3315 Berzin Ct · Katy, TX 77493

$389,900

6 bd · 3.5 ba · 3,087 sqft · SingleFamily public records · 80 Days on market

Built 1999 7,875 sqft lot $126/sqft · 42% below area Est $678k · 42% under $26/mo HOA · 1% 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 +15.0/15.0
• Cash flow +6.8/30.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.3/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated home situated on a desirable corner lot in Katy. This spacious residence features 5 bedrooms, 3 full bathrooms &1 half bath, offering a functional layout ideal for both everyday living and entertaining. The home has been freshly painted inside and out, with brand new vinyl plank flooring on the first floor and new carpet throughout the second-floor bedrooms. The open-concept living areas are filled with natural light, and the kitchen flows seamlessly into the main living space. Upstairs, a versatile game room provides the perfect space for gatherings, media, or a home office. Generously sized bedrooms offer comfort and privacy, while the thoughtful layout enhances livability. New ROOF was installed in 2025. Conveniently located just minutes from Katy Park and a new HEB shopping center, this home combines modern updates with an excellent location.

Key facts

• New carpet
• Open-concept living
• Versatile game room

Tags

• CORNER LOT
• NEW VINYL PLANK FLOORING
• NEW CARPET
• OPEN-CONCEPT LIVING
• VERSATILE GAME ROOM
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-609 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (26.5% below list).
• Recommended offer: $282k (27.6% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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); 2696 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k 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 80 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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: 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 $282,273 (27.6% 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 80 days. Have you received any prior offers? Is the seller open to a 28% 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 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?
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: 0.74% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.70%
• DSCR: 0.70
• GRM: 11.3

CMA / ARV

• ARV (median comp): $677,865
• List price: $389,900
• Delta: -42.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24939 Bastiani Canvas Ln	0.22mi	5/3.5 (-1)	2,840 (-8%)	5mo	$319,900	$113	68
24943 Scarlatti Cantata Dr	0.30mi	5/3.5 (-1)	3,032 (-2%)	16mo	$385,000	$127	64
3531 Rossini Dr	0.35mi	5/3.5 (-1)	3,039 (-2%)	16mo	$365,000	$120	63
25303 Framlingham Dr	0.31mi	5/4.0 (-1)	2,978 (-4%)	23mo	$578,130	$194	54
25318 Rothesay Ln	0.38mi	5/3.0 (-1)	2,703 (-12%)	21mo	$469,740	$174	37

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: -31.5%
• Equity multiple: -0.01×
• Total profit: $-110,232
• Equity at exit: $58,135

10-year hold

• IRR: -58.2%
• Equity multiple: -0.63×
• Total profit: $-177,800
• Equity at exit: $33,711

Cash invested: $109,172 (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: 2696
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,867 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$641 /mo · $7,692/yr
• Insurance: −$162
• HOA: −$26
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-609

Break-even live

Break-even rent $3,638

Max offer price $282,273

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4231 Reese Ravine Ln Katy, TX	5.0	4.0	2812	$3,000	$1.07	17d	1	1.20mi

HOA detail

• Monthly dues: $26 · $312/yr

Listing history 25 events

1. 2026-06-15
   days on market $389,900 Active 80 DOM
2. 2026-06-13
   days on market $389,900 Active 78 DOM
3. 2026-06-09
   days on market $389,900 Active 74 DOM
4. 2026-06-08
   days on market $389,900 Active 73 DOM
5. 2026-06-07
   days on market $389,900 Active 72 DOM
6. 2026-06-04
   days on market $389,900 Active 69 DOM
7. 2026-06-03
   days on market $389,900 Active 68 DOM
8. 2026-06-02
   days on market $389,900 Active 67 DOM
9. 2026-06-01
   days on market $389,900 Active 66 DOM
10. 2026-05-31
    days on market $389,900 Active 65 DOM
11. 2026-05-14
    price $389,900 882-char remark

    Show marketing remark (882 chars)

    Beautifully updated home situated on a desirable corner lot in Katy. This spacious residence features 5 bedrooms, 3 full bathrooms &1 half bath, offering a functional layout ideal for both everyday living and entertaining. The home has been freshly painted inside and out, with brand new vinyl plank flooring on the first floor and new carpet throughout the second-floor bedrooms. The open-concept living areas are filled with natural light, and the kitchen flows seamlessly into the main living space. Upstairs, a versatile game room provides the perfect space for gatherings, media, or a home office. Generously sized bedrooms offer comfort and privacy, while the thoughtful layout enhances livability. New ROOF was installed in 2025. Conveniently located just minutes from Katy Park and a new HEB shopping center, this home combines modern updates with an excellent location.

12. 2026-03-27
    listed $399,900 Active 882-char remark

    Show marketing remark (882 chars)

    Beautifully updated home situated on a desirable corner lot in Katy. This spacious residence features 5 bedrooms, 3 full bathrooms &1 half bath, offering a functional layout ideal for both everyday living and entertaining. The home has been freshly painted inside and out, with brand new vinyl plank flooring on the first floor and new carpet throughout the second-floor bedrooms. The open-concept living areas are filled with natural light, and the kitchen flows seamlessly into the main living space. Upstairs, a versatile game room provides the perfect space for gatherings, media, or a home office. Generously sized bedrooms offer comfort and privacy, while the thoughtful layout enhances livability. New ROOF was installed in 2025. Conveniently located just minutes from Katy Park and a new HEB shopping center, this home combines modern updates with an excellent location.

13. 2025-10-01
    soldstatus
14. 2025-08-22
    soldstatus
15. 2025-08-22
    soldstatus
16. 2025-08-19
    soldstatus
17. 2010-09-15
    soldstatus 406-char remark

    Show marketing remark (406 chars)

    MOVE IN CONDITION, *** JUST REDUCED AGAIN *** Foreclosure in good condition. Large home on a great corner lot. Acclaimed Katy schools. This Beautiful home is located just a few blocks from the City of Katy. Tile floors in several rooms, Pedestal sink in the half bath, Master bath has a large tub and seperate shower, HUGE master bedroom with recessed ceiling, Room upstairs could be a study or media room.

18. 2010-08-02
    historical 406-char remark

    Show marketing remark (406 chars)

    MOVE IN CONDITION, *** JUST REDUCED AGAIN *** Foreclosure in good condition. Large home on a great corner lot. Acclaimed Katy schools. This Beautiful home is located just a few blocks from the City of Katy. Tile floors in several rooms, Pedestal sink in the half bath, Master bath has a large tub and seperate shower, HUGE master bedroom with recessed ceiling, Room upstairs could be a study or media room.

19. 2010-04-27
    listed $148,900 406-char remark

    Show marketing remark (406 chars)

    MOVE IN CONDITION, *** JUST REDUCED AGAIN *** Foreclosure in good condition. Large home on a great corner lot. Acclaimed Katy schools. This Beautiful home is located just a few blocks from the City of Katy. Tile floors in several rooms, Pedestal sink in the half bath, Master bath has a large tub and seperate shower, HUGE master bedroom with recessed ceiling, Room upstairs could be a study or media room.

20. 2009-12-11
    historical
21. 2009-06-11
    listed $159,900
22. 2008-12-27
    historical
23. 2008-04-24
    listed $188,000
24. 2003-04-04
    historical
25. 2002-12-06
    listed $179,900

ⓘ 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: $7,692 · $641/mo
• Projected year-2 tax: $7,692 · $641/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 6/10 Major FEMA zone X (unshaded) · 70% 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 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: $34,403
• − Mortgage interest: −$21,840
• − Property taxes: −$7,692
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,752
• − Management: −$2,752
• − HOA: −$312
• − Depreciation: −$11,343
• Taxable loss: −$14,238
• Est. tax savings @ 24.0%: +$3,417
• After-tax cash flow: $-3,894/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

+116.7% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $389,900 HARMLS
• 2026-03-27 Listed $399,900 HARMLS
• 2025-10-01 Sold (Public Records) — Public Records
• 2025-08-22 Sold (Public Records) — Public Records
• 2025-08-22 Sold (Public Records) — Public Records
• 2025-08-19 Sold (Public Records) — Public Records
• 2010-09-15 Sold (MLS) — HARMLS
• 2010-08-02 Listing Removed — HARMLS
• 2010-04-27 Listed $148,900 HARMLS
• 2009-12-11 Listing Removed — HARMLS
• 2009-06-11 Listed $159,900 HARMLS
• 2008-12-27 Listing Removed — HARMLS
• 2008-04-24 Listed $188,000 HARMLS
• 2003-04-04 Listing Removed — HARMLS
• 2002-12-06 Listed $179,900 HARMLS

Property tax history

+2.9%/yr

Latest (2025): $7,692 · +5.1% YoY. Source: county tax records.