Caprock Plan · Katy, TX 77493

$269,990

3 bd · 2.0 ba · 1,434 sqft · SingleFamily · 365 Days on market

Good condition

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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).

• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• DSCR +2.4/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You have arrived at the Caprock Plan, located in the Sunterra community. Featuring 2 classic front exteriors, this 3-bedroom, 2-bathroom home also offers 1,435 square feet of living space and a 2-car garage. A front porch (per plan) welcomes you into the home and opens to the gourmet kitchen which includes quartz counter tops, quality cabinets, stainless steel appliances and an open concept floorplan with the kitchen flowing seamlessly into the dining room and living room. The main bedroom has an attractive ensuite bathroom that features a quartz vanity countertop and quality cabinetry. Enjoy additional storage with a spacious walk-in closet located off of the primary bathroom. Your secondary bedrooms all feature quality carpet flooring and a closet, and can be used as bedrooms, offices, work out spaces or other bonus rooms. The possibilities are endless with The Caprock floor plan. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, and quartz counter tops in all bathrooms. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunterra by clicking the text with us button or the request information button.

Key facts

• Gourmet kitchen
• Quality cabinets
• Quartz counter tops

Tags

• GOURMET KITCHEN
• QUARTZ COUNTER TOPS
• QUALITY CABINETS
• STAINLESS STEEL APPLIANCES
• OPEN CONCEPT FLOORPLAN
• ENSUITE BATHROOM

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $319,252.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-274 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (9.4% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.3% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $10k 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 365 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $237,591 (12.0% 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 365 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $319,252
• List price: $269,990
• Delta: -15.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27119 Breakaway Ln	0.25mi	3/2.0	1,555 (+8%)	3mo	$250,000	$161	72
4807 Sand Clouds Dr	0.32mi	3/2.0	1,498 (+4%)	11mo	$297,990	$199	69
27130 Breakaway Ln	0.28mi	3/2.0	1,535 (+7%)	9mo	$249,000	$162	68
1472 Sundown Glen Ln	0.59mi	3/2.0	1,427 (-0%)	7mo	$324,290	$227	66
27311 Key Cove Ct	0.64mi	3/2.0	1,423 (-1%)	6mo	$349,674	$246	64
1536 Twilight Green Dr	0.44mi	3/2.0	1,538 (+7%)	10mo	$307,990	$200	59
27006 Sun Beam Bend Ln	0.33mi	3/2.0	1,610 (+12%)	7mo	$330,000	$205	58
5839 Majestic Sky Dr	0.74mi	3/2.0	1,402 (-2%)	12mo	$304,178	$217	52
5611 Birchwood Glen Dr	0.60mi	3/2.0	1,610 (+12%)	3mo	$331,202	$206	50
5033 Marcasca Dr	0.74mi	4/2.0 (+1)	1,412 (-2%)	12mo	$269,798	$191	48
27127 Blue Pool Dr	0.70mi	3/2.5	1,635 (+14%)	7mo	$355,990	$218	36
4801 Sun Falls Dr	0.74mi	3/2.0	1,604 (+12%)	11mo	$286,356	$179	36

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: -25.9%
• Equity multiple: 0.15×
• Total profit: $-76,293
• Equity at exit: $47,602

10-year hold

• IRR: -36.2%
• Equity multiple: -0.30×
• Total profit: $-116,433
• Equity at exit: $27,603

Cash invested: $89,391 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,446 high
• Mortgage (P&I): −$1,674
• Tax est. 1.5%: −$399 /mo · $4,789/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-274

Break-even live

Break-even rent $2,793

Max offer price $279,656

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: $79,813
• Closing costs: $9,578
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27064 Beach Ball Dr Katy, TX	3.0–4.0	2.5–3.5	1705	$2,406	$1.41	1d	25	0.32mi
27035 Beacon Glen Dr Katy, TX	2.0–4.0	2.0–3.0	1890	$3,049	$1.61	1d	16	0.51mi
3056 Sea Turtle Dr Katy, TX	4.0	2.0	1500	$2,200	$1.47	43d	1	1.17mi
3083 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,185	$1.42	12d	1	1.22mi
3136 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	12d	1	1.24mi
3071 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,164	$1.41	24d	1	1.24mi
3124 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	24d	1	1.25mi
3112 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	24d	1	1.27mi
6303 Marigold Blaze Dr Katy, TX	3.0	2.0	1474	$2,250	$1.53	43d	1	1.28mi
3020 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	12d	1	1.31mi
3037 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,164	$1.41	24d	1	1.33mi
3048 Majestic Sunrise Dr Katy, TX	4.0	2.0	1670	$2,275	$1.36	24d	1	1.35mi
3057 Majestic Sunrise Dr Katy, TX	4.0	2.0	1644	$2,252	$1.37	24d	1	1.36mi
3004 Majestic Sunrise Dr Katy, TX	3.0	2.0	1474	$1,942	$1.32	43d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $269,990 Active 365 DOM
2. 2026-06-17
   days on market $269,990 Active 364 DOM
3. 2026-06-16
   days on market $269,990 Active 363 DOM
4. 2026-06-15
   days on market $269,990 Active 362 DOM
5. 2026-06-09
   days on market $269,990 Active 356 DOM
6. 2026-06-08
   days on market $269,990 Active 355 DOM
7. 2026-06-07
   days on market $269,990 Active 354 DOM
8. 2026-06-04
   days on market $269,990 Active 351 DOM
9. 2026-06-03
   days on market $269,990 Active 350 DOM
10. 2026-06-02
    days on market $269,990 Active 349 DOM
11. 2026-06-01
    days on market $269,990 Active 348 DOM
12. 2026-05-31
    days on market $269,990 Active 347 DOM
13. 2026-01-29
    price $269,990 1294-char remark

    Show marketing remark (1294 chars)

    You have arrived at the Caprock Plan, located in the Sunterra community. Featuring 2 classic front exteriors, this 3-bedroom, 2-bathroom home also offers 1,435 square feet of living space and a 2-car garage. A front porch (per plan) welcomes you into the home and opens to the gourmet kitchen which includes quartz counter tops, quality cabinets, stainless steel appliances and an open concept floorplan with the kitchen flowing seamlessly into the dining room and living room. The main bedroom has an attractive ensuite bathroom that features a quartz vanity countertop and quality cabinetry. Enjoy additional storage with a spacious walk-in closet located off of the primary bathroom. Your secondary bedrooms all feature quality carpet flooring and a closet, and can be used as bedrooms, offices, work out spaces or other bonus rooms. The possibilities are endless with The Caprock floor plan. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, and quartz counter tops in all bathrooms. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunterra by clicking the text with us button or the request information button.

14. 2026-01-13
    status Active 1294-char remark

    Show marketing remark (1294 chars)

    You have arrived at the Caprock Plan, located in the Sunterra community. Featuring 2 classic front exteriors, this 3-bedroom, 2-bathroom home also offers 1,435 square feet of living space and a 2-car garage. A front porch (per plan) welcomes you into the home and opens to the gourmet kitchen which includes quartz counter tops, quality cabinets, stainless steel appliances and an open concept floorplan with the kitchen flowing seamlessly into the dining room and living room. The main bedroom has an attractive ensuite bathroom that features a quartz vanity countertop and quality cabinetry. Enjoy additional storage with a spacious walk-in closet located off of the primary bathroom. Your secondary bedrooms all feature quality carpet flooring and a closet, and can be used as bedrooms, offices, work out spaces or other bonus rooms. The possibilities are endless with The Caprock floor plan. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, and quartz counter tops in all bathrooms. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunterra by clicking the text with us button or the request information button.

15. 2025-12-31
    historical 1294-char remark

    Show marketing remark (1294 chars)

    You have arrived at the Caprock Plan, located in the Sunterra community. Featuring 2 classic front exteriors, this 3-bedroom, 2-bathroom home also offers 1,435 square feet of living space and a 2-car garage. A front porch (per plan) welcomes you into the home and opens to the gourmet kitchen which includes quartz counter tops, quality cabinets, stainless steel appliances and an open concept floorplan with the kitchen flowing seamlessly into the dining room and living room. The main bedroom has an attractive ensuite bathroom that features a quartz vanity countertop and quality cabinetry. Enjoy additional storage with a spacious walk-in closet located off of the primary bathroom. Your secondary bedrooms all feature quality carpet flooring and a closet, and can be used as bedrooms, offices, work out spaces or other bonus rooms. The possibilities are endless with The Caprock floor plan. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, and quartz counter tops in all bathrooms. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunterra by clicking the text with us button or the request information button.

16. 2025-12-02
    price $267,990 1294-char remark

    Show marketing remark (1294 chars)

    You have arrived at the Caprock Plan, located in the Sunterra community. Featuring 2 classic front exteriors, this 3-bedroom, 2-bathroom home also offers 1,435 square feet of living space and a 2-car garage. A front porch (per plan) welcomes you into the home and opens to the gourmet kitchen which includes quartz counter tops, quality cabinets, stainless steel appliances and an open concept floorplan with the kitchen flowing seamlessly into the dining room and living room. The main bedroom has an attractive ensuite bathroom that features a quartz vanity countertop and quality cabinetry. Enjoy additional storage with a spacious walk-in closet located off of the primary bathroom. Your secondary bedrooms all feature quality carpet flooring and a closet, and can be used as bedrooms, offices, work out spaces or other bonus rooms. The possibilities are endless with The Caprock floor plan. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, and quartz counter tops in all bathrooms. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunterra by clicking the text with us button or the request information button.

17. 2025-08-29
    price $264,990 1294-char remark

    Show marketing remark (1294 chars)

    You have arrived at the Caprock Plan, located in the Sunterra community. Featuring 2 classic front exteriors, this 3-bedroom, 2-bathroom home also offers 1,435 square feet of living space and a 2-car garage. A front porch (per plan) welcomes you into the home and opens to the gourmet kitchen which includes quartz counter tops, quality cabinets, stainless steel appliances and an open concept floorplan with the kitchen flowing seamlessly into the dining room and living room. The main bedroom has an attractive ensuite bathroom that features a quartz vanity countertop and quality cabinetry. Enjoy additional storage with a spacious walk-in closet located off of the primary bathroom. Your secondary bedrooms all feature quality carpet flooring and a closet, and can be used as bedrooms, offices, work out spaces or other bonus rooms. The possibilities are endless with The Caprock floor plan. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, and quartz counter tops in all bathrooms. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunterra by clicking the text with us button or the request information button.

18. 2025-06-05
    listed $259,990 Active 1294-char remark

    Show marketing remark (1294 chars)

    You have arrived at the Caprock Plan, located in the Sunterra community. Featuring 2 classic front exteriors, this 3-bedroom, 2-bathroom home also offers 1,435 square feet of living space and a 2-car garage. A front porch (per plan) welcomes you into the home and opens to the gourmet kitchen which includes quartz counter tops, quality cabinets, stainless steel appliances and an open concept floorplan with the kitchen flowing seamlessly into the dining room and living room. The main bedroom has an attractive ensuite bathroom that features a quartz vanity countertop and quality cabinetry. Enjoy additional storage with a spacious walk-in closet located off of the primary bathroom. Your secondary bedrooms all feature quality carpet flooring and a closet, and can be used as bedrooms, offices, work out spaces or other bonus rooms. The possibilities are endless with The Caprock floor plan. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, and quartz counter tops in all bathrooms. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunterra by clicking the text with us button or the request information button.

ⓘ 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: $29,357
• − Mortgage interest: −$17,883
• − Property taxes: −$4,789
• − Insurance: −$1,596
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − Depreciation: −$9,287
• Taxable loss: −$8,896
• Est. tax savings @ 24.0%: +$2,135
• After-tax cash flow: $-1,149/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance such as painting the exterior walls and cleaning the gutters. The highest-ROI updates that would raise its resale or rental value are painting the exterior walls and cleaning the gutters.

Value-add opportunities

• Both Paint the exterior walls — Painting the exterior walls can enhance curb appeal and increase the home's value.
• Both Clean the gutters — Clean gutters improve the home's appearance and prevent water damage to the roof and siding.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Painting the exterior walls can enhance curb appeal and increase the home's value. ↑
• Both Clean the gutters — Clean gutters improve the home's appearance and prevent water damage to the roof and siding. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+3.8% since first listed

6 events — show timeline

• 2026-01-29 Price Changed $269,990 Zillow
• 2026-01-13 Relisted — Zillow
• 2025-12-31 Delisted — Zillow
• 2025-12-02 Price Changed $267,990 Zillow
• 2025-08-29 Price Changed $264,990 Zillow
• 2025-06-05 Listed $259,990 Zillow