1071 Verde Trails Dr · Houston, TX 77073

$190,000

3 bd · 2.0 ba · 1,630 sqft · SingleFamily public records · 30 Days on market

Built 2006 2,591 sqft lot Est $214k · 11% under $48/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 +12.5/15.0
• Cash flow +11.1/30.0
• 1% rule +4.7/10.0
• Appreciation +4.7/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Really cute home in Remington Ranch! Good room sizes. Current tenants leasing for $1,175/per month. lease end 05/31/2021 Viewing will be very limited. Home has open floor plan and priced below market . This is for rental income producing purchase. Lowest priced home in this subdivision

Key facts

• Laminate flooring
• Brand-new cabinets
• Granite countertops

Tags

• BRAND-NEW LIGHT FIXTURES
• LAMINATE FLOORING
• BRAND-NEW CABINETS
• GRANITE COUNTERTOPS
• CHIC BACKSPLASH
• SEPARATE CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-76 ($-912/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (3.3% below list).
• Recommended offer: $177k (7.1% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• Spring ISD (suburban): math 19% / reading 26% proficiency, ranked #730 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hoyland El (math 24% / reading 29%, grade F, #2,927 of 4,322 statewide, top 68%, 677 students, 94% FRL); Dueitt Middle (math 12% / reading 23%, grade F, #1,507 of 1,662 statewide, top 91%, 773 students, 84% FRL); Spring H S (math 12% / reading 21%, grade F, #1,497 of 1,632 statewide, top 92%, 2,760 students, 72% FRL) — zoned schools average 83% FRL vs 66% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 162 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $26 of equity ($1k loan paydown + $-1k appreciation (-0.7% local appreciation)).
• 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 30 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,574 (7.1% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.97% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $213,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1071 Verde Trails Dr	0.00mi	4/2.5 (+1)	1,630 (0%)	1mo	$190,000	$117	92
19515 Fletcher Way Dr	0.25mi	3/2.5	1,716 (+5%)	2mo	$229,000	$133	76
19822 Bettencourt Ln	0.37mi	3/2.0	1,554 (-5%)	3mo	$206,500	$133	73
19410 Green Chase Ln	0.13mi	4/2.5 (+1)	1,772 (+9%)	1mo	$222,899	$126	72
19211 Archer Glen Dr	0.35mi	4/2.5 (+1)	1,673 (+3%)	2mo	$216,888	$130	71
711 Ashlen Dr	0.44mi	3/2.0	1,540 (-6%)	0mo	$225,000	$146	70
19035 Remington Mill Dr	0.63mi	3/2.5	1,701 (+4%)	3mo	$179,900	$106	59
1407 Rising Springs Ln	0.40mi	4/2.5 (+1)	1,798 (+10%)	1mo	$199,990	$111	56
611 Remwick Dr	0.49mi	3/2.5	1,832 (+12%)	1mo	$249,900	$136	54
1431 Joy Oaks Ln	0.39mi	4/2.5 (+1)	1,838 (+13%)	0mo	$240,000	$131	53
1619 Evermore Manor Ln	0.58mi	3/2.0	1,867 (+14%)	1mo	$239,000	$128	48
435 Silky Leaf Dr	0.74mi	3/2.5	1,433 (-12%)	4mo	$215,000	$150	40

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

Projected returns pro-forma

-0.68% appreciation · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.62×
• Total profit: $-20,386
• Equity at exit: $48,817

10-year hold

• IRR: -4.5%
• Equity multiple: 0.60×
• Total profit: $-21,311
• Equity at exit: $53,823

Cash invested: $53,200 (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 77073

• Home prices YoY: -0.3%
• Rents YoY: 0.7%
• Active inventory: 162
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,838 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$404 /mo · $4,850/yr
• Insurance: −$79
• HOA: −$48
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-76

Break-even live

Break-even rent $1,934

Max offer price $176,574

Occupancy floor 99%

Sensitivity live

Price	-10% $32	-5% $-22	+0% $-76	+5% $-130	+10% $-184
Rent	-10% $-221	-5% $-149	+0% $-76	+5% $-3	+10% $69
Rate	-1.0pp $20	-0.5pp $-28	base $-76	+0.5pp $-125	+1.0pp $-175

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1418 Spencer Glen Ln Houston, TX	3.0	2.0	1540	$1,900	$1.23	18d	1	0.35mi
19959 Oland Way Houston, TX	3.0	2.0	2005	$1,800	$0.90	26d	1	0.36mi
1514 Glasholm Dr Houston, TX	3.0	2.0	1400	$1,300	$0.93	24d	1	0.48mi
920 Century Plaza Dr Houston, TX	3.0–4.0	2.0	1350	$1,199	$0.89	1d	1	0.58mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 42 events

1. 2026-06-08
   days on market $190,000 Active 30 DOM
2. 2026-06-07
   days on market $190,000 Active 29 DOM
3. 2026-06-04
   days on market $190,000 Active 26 DOM
4. 2026-06-03
   days on market $190,000 Active 25 DOM
5. 2026-06-02
   days on market $190,000 Active 24 DOM
6. 2026-06-01
   days on market $190,000 Active 23 DOM
7. 2026-05-31
   days on market $190,000 Active 22 DOM
8. 2026-04-22
   status Pending
9. 2026-04-20
   status Pending
10. 2026-04-01
    listed $190,000 Active
11. 2024-03-01
    historical $1,875
12. 2024-03-01
    historical
13. 2024-02-01
    price $235,000
14. 2024-01-30
    listed $1,875
15. 2024-01-03
    price $245,000
16. 2024-01-01
    historical $1,900
17. 2023-11-30
    price $1,900
18. 2023-11-02
    listed $1,950
19. 2023-11-01
    listed $249,999 Active
20. 2023-09-13
    soldstatus
21. 2023-09-13
    soldstatus
22. 2020-09-25
    soldstatus
23. 2020-09-15
    soldstatus Sold 287-char remark

    Show marketing remark (287 chars)

    Really cute home in Remington Ranch! Good room sizes. Current tenants leasing for $1,175/per month. lease end 05/31/2021 Viewing will be very limited. Home has open floor plan and priced below market . This is for rental income producing purchase. Lowest priced home in this subdivision

24. 2020-09-11
    status Pending 287-char remark

    Show marketing remark (287 chars)

    Really cute home in Remington Ranch! Good room sizes. Current tenants leasing for $1,175/per month. lease end 05/31/2021 Viewing will be very limited. Home has open floor plan and priced below market . This is for rental income producing purchase. Lowest priced home in this subdivision

25. 2020-09-10
    status Option Pending 287-char remark

    Show marketing remark (287 chars)

    Really cute home in Remington Ranch! Good room sizes. Current tenants leasing for $1,175/per month. lease end 05/31/2021 Viewing will be very limited. Home has open floor plan and priced below market . This is for rental income producing purchase. Lowest priced home in this subdivision

26. 2020-08-24
    price $136,600 287-char remark

    Show marketing remark (287 chars)

    Really cute home in Remington Ranch! Good room sizes. Current tenants leasing for $1,175/per month. lease end 05/31/2021 Viewing will be very limited. Home has open floor plan and priced below market . This is for rental income producing purchase. Lowest priced home in this subdivision

27. 2020-06-12
    status Active 287-char remark

    Show marketing remark (287 chars)

    Really cute home in Remington Ranch! Good room sizes. Current tenants leasing for $1,175/per month. lease end 05/31/2021 Viewing will be very limited. Home has open floor plan and priced below market . This is for rental income producing purchase. Lowest priced home in this subdivision

28. 2020-06-03
    status Option Pending 287-char remark

    Show marketing remark (287 chars)

    Really cute home in Remington Ranch! Good room sizes. Current tenants leasing for $1,175/per month. lease end 05/31/2021 Viewing will be very limited. Home has open floor plan and priced below market . This is for rental income producing purchase. Lowest priced home in this subdivision

29. 2020-05-15
    price $137,500 287-char remark

    Show marketing remark (287 chars)

    Really cute home in Remington Ranch! Good room sizes. Current tenants leasing for $1,175/per month. lease end 05/31/2021 Viewing will be very limited. Home has open floor plan and priced below market . This is for rental income producing purchase. Lowest priced home in this subdivision

30. 2020-03-21
    price $139,900 287-char remark

    Show marketing remark (287 chars)

    Really cute home in Remington Ranch! Good room sizes. Current tenants leasing for $1,175/per month. lease end 05/31/2021 Viewing will be very limited. Home has open floor plan and priced below market . This is for rental income producing purchase. Lowest priced home in this subdivision

31. 2020-03-19
    price $144,900 287-char remark

    Show marketing remark (287 chars)

    Really cute home in Remington Ranch! Good room sizes. Current tenants leasing for $1,175/per month. lease end 05/31/2021 Viewing will be very limited. Home has open floor plan and priced below market . This is for rental income producing purchase. Lowest priced home in this subdivision

32. 2020-03-16
    price $147,000 287-char remark

    Show marketing remark (287 chars)

    Really cute home in Remington Ranch! Good room sizes. Current tenants leasing for $1,175/per month. lease end 05/31/2021 Viewing will be very limited. Home has open floor plan and priced below market . This is for rental income producing purchase. Lowest priced home in this subdivision

33. 2020-03-14
    listed $149,000 Active 287-char remark

    Show marketing remark (287 chars)

    Really cute home in Remington Ranch! Good room sizes. Current tenants leasing for $1,175/per month. lease end 05/31/2021 Viewing will be very limited. Home has open floor plan and priced below market . This is for rental income producing purchase. Lowest priced home in this subdivision

34. 2015-06-30
    soldstatus
35. 2014-10-30
    soldstatus
36. 2009-06-08
    soldstatus
37. 2009-06-05
    soldstatus
38. 2009-05-26
    historical
39. 2009-04-06
    listed $79,000
40. 2009-03-27
    soldstatus
41. 2009-03-10
    historical
42. 2009-02-18
    listed $65,500

ⓘ 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: $4,850 · $404/mo
• Projected year-2 tax: $4,850 · $404/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 ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $22,052
• − Mortgage interest: −$10,643
• − Property taxes: −$4,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$576
• − Depreciation: −$5,527
• Taxable loss: −$4,023
• Est. tax savings @ 24.0%: +$966
• After-tax cash flow: $54/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: Spring ISD
• NCES district ID: 4841220
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,584
• Composite: 20.12/100
• National rank: #8643
• State rank: #730 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): 46,084
• Household income: $78,592
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1297.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 59% Black 27% Two or more races 24% White 9% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 38% Cuban 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 29% · Canada, Jamaica
• Languages at home: 44% English-only · Spanish 53% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -0.68%
• Current HPI: 215.8688
• Rent YoY: ▲ 0.69%
• 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

+190.1% since first listed

35 events — show timeline

• 2026-04-22 Pending — HARMLS
• 2026-04-20 Pending — HARMLS
• 2026-04-01 Listed $190,000 HARMLS
• 2024-03-01 Rental Removed $1,875 HARMLS
• 2024-03-01 Listing Removed — HARMLS
• 2024-02-01 Price Changed $235,000 HARMLS
• 2024-01-30 Listed for Rent $1,875 HARMLS
• 2024-01-03 Price Changed $245,000 HARMLS
• 2024-01-01 Rental Removed $1,900 HARMLS
• 2023-11-30 Price Changed $1,900 HARMLS
• 2023-11-02 Listed for Rent $1,950 HARMLS
• 2023-11-01 Listed $249,999 HARMLS
• 2023-09-13 Sold (Public Records) — Public Records
• 2023-09-13 Sold (Public Records) — Public Records
• 2020-09-25 Sold (Public Records) — Public Records
• 2020-09-15 Sold (MLS) — HARMLS
• 2020-09-11 Pending — HARMLS
• 2020-09-10 Pending — HARMLS
• 2020-08-24 Price Changed $136,600 HARMLS
• 2020-06-12 Relisted — HARMLS
• 2020-06-03 Pending — HARMLS
• 2020-05-15 Price Changed $137,500 HARMLS
• 2020-03-21 Price Changed $139,900 HARMLS
• 2020-03-19 Price Changed $144,900 HARMLS
• 2020-03-16 Price Changed $147,000 HARMLS
• 2020-03-14 Listed $149,000 HARMLS
• 2015-06-30 Sold (Public Records) — Public Records
• 2014-10-30 Sold (Public Records) — Public Records
• 2009-06-08 Sold (Public Records) — Public Records
• 2009-06-05 Sold (MLS) — HARMLS
• 2009-05-26 Listing Removed — HARMLS
• 2009-04-06 Listed $79,000 HARMLS
• 2009-03-27 Sold (MLS) — HARMLS
• 2009-03-10 Listing Removed — HARMLS
• 2009-02-18 Listed $65,500 HARMLS

Property tax history

+0.9%/yr

Latest (2025): $4,850 · -5.0% YoY. Source: county tax records.