6671 Iron Clover Dr · Houston, TX 77493

$265,000

3 bd · 2.5 ba · 1,635 sqft · Land · 46 Days on market

Built 2026 $162/sqft · 14% below area Est $310k · 14% under $183/mo HOA · 8% of rent ↓ 16% since listing

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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 +15.9/30.0
• ARV discount +14.0/15.0
• Schools +5.7/10.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Cupertino Floor Plan - This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner’s suite with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Luxe owner suite
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• LUXE OWNER SUITE
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $265k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (8.4% below list).
• Recommended offer: $243k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Robert King El (math 41% / reading 44%, grade F, #1,313 of 4,322 statewide, top 31%, 981 students, 68% FRL); Katy J H (math 52% / reading 51%, grade C, #318 of 1,662 statewide, top 20%, 1,094 students, 53% FRL); Katy H S (math 62% / reading 74%, grade B, #150 of 1,632 statewide, top 10%, 3,330 students, 38% FRL) — zoned schools average 53% FRL vs 27% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 2729 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 46 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $32k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $242,637 (8.4% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (median comp): $309,534
• List price: $265,000
• Delta: -14.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-41,957
• Equity at exit: $39,512

10-year hold

• IRR: -14.5%
• Equity multiple: 0.28×
• Total profit: $-53,560
• Equity at exit: $22,912

Cash invested: $74,200 (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 77493

• Rents YoY: -0.8%
• Active inventory: 2729
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$107 /mo · $1,282/yr
• Insurance: −$110
• HOA: −$183
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $127

Break-even live

Break-even rent $2,266

Max offer price $265,000

Occupancy floor 90%

Sensitivity live

Price	-10% $277	-5% $202	+0% $127	+5% $52	+10% $-23
Rent	-10% $-65	-5% $31	+0% $127	+5% $223	+10% $319
Rate	-1.0pp $260	-0.5pp $194	base $127	+0.5pp $58	+1.0pp $-12

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6758 Sunset Velvet Dr Katy, TX	3.0	2.0	1580	$2,350	$1.49	45d	1	0.18mi
26642 Prairie Smoke Ln Katy, TX	3.0	2.0	1949	$2,300	$1.18	45d	1	0.47mi
26811 Prairie Smoke Ln Katy, TX	4.0	2.0	1656	$2,250	$1.36	45d	1	0.63mi
26802 Cenzontle Dr Katy, TX	3.0	2.0	1470	$1,850	$1.26	45d	1	0.89mi
7402 Clover Chase Dr Katy, TX	4.0	3.0	1840	$2,400	$1.30	45d	1	0.99mi
27022 Euphonia Green Ln Katy, TX	3.0	2.0	1186	$1,939	$1.63	4d	1	1.18mi
6303 Marigold Blaze Dr Katy, TX	3.0	2.0	1474	$2,250	$1.53	45d	1	1.19mi
27327 Blue Pool Dr Katy, TX	4.0	3.0	2100	$2,600	$1.24	45d	1	1.45mi

HOA detail

• Monthly dues: $183 · $2,196/yr

Listing history 20 events

1. 2026-05-19
   status Active 545-char remark

   Show marketing remark (356 chars)

   This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner's suite with a spa-inspired bathroom and walk-in closet.

2. 2026-05-19
   price $265,000 545-char remark

   Show marketing remark (356 chars)

   This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner's suite with a spa-inspired bathroom and walk-in closet.

3. 2026-05-19
   price $275,440 356-char remark

   Show marketing remark (356 chars)

   This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner's suite with a spa-inspired bathroom and walk-in closet.

4. 2026-05-18
   status Active 356-char remark

   Show marketing remark (356 chars)

   This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner's suite with a spa-inspired bathroom and walk-in closet.

5. 2026-05-18
   price $313,990 356-char remark

   Show marketing remark (356 chars)

   This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner's suite with a spa-inspired bathroom and walk-in closet.

6. 2026-05-13
   historical 356-char remark

   Show marketing remark (545 chars)

   The Cupertino Floor Plan - This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner’s suite with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

7. 2026-05-13
   status Pending 545-char remark

   Show marketing remark (545 chars)

   The Cupertino Floor Plan - This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner’s suite with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

8. 2026-05-12
   price $281,390 356-char remark

   Show marketing remark (356 chars)

   This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner's suite with a spa-inspired bathroom and walk-in closet.

9. 2026-05-11
   price $281,390 545-char remark

   Show marketing remark (545 chars)

   The Cupertino Floor Plan - This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner’s suite with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

10. 2026-05-01
    price $282,990 356-char remark

    Show marketing remark (356 chars)

    This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner's suite with a spa-inspired bathroom and walk-in closet.

11. 2026-04-30
    price $282,990 545-char remark

    Show marketing remark (545 chars)

    The Cupertino Floor Plan - This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner’s suite with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

12. 2026-04-27
    price $287,990 545-char remark

    Show marketing remark (545 chars)

    The Cupertino Floor Plan - This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner’s suite with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

13. 2026-04-26
    price $287,990 356-char remark

    Show marketing remark (356 chars)

    This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner's suite with a spa-inspired bathroom and walk-in closet.

14. 2026-04-03
    price $301,590 356-char remark

    Show marketing remark (356 chars)

    This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner's suite with a spa-inspired bathroom and walk-in closet.

15. 2026-04-02
    price $301,590 545-char remark

    Show marketing remark (545 chars)

    The Cupertino Floor Plan - This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner’s suite with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

16. 2026-03-31
    listed $296,990 Active 545-char remark

    Show marketing remark (545 chars)

    The Cupertino Floor Plan - This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner’s suite with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

17. 2026-03-31
    historical

    Show marketing remark (545 chars)

    The Cupertino Floor Plan - This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner’s suite with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

18. 2026-03-27
    price $296,990

    Show marketing remark (356 chars)

    This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner's suite with a spa-inspired bathroom and walk-in closet.

19. 2026-03-27
    listed $296,990 Active 356-char remark

    Show marketing remark (356 chars)

    This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner's suite with a spa-inspired bathroom and walk-in closet.

20. 2026-03-27
    listed $313,990 Active

    Show marketing remark (356 chars)

    This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner's suite with a spa-inspired bathroom and walk-in closet.

ⓘ 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: $1,282 · $107/mo
• Projected year-2 tax: $4,850 · $404/mo
• Expected delta: +$3,568/yr (+$297/mo · 278.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,116
• − Mortgage interest: −$14,844
• − Property taxes: −$1,282
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − HOA: −$2,196
• − Depreciation: −$7,709
• Taxable loss: −$2,898
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $2,219/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): 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

-15.6% since first listed

20 events — show timeline

• 2026-05-19 Relisted — HARMLS
• 2026-05-19 Price Changed $265,000 HARMLS
• 2026-05-19 Price Changed $275,440 Zillow
• 2026-05-18 Price Changed $313,990 Zillow
• 2026-05-18 Relisted — Zillow
• 2026-05-13 Delisted — Zillow
• 2026-05-13 Pending — HARMLS
• 2026-05-12 Price Changed $281,390 Zillow
• 2026-05-11 Price Changed $281,390 HARMLS
• 2026-05-01 Price Changed $282,990 Zillow
• 2026-04-30 Price Changed $282,990 HARMLS
• 2026-04-27 Price Changed $287,990 HARMLS
• 2026-04-26 Price Changed $287,990 Zillow
• 2026-04-03 Price Changed $301,590 Zillow
• 2026-04-02 Price Changed $301,590 HARMLS
• 2026-03-31 Listing Removed — HARMLS
• 2026-03-31 Listed $296,990 HARMLS
• 2026-03-27 Price Changed $296,990 HARMLS
• 2026-03-27 Listed $296,990 Zillow
• 2026-03-27 Listed $313,990 HARMLS