4118 Lake Cypress Cir · Houston, TX 77068

$330,000

4 bd · 2.5 ba · 2,688 sqft · SingleFamily public records · 115 Days on market

Built 2015 5,667 sqft lot $123/sqft · 6% above area Est $312k · 6% over $76/mo HOA · 1% 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 +4.9/15.0
• Appreciation +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

NEW ROOF 2025 !!!! Beautiful two-story home featuring elegant wood flooring throughout – no carpet at all, offering a clean, modern look and easy maintenance. This well-maintained home provides a spacious and functional layout perfect for both everyday living and entertaining. Conveniently located near Walmart,HEB,Kroger,Costco, grocery stores, restaurants, and major shopping centers, including Willowbrook Mall. Enjoy quick and easy access to major highways such as FM 1960, I-45, Highway 249, and Beltway 8, making commuting a breeze. A perfect combination of comfort, style, and prime location!

Key facts

• Wood flooring
• Functional layout
• Spacious layout

Tags

• WOOD FLOORING
• SPACIOUS LAYOUT
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED
• QUICK ACCESS TO HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $330k).
• Recommended offer: $300k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.1% 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: schools D, 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.
• Market conditions: 118 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 (-2.1% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 10y ago; this cycle's ask is 14248% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.73% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.26%
• DSCR: 2.12
• GRM: 4.8

CMA / ARV

• ARV (median comp): $311,686
• List price: $330,000
• Delta: 5.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4215 False Cypress Ln	0.16mi	4/2.5	2,596 (-3%)	3mo	$285,000	$110	84
4022 Streambed Trl	0.19mi	4/2.5	2,792 (+4%)	2mo	$325,000	$116	83
3915 Glenheather Dr	0.24mi	4/2.5	2,450 (-9%)	2mo	$319,900	$131	72
4206 Tulip Oak Dr	0.14mi	4/2.5	2,362 (-12%)	2mo	$310,000	$131	72
15007 Walters Rd	0.63mi	4/2.5	2,730 (+2%)	1mo	$279,900	$103	67
4418 Windmill Run Dr	0.58mi	4/3.0	2,760 (+3%)	0mo	$332,000	$120	66
14543 Overland Hollow Dr	0.57mi	4/3.0	2,606 (-3%)	5mo	$334,900	$129	62
3614 Shanemoss Ct	0.66mi	4/2.5	2,852 (+6%)	2mo	$299,990	$105	57
15406 Falling Creek Dr	0.62mi	4/2.5	2,950 (+10%)	3mo	$315,000	$107	52
4422 Windmill Run Dr	0.59mi	3/2.5 (-1)	2,432 (-10%)	1mo	$299,900	$123	51
4714 Cashel Castle Dr	0.60mi	3/2.5 (-1)	2,362 (-12%)	1mo	$249,900	$106	46
15515 San Milo Dr	0.59mi	4/3.5	3,056 (+14%)	2mo	$345,000	$113	44

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

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 1.85×
• Total profit: $78,548
• Equity at exit: $62,058

10-year hold

• IRR: 26.9%
• Equity multiple: 3.54×
• Total profit: $234,378
• Equity at exit: $51,109

Cash invested: $92,400 (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 77068

• Home prices YoY: -1.0%
• Active inventory: 118
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $5,709 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$621 /mo · $7,450/yr
• Insurance: −$138
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$76
• Vacancy / Maint / Mgmt: −$1,199
• Net cashflow: $1,878

Break-even live

Break-even rent $3,331

Max offer price $330,000

Occupancy floor 62%

Sensitivity live

Price	-10% $2,065	-5% $1,972	+0% $1,878	+5% $1,785	+10% $1,692
Rent	-10% $1,427	-5% $1,653	+0% $1,878	+5% $2,104	+10% $2,329
Rate	-1.0pp $2,045	-0.5pp $1,962	base $1,878	+0.5pp $1,793	+1.0pp $1,706

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4622 Falling Sun Dr Houston, TX	4.0	3.0	2485	$2,500	$1.01	44d	1	0.67mi
4807 Wellington Way Houston, TX	3.0	2.5	2876	$2,500	$0.87	44d	1	0.89mi
5135 Westerham Pl Unit 1262307P Houston, TX	5.0	3.5	3358	$17,582	$5.24	23d	1	1.22mi

HOA detail

• Monthly dues: $76 · $912/yr

Listing history 42 events

1. 2026-06-21
   days on market $330,000 Active 115 DOM
2. 2026-06-18
   days on market $330,000 Active 112 DOM
3. 2026-06-17
   days on market $330,000 Active 111 DOM
4. 2026-06-16
   days on market $330,000 Active 110 DOM
5. 2026-06-15
   days on market $330,000 Active 109 DOM
6. 2026-06-13
   days on market $330,000 Active 107 DOM
7. 2026-06-13
   days on market $330,000 Active 106 DOM
8. 2026-06-09
   days on market $330,000 Active 103 DOM
9. 2026-06-08
   days on market $330,000 Active 102 DOM
10. 2026-06-07
    days on market $330,000 Active 101 DOM
11. 2026-06-04
    days on market $330,000 Active 98 DOM
12. 2026-06-03
    days on market $330,000 Active 97 DOM
13. 2026-06-02
    days on market $330,000 Active 96 DOM
14. 2026-06-01
    days on market $330,000 Active 95 DOM
15. 2026-05-31
    days on market $330,000 Active 94 DOM
16. 2026-04-19
    listed $2,300
17. 2026-04-08
    status Active 612-char remark

    Show marketing remark (612 chars)

    NEW ROOF 2025 !!!! Beautiful two-story home featuring elegant wood flooring throughout – no carpet at all, offering a clean, modern look and easy maintenance. This well-maintained home provides a spacious and functional layout perfect for both everyday living and entertaining. Conveniently located near Walmart,HEB,Kroger,Costco, grocery stores, restaurants, and major shopping centers, including Willowbrook Mall. Enjoy quick and easy access to major highways such as FM 1960, I-45, Highway 249, and Beltway 8, making commuting a breeze. A perfect combination of comfort, style, and prime location!

18. 2026-04-07
    status Pending 612-char remark

    Show marketing remark (612 chars)

    NEW ROOF 2025 !!!! Beautiful two-story home featuring elegant wood flooring throughout – no carpet at all, offering a clean, modern look and easy maintenance. This well-maintained home provides a spacious and functional layout perfect for both everyday living and entertaining. Conveniently located near Walmart,HEB,Kroger,Costco, grocery stores, restaurants, and major shopping centers, including Willowbrook Mall. Enjoy quick and easy access to major highways such as FM 1960, I-45, Highway 249, and Beltway 8, making commuting a breeze. A perfect combination of comfort, style, and prime location!

19. 2026-04-05
    status Active 612-char remark

    Show marketing remark (612 chars)

    NEW ROOF 2025 !!!! Beautiful two-story home featuring elegant wood flooring throughout – no carpet at all, offering a clean, modern look and easy maintenance. This well-maintained home provides a spacious and functional layout perfect for both everyday living and entertaining. Conveniently located near Walmart,HEB,Kroger,Costco, grocery stores, restaurants, and major shopping centers, including Willowbrook Mall. Enjoy quick and easy access to major highways such as FM 1960, I-45, Highway 249, and Beltway 8, making commuting a breeze. A perfect combination of comfort, style, and prime location!

20. 2026-03-21
    status Pending 612-char remark

    Show marketing remark (612 chars)

    NEW ROOF 2025 !!!! Beautiful two-story home featuring elegant wood flooring throughout – no carpet at all, offering a clean, modern look and easy maintenance. This well-maintained home provides a spacious and functional layout perfect for both everyday living and entertaining. Conveniently located near Walmart,HEB,Kroger,Costco, grocery stores, restaurants, and major shopping centers, including Willowbrook Mall. Enjoy quick and easy access to major highways such as FM 1960, I-45, Highway 249, and Beltway 8, making commuting a breeze. A perfect combination of comfort, style, and prime location!

21. 2026-03-13
    historical $2,350

    Show marketing remark (612 chars)

    NEW ROOF 2025 !!!! Beautiful two-story home featuring elegant wood flooring throughout – no carpet at all, offering a clean, modern look and easy maintenance. This well-maintained home provides a spacious and functional layout perfect for both everyday living and entertaining. Conveniently located near Walmart,HEB,Kroger,Costco, grocery stores, restaurants, and major shopping centers, including Willowbrook Mall. Enjoy quick and easy access to major highways such as FM 1960, I-45, Highway 249, and Beltway 8, making commuting a breeze. A perfect combination of comfort, style, and prime location!

22. 2026-03-13
    status Pending 612-char remark

    Show marketing remark (612 chars)

    NEW ROOF 2025 !!!! Beautiful two-story home featuring elegant wood flooring throughout – no carpet at all, offering a clean, modern look and easy maintenance. This well-maintained home provides a spacious and functional layout perfect for both everyday living and entertaining. Conveniently located near Walmart,HEB,Kroger,Costco, grocery stores, restaurants, and major shopping centers, including Willowbrook Mall. Enjoy quick and easy access to major highways such as FM 1960, I-45, Highway 249, and Beltway 8, making commuting a breeze. A perfect combination of comfort, style, and prime location!

23. 2026-02-24
    price $330,000 612-char remark

    Show marketing remark (612 chars)

    NEW ROOF 2025 !!!! Beautiful two-story home featuring elegant wood flooring throughout – no carpet at all, offering a clean, modern look and easy maintenance. This well-maintained home provides a spacious and functional layout perfect for both everyday living and entertaining. Conveniently located near Walmart,HEB,Kroger,Costco, grocery stores, restaurants, and major shopping centers, including Willowbrook Mall. Enjoy quick and easy access to major highways such as FM 1960, I-45, Highway 249, and Beltway 8, making commuting a breeze. A perfect combination of comfort, style, and prime location!

24. 2026-02-14
    listed $2,350
25. 2026-02-10
    listed $350,000 Active 612-char remark

    Show marketing remark (612 chars)

    NEW ROOF 2025 !!!! Beautiful two-story home featuring elegant wood flooring throughout – no carpet at all, offering a clean, modern look and easy maintenance. This well-maintained home provides a spacious and functional layout perfect for both everyday living and entertaining. Conveniently located near Walmart,HEB,Kroger,Costco, grocery stores, restaurants, and major shopping centers, including Willowbrook Mall. Enjoy quick and easy access to major highways such as FM 1960, I-45, Highway 249, and Beltway 8, making commuting a breeze. A perfect combination of comfort, style, and prime location!

26. 2026-02-05
    historical $2,350
27. 2026-02-04
    historical
28. 2025-11-09
    price $2,350
29. 2025-09-12
    listed $2,500
30. 2025-09-10
    listed $334,000 Active
31. 2025-08-25
    historical $2,450
32. 2025-07-08
    listed $2,450
33. 2025-06-30
    historical $2,450
34. 2025-05-31
    listed $2,450
35. 2025-05-07
    historical $2,300
36. 2024-03-08
    listed $2,300
37. 2016-06-30
    historical
38. 2016-06-30
    soldstatus Sold
39. 2016-05-16
    status Pending
40. 2016-05-11
    status Active
41. 2016-05-05
    listed $219,995
42. 2016-05-05
    historical

ⓘ 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: $7,450 · $621/mo
• Projected year-2 tax: $7,450 · $621/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $68,503
• − Mortgage interest: −$18,485
• − Property taxes: −$7,450
• − Insurance: −$2,448
• − Repairs & maintenance: −$5,480
• − Management: −$5,480
• − HOA: −$912
• − Depreciation: −$9,600
• Taxable income: $18,648
• Est. tax owed @ 24.0%: −$4,475
• After-tax cash flow: $18,066/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

• City population: 3,226,434
• Population (ZIP): 12,289

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 0.72)
• Race & ethnicity: Hispanic / Latino 35% Black 31% White 23% Two or more races 11% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Scandinavian 2% Romanian 1% Serbian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 65% English-only · Spanish 28% Vietnamese 4% Chinese 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: ▼ -2.14%
• Current HPI: 206.5475
• Rent YoY: —
• Metro: —
• 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

-99.0% since first listed

27 events — show timeline

• 2026-04-19 Listed for Rent $2,300 HARMLS
• 2026-04-08 Relisted — HARMLS
• 2026-04-07 Pending — HARMLS
• 2026-04-05 Relisted — HARMLS
• 2026-03-21 Pending — HARMLS
• 2026-03-13 Rental Removed $2,350 HARMLS
• 2026-03-13 Pending — HARMLS
• 2026-02-24 Price Changed $330,000 HARMLS
• 2026-02-14 Listed for Rent $2,350 HARMLS
• 2026-02-10 Listed $350,000 HARMLS
• 2026-02-05 Rental Removed $2,350 HARMLS
• 2026-02-04 Listing Removed — HARMLS
• 2025-11-09 Price Changed $2,350 HARMLS
• 2025-09-12 Listed for Rent $2,500 HARMLS
• 2025-09-10 Listed $334,000 HARMLS
• 2025-08-25 Rental Removed $2,450 HARMLS
• 2025-07-08 Listed for Rent $2,450 HARMLS
• 2025-06-30 Rental Removed $2,450 HARMLS
• 2025-05-31 Listed for Rent $2,450 HARMLS
• 2025-05-07 Rental Removed $2,300 HARMLS
• 2024-03-08 Listed for Rent $2,300 HARMLS
• 2016-06-30 Listing Removed — HARMLS
• 2016-06-30 Sold (MLS) — HARMLS
• 2016-05-16 Pending — HARMLS
• 2016-05-11 Relisted — HARMLS
• 2016-05-05 Listing Removed — HARMLS
• 2016-05-05 Listed $219,995 HARMLS

Property tax history

+12.2%/yr

Latest (2025): $7,450 · -5.9% YoY. Source: county tax records.