5339 Franz Rd · Katy, TX 77493

$250,000

4 bd · 2.0 ba · 1,507 sqft · SingleFamily public records · 5 Days on market

Built 1978 7,801 sqft lot Est $273k · 8% under

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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 +15.1/30.0
• ARV discount +11.3/15.0
• Schools +5.7/10.0
• 1% rule +4.8/10.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 4 bedroom home, with a huge Oak Tree in the front yard! This house has a magnificently sized back yard waiting for your entertainment or kids to play in. Updates include appliances, new duct work, paint etc. This house will be a great find for all of your needs nestled in the well sought after neighborhood of Katyland. Call today for your private viewing of this home.

Key facts

• Fresh paint
• Granite countertops
• 7,801 sq ft lot

Tags

• GRANITE COUNTERTOPS
• FRESH PAINT
• KATYLAND NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Katyland homeowners association

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public water; Public sewer; Electric power
• Home design: Residential property; Full ownership; Slab foundation
• Construction: Built in 1978; Brick and cement siding construction; Composition roof
• Exterior features: Subdivision lot; Concrete road access

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Disposal; Oven
• Bedrooms: Primary bedroom (first floor); Four additional bedrooms on the first floor
• Bathrooms: 2 full bathrooms
• Interior features: Breakfast bar; Granite counters; Pantry; Tub with shower; One fireplace; Seven total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $83 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (2.3% below list).
• Recommended offer: $244k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $8k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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.
• Current owner paid $50k; list at $250k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $244,273 (2.3% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $272,767
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1518 Chilton Ln	0.52mi	3/2.0 (-1)	1,509 (+0%)	3mo	$309,999	$205	68
1740 Airline Dr	0.39mi	3/2.0 (-1)	1,456 (-3%)	5mo	$315,000	$216	67
5354 Marian St	0.55mi	3/2.0 (-1)	1,415 (-6%)	2mo	$242,000	$171	57
5367 11th St	0.38mi	3/2.0 (-1)	1,656 (+10%)	7mo	$300,000	$181	56
5347 Lincoln Green Dr	0.54mi	3/2.0 (-1)	1,394 (-8%)	3mo	$255,000	$183	55
5259 Sills Dr	0.64mi	3/2.0 (-1)	1,432 (-5%)	3mo	$249,900	$175	54
2516 Village Circle Dr	0.72mi	3/2.0 (-1)	1,450 (-4%)	7mo	$250,000	$172	49
5142 Mockingbird Ln	0.71mi	3/2.0 (-1)	1,623 (+8%)	4mo	$280,000	$173	46
1531 Dan Cox Ave	0.68mi	3/2.0 (-1)	1,617 (+7%)	7mo	$269,000	$166	45
5157 Mockingbird Ln	0.72mi	3/2.0 (-1)	1,338 (-11%)	0mo	$285,000	$213	42
1545 Dan Cox Ave	0.66mi	3/2.0 (-1)	1,705 (+13%)	0mo	$299,900	$176	42
1515 Avenue A	0.74mi	3/1.0 (-1)	1,356 (-10%)	7mo	$610,000	$450	34

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: -17.6%
• Equity multiple: 0.40×
• Total profit: $-42,243
• Equity at exit: $37,276

10-year hold

• IRR: -17.4%
• Equity multiple: 0.18×
• Total profit: $-57,158
• 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: 2728
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,443 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$431 /mo · $5,173/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $83

Break-even live

Break-even rent $2,337

Max offer price $250,000

Occupancy floor 92%

Sensitivity live

Price	-10% $225	-5% $154	+0% $83	+5% $13	+10% $-58
Rent	-10% $-110	-5% $-13	+0% $83	+5% $180	+10% $276
Rate	-1.0pp $209	-0.5pp $147	base $83	+0.5pp $19	+1.0pp $-47

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1646 Chilton Ln Katy, TX	3.0	2.0	1442	$2,000	$1.39	5d	1	0.40mi
2150 Katy Fort Bend Rd Unit 2183 Katy, TX	3.0	2.0	1272	$1,821	$1.43	44d	1	0.72mi
2150 Katy Fort Bend Rd Unit 3174 Katy, TX	3.0	2.0	1272	$1,848	$1.45	0d	1	0.72mi
1700 Katy Fort Bend Rd Katy, TX	1.0–3.0	1.0–2.0	1094	$2,415	$2.21	3d	33	0.80mi
24414 Leachwood Dr Katy, TX	4.0	2.0	1701	$2,195	$1.29	19d	1	1.26mi
1508 Colonial Gorge Dr Katy, TX	4.0	2.5	1904	$2,650	$1.39	18d	1	1.37mi
24720 Morton Ranch Rd Katy, TX	1.0–3.0	1.0–2.0	1074	$2,394	$2.23	0d	51	1.38mi
24907 Bastiani Canvas Ln Katy, TX	4.0	2.5	2018	$2,200	$1.09	44d	1	1.44mi
2031 Wigmaker Dr Katy, TX	3.0	2.0	1430	$1,800	$1.26	6d	1	1.48mi

Listing history 4 events

1. 2026-06-21
   days on market $250,000 Active 5 DOM
2. 2026-06-18
   days on market $250,000 Active 2 DOM
3. 2026-06-17
   remarks 411-char remark
4. 2026-06-17
   listed $250,000 Active 1 DOM

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,173 · $431/mo
• Projected year-2 tax: $5,173 · $431/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $29,313
• − Mortgage interest: −$14,004
• − Property taxes: −$5,173
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − Depreciation: −$7,273
• Taxable loss: −$3,077
• Est. tax savings @ 24.0%: +$738
• After-tax cash flow: $1,740/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

• Census place: Katy, TX
• 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

+400.0% since first listed

12 events — show timeline

• 2026-06-16 Listed $250,000 HARMLS
• 2013-05-31 Sold (Public Records) — Public Records
• 2013-05-13 Sold (MLS) — HARMLS
• 2013-05-08 Pending — HARMLS
• 2013-04-25 Pending — HARMLS
• 2013-04-23 Listed $115,000 HARMLS
• 2009-05-05 Sold (Public Records) — Public Records
• 2009-05-01 Sold (MLS) — HARMLS
• 2009-04-01 Listing Removed — HARMLS
• 2008-10-24 Listed $105,900 HARMLS
• 1998-06-05 Sold (Public Records) — Public Records
• 1998-02-27 Sold (Public Records) $50,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $5,173 · +6.7% YoY. Source: county tax records.