19326 Plantain Dr · Houston, TX 77449

$190,000

3 bd · 2.0 ba · 1,540 sqft · Townhouse public records · 16 Days on market

Built 1981 5,145 sqft lot $123/sqft · at area comps Est $192k · at est. $35/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +19.0/30.0
• ARV discount +8.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• Schools +5.7/10.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Great opportunity to own this 3-bedroom, 2-bath duplex located at 19326 Plantain Dr in Katy, TX. ONLY THE LEFT SIDE OF THE DUPLEX IS FOR SALE! The property features a new roof installed in 2022 and a recently replaced HVAC system. Inside, the home offers a spacious family room, separate living area, and a kitchen with a breakfast nook with updated appliances. The layout provides good bones and functional space, making it an excellent candidate for renovation or rental potential. The large backyard includes a storage shed and plenty of room for outdoor enhancements, landscaping, or entertaining. Conveniently located with easy access to I-10, this property is close to hospitals, shopping, res

Key facts

• Large backyard
• Replaced hvac system
• Storage shed

Tags

• NEW ROOF
• REPLACED HVAC SYSTEM
• LARGE BACKYARD
• STORAGE SHED
• EASY ACCESS TO I-10

Property features AI

Finance

• Other: Lease not being considered
• HOA & community: Silvermill HOA with an annual fee of $420 covering common areas

Exterior

• Parking: No dedicated parking listed
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Full ownership; Slab foundation
• Construction: Built in 1981; Brick and wood siding construction
• Exterior features: Private yard; Composition roof

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Oven
• Bedrooms: Primary bedroom (First floor) — 17 x 13; Bedroom (First floor) — 12 x 10; Bedroom (First floor) — 11 x 10
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite counters; One fireplace; 7 total rooms
• Laundry & utility: Utility room (First floor)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• 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.
• Zoned schools: Mayde Creek H S (math 42% / reading 54%, grade D, #571 of 1,632 statewide, top 36%, 2,940 students, 78% FRL) — zoned schools average 78% FRL vs 27% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 48% at this address vs 62% district-wide (-14 pts) — the specific schools serving this property underperform the Katy ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.9%/yr); 744 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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 16 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,150 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (median comp): $192,004
• List price: $190,000
• Delta: -1.04%
• 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
19323 Hollowlog Dr	0.02mi	3/2.0	1,540 (0%)	1mo	$199,900	$130	98
19546 Lazy Valley Dr	0.26mi	3/2.0	1,554 (+1%)	4mo	$200,000	$129	84
19307 Plantain Dr	0.05mi	3/2.0	1,505 (-2%)	16mo	$218,000	$145	81
3302 Purslane Dr	0.07mi	3/2.0	1,670 (+8%)	3mo	$209,000	$125	80
3335 Deermoss Dr	0.08mi	3/2.0	1,388 (-10%)	4mo	$189,900	$137	77
19427 Plantain Dr	0.14mi	3/1.0	1,394 (-10%)	3mo	$170,000	$122	72
19514 Lazy Valley Dr	0.19mi	3/2.0	1,670 (+8%)	9mo	$156,000	$93	69
19214 Lazy Valley Dr	0.11mi	3/2.0	1,345 (-13%)	7mo	$170,000	$126	68
3351 Deermoss Dr	0.11mi	2/2.0 (-1)	1,393 (-10%)	10mo	$190,000	$136	66
19411 Lazy Valley Dr	0.10mi	3/2.0	1,345 (-13%)	10mo	$202,500	$151	66
19519 Woodglen Dr	0.18mi	3/1.0	1,394 (-10%)	8mo	$165,000	$118	66
19531 Lazy Valley Dr	0.23mi	2/2.0 (-1)	1,400 (-9%)	10mo	$198,900	$142	61

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

Projected returns pro-forma

-1.27% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.81×
• Total profit: $-9,921
• Equity at exit: $43,406

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,018
• Equity at exit: $43,517

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 77449

• Home prices YoY: -0.5%
• Rents YoY: -2.9%
• Active inventory: 744
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$996
• Tax from tax record: −$300 /mo · $3,606/yr
• Insurance: −$79
• HOA: −$35
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $197

Break-even live

Break-even rent $1,786

Max offer price $190,000

Occupancy floor 85%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19434 Brook Village Rd Houston, TX	3.0	2.0	1822	$1,950	$1.07	43d	1	0.31mi
19403 Misty Cove Dr Katy, TX	4.0	2.0	1714	$1,999	$1.17	5d	1	0.41mi
19407 Dawn Canyon Rd Houston, TX	3.0	2.0	1576	$1,716	$1.09	43d	1	0.47mi
19138 Morton Rd Unit TOBC2 Houston, TX	2.0	2.0	1091	$1,745	$1.60	2d	1	0.57mi
2606 Olster Dr Houston, TX	3.0	2.0	1527	$1,571	$1.03	5d	1	0.67mi
2607 Cypressvine Dr Houston, TX	3.0	2.0	1527	$2,000	$1.31	19d	1	0.70mi
2622 Broomsedge Dr Houston, TX	3.0	2.0	1746	$1,050	$0.60	5d	1	0.73mi
2411 Shady Brook Dr Houston, TX	3.0	2.0	1715	$1,916	$1.12	5d	1	0.93mi
20102 Twilight Canyon Rd Katy, TX	4.0	2.5	1633	$3,395	$2.08	2d	1	1.03mi
19638 Southaven Dr Houston, TX	3.0	2.0	1684	$1,769	$1.05	16d	1	1.04mi
18407 Early Green Trl Unit 1316402P Houston, TX	3.0	2.0	1550	$3,988	$2.57	2d	1	1.09mi
3331 Dale Ridge Trl Houston, TX	4.0	2.5	2216	$2,121	$0.96	22d	1	1.10mi
2603 N Fry Rd Katy, TX	3.0	1.0–2.0	954	$2,213	$2.32	1d	39	1.11mi
2919 Amber Cliff Dr Katy, TX	3.0	2.0	1526	$1,900	$1.25	43d	1	1.16mi
18747 Denise Dale Ln Houston, TX	3.0	2.0	1136	$1,695	$1.49	5d	1	1.17mi
2931 Barker Cypress Rd Houston, TX	1.0–3.0	1.0–2.0	1065	$1,796	$1.69	1d	20	1.17mi
19319 Cypress Arbor Ct Katy, TX	4.0	3.0	1794	$1,940	$1.08	7d	1	1.19mi
2500 Greenhouse Rd Unit 424 Houston, TX	2.0	2.0	1205	$1,639	$1.36	5d	1	1.22mi
2500 Greenhouse Rd Unit 3174 Houston, TX	3.0	2.0	1440	$2,083	$1.45	10d	1	1.22mi
2500 Greenhouse Rd Unit 2148 Houston, TX	2.0	2.0	1205	$1,631	$1.35	2d	1	1.22mi
2500 Greenhouse Rd Unit 2537 Houston, TX	2.0	2.0	1205	$1,714	$1.42	43d	1	1.22mi
2500 Greenhouse Rd Unit 2047 Houston, TX	2.0	2.0	1205	$1,674	$1.39	11d	1	1.22mi
2500 Greenhouse Rd Unit 2533 Houston, TX	3.0	2.0	1440	$2,094	$1.45	43d	1	1.22mi
2500 Greenhouse Rd Unit 3112 Houston, TX	3.0	2.0	1440	$2,051	$1.42	2d	1	1.22mi
2500 Greenhouse Rd Unit 2174 Houston, TX	2.0	2.0	1205	$1,663	$1.38	10d	1	1.22mi
19776 Clay Rd Katy, TX	2.0	2.0	1174	$1,475	$1.26	43d	1	1.23mi
19770 Clay Rd Katy, TX	1.0–2.0	1.0–2.0	1002	$1,843	$1.84	2d	15	1.24mi
4211 Falcon Meadow Dr Katy, TX	3.0	2.0	1436	$1,795	$1.25	24d	1	1.25mi
3130 Birchleaf Dr Katy, TX	3.0	2.0	1700	$1,840	$1.08	43d	1	1.26mi
2411 Greenhouse Rd Houston, TX	1.0–3.0	1.0–2.0	1109	$2,008	$1.81	2d	37	1.27mi
2937 Barker Cypress Rd Houston, TX	2.0	2.0	1138	$1,456	$1.28	43d	1	1.29mi
2926 Barker Cypress Rd Unit 3047 Houston, TX	3.0	2.0	1424	$2,200	$1.54	11d	1	1.35mi
2926 Barker Cypress Rd Unit 2165 Houston, TX	2.0	2.0	1250	$1,937	$1.55	2d	1	1.35mi
2926 Barker Cypress Rd Unit 3165 Houston, TX	3.0	2.0	1424	$2,157	$1.51	2d	1	1.35mi
19311 Cypress Bay Dr Katy, TX	3.0	2.0	2052	$2,080	$1.01	3d	1	1.35mi
2926 Barker Cypress Rd Unit 3174 Houston, TX	3.0	2.0	1424	$2,189	$1.54	10d	1	1.36mi
2926 Barker Cypress Rd Unit 2959 Houston, TX	3.0	2.0	1424	$2,110	$1.48	43d	1	1.36mi
2926 Barker Cypress Rd Unit 2174 Houston, TX	2.0	2.0	1250	$1,969	$1.58	10d	1	1.36mi
2926 Barker Cypress Rd Unit 2963 Houston, TX	2.0	2.0	1250	$1,820	$1.46	43d	1	1.36mi
2926 Barker Cypress Rd Houston, TX	2.0	2.0	1091	$1,745	$1.60	12d	1	1.38mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: landscaping

Listing history 16 events

1. 2026-06-18
   days on market $190,000 Active 16 DOM
2. 2026-06-17
   days on market $190,000 Active 15 DOM
3. 2026-06-16
   days on market $190,000 Active 14 DOM
4. 2026-06-15
   days on market $190,000 Active 13 DOM
5. 2026-06-13
   days on market $190,000 Active 11 DOM
6. 2026-06-09
   days on market $190,000 Active 7 DOM
7. 2026-06-08
   days on market $190,000 Active 6 DOM
8. 2026-06-07
   days on market $190,000 Active 5 DOM
9. 2026-06-04
   days on market $190,000 Active 2 DOM
10. 2026-06-03
    days on marketlisting id $190,000 Active 1 DOM
11. 2026-06-02
    days on market $190,000 Active 30 DOM
12. 2026-06-01
    days on market $190,000 Active 29 DOM
13. 2026-05-31
    days on market $190,000 Active 28 DOM
14. 2026-05-04
    listed $190,000 Active 876-char remark
15. 2008-08-04
    soldstatus
16. 1988-01-02
    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: $3,606 · $300/mo
• Projected year-2 tax: $3,606 · $300/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) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,431
• − Mortgage interest: −$10,643
• − Property taxes: −$3,606
• − Insurance: −$950
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − HOA: −$420
• − Depreciation: −$5,527
• Taxable loss: −$624
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $2,518/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 — 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): 130,028
• Household income: $87,808
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 3088.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 22% Black 20% White 19% Asian 6%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1% Cuban 4%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 48% English-only · Spanish 40% Other Indo-European 3% Vietnamese 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: ▼ -1.27%
• Current HPI: 254.6622
• Rent YoY: ▼ -2.86%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-02 Listed $190,000 HARMLS
• 2026-06-02 Listing Removed — HARMLS
• 2026-05-04 Listed $190,000 HARMLS
• 2008-08-04 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,606 · +10.4% YoY. Source: county tax records.