Hill V Modern Farmhouse Plan · Katy, TX 77494

$335,646

4 bd · 3.5 ba · 2,688 sqft · SingleFamily · 668 Days on market

↓ 6% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• Cash flow +3.3/30.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This extraordinary modern farmhouse style home offers 4 bedrooms, 3.5 baths and bonus gathering room. The flex room can accommodate your need for extra space. The dining area and eat-in island will provide multiple places to dine together with friends and family. The owners suite is on the main floor and features a spacious bath complete with matching walk-in closets, dual vanity, a garden tub, and separate shower. There are 3 bedrooms upstairs with walk-in closets and a bonus gathering room. The Hill V Modern Farmhouse is sure to fulfill the needs of your family.

Key facts

• Listed 667 days

Tags

• MODERN FARMHOUSE STYLE
• OWNERS SUITE ON MAIN FLOOR
• MATCHING WALK-IN CLOSETS

🏗️ New construction. The $335,646 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $520,941.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $336k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (25.4% below list).
• Recommended offer: $250k (25.4% below list) — sets the bar for 1% rule.

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 falling (-3.5%/yr); 1015 active listings in the ZIP; high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 668 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Recommended offer $250,254 (25.4% 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 668 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.48% ✗
• Cap rate: 2.55%
• Cash-on-cash: -13.35%
• DSCR: 0.41
• GRM: 17.3

CMA / ARV

• ARV (median comp): $520,941
• List price: $335,646
• Delta: -35.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Dogwood St	0.74mi	4/3.0	2,496 (-7%)	2mo	$494,999	$198	50
1103 Wildflower Ct	0.70mi	4/3.0	2,820 (+5%)	18mo	$499,999	$177	42

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: -44.5%
• Equity multiple: -0.34×
• Total profit: $-195,087
• Equity at exit: $77,674

10-year hold

• IRR: —
• Equity multiple: -1.27×
• Total profit: $-331,181
• Equity at exit: $45,041

Cash invested: $145,863 (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 77494

• Home prices YoY: -32.5%
• Rents YoY: -3.5%
• Active inventory: 1015
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,503 medium
• Mortgage (P&I): −$2,732
• Tax est. 1.5%: −$651 /mo · $7,814/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-1,623

Break-even live

Break-even rent $4,557

Max offer price $286,076

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: $130,235
• Closing costs: $15,628
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $335,646 Active 668 DOM
2. 2026-06-17
   days on market $335,646 Active 667 DOM
3. 2026-06-16
   days on market $335,646 Active 666 DOM
4. 2026-06-15
   price $335,646 Active 665 DOM
5. 2026-06-15
   days on market $331,175 Active 665 DOM
6. 2026-06-09
   days on market $331,175 Active 659 DOM
7. 2026-06-08
   days on market $331,175 Active 658 DOM
8. 2026-06-07
   days on market $331,175 Active 657 DOM
9. 2026-06-04
   days on market $331,175 Active 654 DOM
10. 2026-06-03
    days on market $331,175 Active 653 DOM
11. 2026-06-02
    days on market $331,175 Active 652 DOM
12. 2026-06-01
    days on market $331,175 Active 651 DOM
13. 2026-05-31
    days on market $331,175 Active 650 DOM
14. 2026-02-16
    price $331,175 570-char remark

    Show marketing remark (570 chars)

    This extraordinary modern farmhouse style home offers 4 bedrooms, 3.5 baths and bonus gathering room. The flex room can accommodate your need for extra space. The dining area and eat-in island will provide multiple places to dine together with friends and family. The owners suite is on the main floor and features a spacious bath complete with matching walk-in closets, dual vanity, a garden tub, and separate shower. There are 3 bedrooms upstairs with walk-in closets and a bonus gathering room. The Hill V Modern Farmhouse is sure to fulfill the needs of your family.

15. 2024-08-19
    listed $351,454 Active 570-char remark

    Show marketing remark (570 chars)

    This extraordinary modern farmhouse style home offers 4 bedrooms, 3.5 baths and bonus gathering room. The flex room can accommodate your need for extra space. The dining area and eat-in island will provide multiple places to dine together with friends and family. The owners suite is on the main floor and features a spacious bath complete with matching walk-in closets, dual vanity, a garden tub, and separate shower. There are 3 bedrooms upstairs with walk-in closets and a bonus gathering room. The Hill V Modern Farmhouse is sure to fulfill the needs of your family.

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

Taxation est. · year 1

• Rental income: $30,030
• − Mortgage interest: −$29,181
• − Property taxes: −$7,814
• − Insurance: −$2,605
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − Depreciation: −$15,155
• Taxable loss: −$29,529
• Est. tax savings @ 24.0%: +$7,087
• After-tax cash flow: $-12,390/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: Fort Bend County · 836,777 people
• City population: 413,575
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 140,157
• Household income: $148,720
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 3390.0

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 39% Hispanic / Latino 25% Asian 24% Two or more races 18% Black 8%
• Hispanic origin (detail): Mexican 8% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 39% · Canada, China, Vietnam
• Languages at home: 54% English-only · Spanish 20% Other Indo-European 8% Other Asian/Pacific 5%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.62%
• Current HPI: 229.7189
• Rent YoY: ▼ -3.53%
• 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

-5.8% since first listed

2 events — show timeline

• 2026-02-16 Price Changed $331,175 Zillow
• 2024-08-19 Listed $351,454 Zillow