #713 of 1,632 statewide, top 44%, 2,718 students, 72% FRL) — zoned schools average 74% FRL vs 27% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 62% district-wide (-21 pts) — the specific schools serving this property underperform the Katy ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.9%/yr); 744 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $664 of loan paydown is wiped out by about $1k 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.
• At projected returns (-1.3% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 24y ago 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,000

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 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?
4. 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?
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: 2.07% ✓
• Cap rate: 17.07%
• Cash-on-cash: 38.51%
• DSCR: 2.71
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $268,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22815 Stratford House Ln	0.20mi	3/2.0	1,490 (0%)	1mo	$249,000	$167	90
2519 Northern Great White Ct	0.36mi	3/2.0	1,521 (+2%)	2mo	$275,000	$181	78
22619 Blair Manor Ln	0.21mi	3/2.0	1,365 (-8%)	1mo	$242,000	$177	75
22810 John Rolfe Ln	0.45mi	3/2.0	1,447 (-3%)	0mo	$275,000	$190	74
2430 Blue Reef Dr	0.51mi	3/2.0	1,507 (+1%)	1mo	$275,000	$182	74
22623 Elkana Deane Ln	0.41mi	3/2.0	1,408 (-6%)	0mo	$260,000	$185	71
22606 Banter Point Ln	0.38mi	3/2.0	1,600 (+7%)	0mo	$278,400	$174	70
22334 Guston Hall Ln	0.35mi	3/2.0	1,349 (-10%)	2mo	$269,900	$200	66
22506 Elkana Deane Ln	0.39mi	3/2.0	1,344 (-10%)	2mo	$242,000	$180	63
22551 Market Square Ln	0.71mi	3/2.0	1,429 (-4%)	3mo	$239,900	$168	58
2406 Seahorse Bend Dr	0.61mi	3/2.0	1,605 (+8%)	3mo	$280,000	$174	56
3311 Sabine Spring Ln	0.65mi	3/2.0	1,612 (+8%)	2mo	$281,500	$175	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.27% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 2.52×
• Total profit: $40,780
• Equity at exit: $21,931

10-year hold

• IRR: 37.4%
• Equity multiple: 4.37×
• Total profit: $90,628
• Equity at exit: $21,988

Cash invested: $26,880 (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 77449

• Home prices YoY: -0.5%
• Rents YoY: -2.9%
• Active inventory: 744
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,440/yr
• Insurance: −$40
• HOA: −$42
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $863

Break-even live

Break-even rent $893

Max offer price $96,000

Occupancy floor 52%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22822 Capitol Landing Ln Katy, TX	3.0	2.0	1702	$1,399	$0.82	22d	1	0.37mi
2753 W Grand Pkwy N Katy, TX	2.0	2.0	1073	$1,799	$1.68	43d	1	0.43mi
22510 Leedstown Ln Katy, TX	3.0	2.0	1282	$1,649	$1.29	5d	1	0.50mi
22819 Carter Moir Ln Katy, TX	3.0	2.0	1650	$1,895	$1.15	17d	1	0.61mi
3206 Peek Rd Katy, TX	3.0	2.0	1535	$2,279	$1.48	43d	1	0.64mi
23010 Franz Rd Unit 2162 Katy, TX	2.0	2.0	1116	$1,678	$1.50	4d	1	0.64mi
23010 Franz Rd Unit 23047 Katy, TX	2.0	2.0	1072	$1,455	$1.36	15d	1	0.64mi
23010 Franz Rd Unit 2112 Katy, TX	2.0	2.0	1116	$1,670	$1.50	3d	1	0.64mi
23010 Franz Rd Unit 23067 Katy, TX	2.0	2.0	1072	$1,480	$1.38	43d	1	0.64mi
23010 Franz Rd Unit 23033 Katy, TX	2.0	2.0	1116	$1,702	$1.53	10d	1	0.64mi
23050 Morton Ranch Rd Katy, TX	1.0–3.0	1.0–2.0	1109	$2,609	$2.35	1d	31	0.66mi
23223 First Park Dr Unit 3174 Katy, TX	3.0	2.0	1403	$2,272	$1.62	10d	1	0.69mi
23223 First Park Dr Unit 2112 Katy, TX	2.0	2.0	983	$1,626	$1.65	3d	1	0.69mi
23223 First Park Dr Unit 3187 Katy, TX	3.0	2.0	1403	$2,240	$1.60	3d	1	0.69mi
23223 First Park Dr Unit 424 Katy, TX	2.0	2.0	983	$1,634	$1.66	5d	1	0.69mi
23223 First Park Dr Unit 2174 Katy, TX	2.0	2.0	983	$1,669	$1.70	10d	1	0.69mi
23223 First Park Dr Unit 23256 Katy, TX	3.0	2.0	1403	$2,283	$1.63	43d	1	0.69mi
23223 First Park Dr Unit 23260 Katy, TX	2.0	2.0	983	$1,659	$1.69	43d	1	0.69mi
3200 Peek Rd Katy, TX	3.0	1.0–2.0	1069	$2,351	$2.20	2d	30	0.74mi
22777 Franz Rd Unit 22814 Katy, TX	2.0	2.0	990	$1,411	$1.43	10d	1	0.82mi
22777 Franz Rd Unit 424 Katy, TX	2.0	2.0	990	$1,387	$1.40	5d	1	0.82mi
22777 Franz Rd Unit 2112 Katy, TX	2.0	2.0	990	$1,379	$1.39	3d	1	0.82mi
22777 Franz Rd Unit 22814 Katy, TX	2.0	2.0	990	$1,515	$1.53	43d	1	0.82mi
2020 Grandway Dr Katy, TX	1.0–2.0	1.0–2.0	954	$2,013	$2.11	2d	46	0.84mi
21622 Stonecross Terrace Ln Katy, TX	3.0	2.0	1778	$2,050	$1.15	24d	1	1.04mi
21919 Clay Rd Katy, TX	3.0	2.5	1658	$3,574	$2.16	1d	1	1.20mi
1724 Partnership Way Katy, TX	3.0	1.0–3.5	1536	$3,340	$2.17	1d	86	1.22mi
1799 Earl of Dunmore St Katy, TX	2.0	2.0	1068	$1,670	$1.56	11d	1	1.25mi
1616 Partnership Way Katy, TX	3.0	1.0–3.0	1283	$2,995	$2.33	5d	47	1.25mi
21919 Clay Rd Unit 3047 Katy, TX	3.0	2.0	1608	$2,235	$1.39	11d	1	1.25mi
21919 Clay Rd Unit 21952 Katy, TX	3.0	2.0	1608	$2,192	$1.36	3d	1	1.26mi
21919 Clay Rd Unit 424 Katy, TX	2.0	2.0	1088	$1,500	$1.38	5d	1	1.26mi
21919 Clay Rd Unit 21976 Katy, TX	2.0	2.0	1088	$1,492	$1.37	3d	1	1.26mi
3819 Banks Ridge Ln Katy, TX	3.0	2.0	1315	$2,050	$1.56	43d	1	1.28mi
1502 Partnership Way Unit 2187 Katy, TX	2.0	2.0	1207	$1,731	$1.43	3d	1	1.28mi
1502 Partnership Way Unit 424 Katy, TX	2.0	2.0	1207	$1,739	$1.44	5d	1	1.28mi
1502 Partnership Way Unit 2174 Katy, TX	2.0	2.0	1207	$1,774	$1.47	11d	1	1.28mi
1502 Partnership Way Unit 1539 Katy, TX	2.0	2.0	1092	$1,714	$1.57	43d	1	1.28mi
1502 Partnership Way Katy, TX	2.0	2.0	1092	$1,800	$1.65	43d	1	1.29mi
3837 Banks Ridge Ln Katy, TX	3.0	2.0	1658	$2,350	$1.42	43d	1	1.29mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 2 events

1. 2026-06-18
   remarks 199-char remark
2. 2026-06-18
   listed $96,000 Active 1 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $23,817
• − Mortgage interest: −$5,377
• − Property taxes: −$1,440
• − Insurance: −$480
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$504
• − Depreciation: −$2,793
• Taxable income: $9,412
• Est. tax owed @ 24.0%: −$2,259
• After-tax cash flow: $8,092/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 — 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): 130,028
• Household income: $87,808
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 3088.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 22% Black 20% White 19% Asian 6%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1% Cuban 4%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 48% English-only · Spanish 40% Other Indo-European 3% 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: ▼ -1.27%
• Current HPI: 254.6622
• Rent YoY: ▼ -2.86%
• 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

+61.2% since first listed

24 events — show timeline

• 2026-06-18 Listed $96,000 HARMLS
• 2018-10-09 Listing Removed — HARMLS
• 2018-10-03 Price Changed $164,888 HARMLS
• 2018-09-27 Relisted — HARMLS
• 2018-09-08 Pending — HARMLS
• 2018-08-27 Pending — HARMLS
• 2018-08-23 Price Changed $158,888 HARMLS
• 2018-08-09 Listed $174,500 HARMLS
• 2013-02-19 Sold (Public Records) — Public Records
• 2013-02-19 Sold (Public Records) — Public Records
• 2013-02-14 Sold (MLS) — HARMLS
• 2013-01-30 Pending — HARMLS
• 2013-01-22 Pending — HARMLS
• 2013-01-14 Relisted — HARMLS
• 2012-12-14 Listing Removed — HARMLS
• 2012-11-23 Listed $94,900 HARMLS
• 2008-05-13 Listing Removed — HARMLS
• 2008-02-13 Listed $99,900 HARMLS
• 2008-02-12 Listing Removed — HARMLS
• 2007-07-28 Listed $108,000 HARMLS
• 2003-07-14 Listing Removed — HARMLS
• 2002-12-21 Listed $89,900 HARMLS
• 2001-02-23 Sold (Public Records) $83,500 Public Records
• 1997-10-02 Sold (Public Records) $59,558 Public Records

Property tax history

+9.0%/yr

Latest (2025): $5,189 · -0.6% YoY. Source: county tax records.