14210 Reissen Ln · Houston, TX 77069

$385,000

4 bd · 4.0 ba · 3,140 sqft · SingleFamily public records · 139 Days on market

Built 1997 8,089 sqft lot $123/sqft · 16% below area Est $458k · 16% under $79/mo HOA · 3% of rent

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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).

• ARV discount +14.7/15.0
• Cash flow +5.0/30.0
• Appreciation +4.5/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Great home with great floor plan and wonderful location! Open concept kitchen/dining & family room. Living room, dining room, 1/2 bath and pantry all complete the first floor. This home has a ton of storage with 5 large walk-in closets and a oversized garage. Four bedrooms, 3 full baths and 2 1/2 baths are spread out throughout the home. Primary bedroom has 2 walk-in closets. Large utility room on the second floor with washer and dryer. The 3rd floor is a great addition for an office, workout room or playroom. Roof was replaced in 2021 and HVAC for the 1st floor. French drain system and gutters in the rear of the home and irrigation system.

Key facts

• Third floor addition
• French drain system
• Oversized garage

Tags

• OPEN CONCEPT KITCHEN DINING
• LARGE WALK IN CLOSETS
• OVERSIZED GARAGE
• LARGE UTILITY ROOM
• THIRD FLOOR ADDITION
• FRENCH DRAIN SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-910 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (41.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (29.6% below list).
• Recommended offer: $224k (41.8% below list) — sets the bar for cash-flow.

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: schools D, crime F.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.5%/yr); 187 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 41% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $3k of loan paydown is wiped out by about $4k 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 139 days — a 12% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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: 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 $224,170 (41.8% 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 139 days. Have you received any prior offers? Is the seller open to a 42% 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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 3.46%
• Cash-on-cash: -10.13%
• DSCR: 0.55
• GRM: 11.8

CMA / ARV

• ARV (median comp): $458,264
• List price: $385,000
• Delta: -15.99%
• 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
6790 Rial Ct	0.23mi	4/3.5	3,180 (+1%)	1mo	$490,000	$154	85
14106 Haynes Dr	0.16mi	4/3.5	3,282 (+4%)	1mo	$399,900	$122	82
14210 Vanessa Cir	0.08mi	4/3.5	3,355 (+7%)	2mo	$465,000	$139	82
6782 Cutten Pkwy	0.29mi	4/3.5	3,285 (+5%)	3mo	$405,000	$123	74
6906 Cherry Hills Rd	0.19mi	5/3.5 (+1)	3,480 (+11%)	4mo	$410,000	$118	62
6203 Bermuda Dunes Dr	0.63mi	4/2.5	3,164 (+1%)	2mo	$445,000	$141	62
6622 Preston Trail Dr	0.28mi	3/2.0 (-1)	2,930 (-7%)	2mo	$252,000	$86	61
7002 Briton Centre Ct	0.71mi	4/3.0	3,319 (+6%)	1mo	$630,000	$190	52
6719 Ashmore Dr	0.71mi	4/2.5	3,012 (-4%)	4mo	$350,000	$116	51
5906 Echo Lake Ln	0.73mi	5/3.5 (+1)	3,340 (+6%)	4mo	$455,000	$136	45
6723 Ashmore Dr	0.72mi	4/3.5	3,574 (+14%)	2mo	$415,500	$116	40
6523 Cypress Point Dr	0.66mi	5/3.0 (+1)	2,721 (-13%)	4mo	$314,900	$116	35

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

Projected returns pro-forma

-1.09% appreciation · 3.55% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.19×
• Total profit: $-86,818
• Equity at exit: $91,196

10-year hold

• IRR: -11.9%
• Equity multiple: -0.05×
• Total profit: $-113,178
• Equity at exit: $94,289

Cash invested: $107,800 (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 77069

• Home prices YoY: -0.5%
• Rents YoY: 3.5%
• Active inventory: 187
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,712 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$794 /mo · $9,530/yr
• Insurance: −$160
• HOA: −$79
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-910

Break-even live

Break-even rent $3,864

Max offer price $224,170

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5415 Olympia Fields Ln Houston, TX	4.0	4.0	4163	$3,500	$0.84	3d	1	1.37mi
5135 Westerham Pl Unit 1262307P Houston, TX	5.0	3.5	3358	$17,582	$5.24	22d	1	1.46mi

HOA detail

• Monthly dues: $79 · $948/yr

Listing history 41 events

1. 2026-06-18
   days on market $385,000 Active 139 DOM
2. 2026-06-17
   days on market $385,000 Active 138 DOM
3. 2026-06-16
   days on market $385,000 Active 137 DOM
4. 2026-06-15
   days on market $385,000 Active 136 DOM
5. 2026-06-13
   days on market $385,000 Active 134 DOM
6. 2026-06-13
   days on market $385,000 Active 133 DOM
7. 2026-06-09
   days on market $385,000 Active 130 DOM
8. 2026-06-08
   days on market $385,000 Active 129 DOM
9. 2026-06-07
   days on market $385,000 Active 128 DOM
10. 2026-06-04
    days on market $385,000 Active 125 DOM
11. 2026-06-03
    days on market $385,000 Active 124 DOM
12. 2026-06-02
    days on market $385,000 Active 123 DOM
13. 2026-06-02
    days on market $385,000 Active 122 DOM
14. 2026-05-31
    days on market $385,000 Active 121 DOM
15. 2026-01-30
    listed $385,000 Active 654-char remark

    Show marketing remark (654 chars)

    Great home with great floor plan and wonderful location! Open concept kitchen/dining & family room. Living room, dining room, 1/2 bath and pantry all complete the first floor. This home has a ton of storage with 5 large walk-in closets and a oversized garage. Four bedrooms, 3 full baths and 2 1/2 baths are spread out throughout the home. Primary bedroom has 2 walk-in closets. Large utility room on the second floor with washer and dryer. The 3rd floor is a great addition for an office, workout room or playroom. Roof was replaced in 2021 and HVAC for the 1st floor. French drain system and gutters in the rear of the home and irrigation system.

16. 2026-01-30
    historical

    Show marketing remark (654 chars)

    Great home with great floor plan and wonderful location! Open concept kitchen/dining & family room. Living room, dining room, 1/2 bath and pantry all complete the first floor. This home has a ton of storage with 5 large walk-in closets and a oversized garage. Four bedrooms, 3 full baths and 2 1/2 baths are spread out throughout the home. Primary bedroom has 2 walk-in closets. Large utility room on the second floor with washer and dryer. The 3rd floor is a great addition for an office, workout room or playroom. Roof was replaced in 2021 and HVAC for the 1st floor. French drain system and gutters in the rear of the home and irrigation system.

17. 2026-01-06
    price $390,000
18. 2025-12-20
    listed $417,000 Active
19. 2025-12-20
    historical
20. 2025-12-20
    listed $430,000 Active
21. 2022-02-01
    soldstatus
22. 2022-01-31
    soldstatus Sold
23. 2022-01-19
    status Pending
24. 2022-01-11
    status Option Pending
25. 2022-01-11
    status Pending
26. 2022-01-06
    listed $427,000 Active
27. 2013-02-14
    soldstatus
28. 2013-02-14
    soldstatus
29. 2013-02-12
    soldstatus Sold
30. 2013-01-16
    status Pending
31. 2013-01-10
    listed $264,900 Active
32. 2013-01-02
    historical
33. 2012-12-14
    price $264,900
34. 2012-09-21
    listed $272,500 Active
35. 2009-08-31
    soldstatus
36. 2009-08-27
    soldstatus
37. 2009-07-27
    historical
38. 2009-07-22
    listed $264,900
39. 2001-07-06
    historical
40. 2001-04-02
    listed $274,900
41. 2000-09-14
    soldstatus

ⓘ 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: $9,530 · $794/mo
• Projected year-2 tax: $9,530 · $794/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,538
• − Mortgage interest: −$21,566
• − Property taxes: −$9,530
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,603
• − Management: −$2,603
• − HOA: −$948
• − Depreciation: −$11,200
• Taxable loss: −$17,836
• Est. tax savings @ 24.0%: +$4,281
• After-tax cash flow: $-6,644/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 20,608
• Household income: $80,257
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1259.0

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 0.69)
• Race & ethnicity: White 43% Black 30% Hispanic / Latino 19% Two or more races 12% Asian 5%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2% Salvadoran 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 12% · Canada, Vietnam, Jamaica
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% German/W. Germanic 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: ▼ -1.09%
• Current HPI: 201.0894
• Rent YoY: ▲ 3.55%
• 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

+40.1% since first listed

27 events — show timeline

• 2026-01-30 Listing Removed — HARMLS
• 2026-01-30 Listed $385,000 HARMLS
• 2026-01-06 Price Changed $390,000 HARMLS
• 2025-12-20 Listed $430,000 HARMLS
• 2025-12-20 Listing Removed — HARMLS
• 2025-12-20 Listed $417,000 HARMLS
• 2022-02-01 Sold (Public Records) — Public Records
• 2022-01-31 Sold (MLS) — HARMLS
• 2022-01-19 Pending — HARMLS
• 2022-01-11 Pending — HARMLS
• 2022-01-11 Pending — HARMLS
• 2022-01-06 Listed $427,000 HARMLS
• 2013-02-14 Sold (Public Records) — Public Records
• 2013-02-14 Sold (Public Records) — Public Records
• 2013-02-12 Sold (MLS) — HARMLS
• 2013-01-16 Pending — HARMLS
• 2013-01-10 Listed $264,900 HARMLS
• 2013-01-02 Listing Removed — HARMLS
• 2012-12-14 Price Changed $264,900 HARMLS
• 2012-09-21 Listed $272,500 HARMLS
• 2009-08-31 Sold (Public Records) — Public Records
• 2009-08-27 Sold (MLS) — HARMLS
• 2009-07-27 Listing Removed — HARMLS
• 2009-07-22 Listed $264,900 HARMLS
• 2001-07-06 Listing Removed — HARMLS
• 2001-04-02 Listed $274,900 HARMLS
• 2000-09-14 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2024): $9,530 · +4.0% YoY. Source: county tax records.