6030 Starbrook Creek Dr · Houston, TX 77494

$280,000

3 bd · 2.0 ba · 1,583 sqft · SingleFamily public records · 85 Days on market

Built 2008 5,039 sqft lot $177/sqft · 12% below area Est $318k · 12% under $73/mo HOA · 3% 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 +12.9/15.0
• Cash flow +8.6/30.0
• Schools +5.7/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming freshly painted 3-bedroom, 2-bath home with beautiful stone and brick elevation and a relaxing front porch, ideally located minutes from Westpark and the Grand Parkway in a top-rated Katy ISD community. This move-in ready home features an open floor plan, high ceilings, abundant natural light, and stylish laminate wood flooring throughout, no carpet! The spacious kitchen offers a breakfast bar, gas range, ample cabinetry, and a large pantry. Enjoy a split layout with a private primary suite with dual sinks, soaking tub, extended shower, and a large walk-in closet. Oversized secondary bedroom, ceiling fans throughout, and a covered front and back patio and a shaded, fenced yard. Westheimer Lakes North is a master planned community with resort style amenities for the whole family including splash sad, lighted tennis courts, walking trails, beach-entry splash pool with slide, covered basketball pavilion, sand volleyball court, parks, children's playscapes and more!!

Key facts

• Open floor plan
• Spacious kitchen
• Breakfast bar

Tags

• STONE AND BRICK ELEVATION
• RELAXING FRONT PORCH
• OPEN FLOOR PLAN
• STYLISH LAMINATE WOOD FLOORING
• SPACIOUS KITCHEN
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (12.4% below list).
• Recommended offer: $238k (15.1% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.1% 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: Fred And Patti Shafer El (math 77% / reading 77%, grade A, #55 of 4,322 statewide, top 1%, 1,091 students, 26% FRL); Seven Lakes J H (math 84% / reading 80%, grade A+, #7 of 1,662 statewide, top 0%, 1,630 students, 20% FRL); Katy H S (math 62% / reading 74%, grade B, #150 of 1,632 statewide, top 10%, 3,330 students, 38% FRL) — zoned schools at 28% FRL track the district average.
• Zoned-school proficiency averages 76% at this address vs 62% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Katy ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents falling (-3.5%/yr); 1037 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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 85 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $237,634 (15.1% 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 85 days. Have you received any prior offers? Is the seller open to a 15% 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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 9.5

CMA / ARV

• ARV (median comp): $318,055
• List price: $280,000
• Delta: -11.96%
• 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
6314 Applewood Forest Dr	0.21mi	3/2.0	1,475 (-7%)	3mo	$295,000	$200	76
6431 Applewood Forest Dr	0.36mi	3/2.0	1,756 (+11%)	1mo	$330,000	$188	64
26431 Richwood Oaks Dr	0.20mi	3/2.0	1,370 (-14%)	10mo	$264,900	$193	60
26923 Glacier Creek Dr	0.65mi	3/2.0	1,568 (-1%)	12mo	$314,000	$200	58
6327 Richland Hills Dr	0.24mi	3/2.0	1,756 (+11%)	16mo	$321,000	$183	57
6430 Richland Hills Dr	0.37mi	3/2.5	1,397 (-12%)	9mo	$270,000	$193	54
6407 Sweet Orchid Ln	0.63mi	3/2.0	1,708 (+8%)	5mo	$330,000	$193	53
6434 Richland Hills Dr	0.38mi	3/2.0	1,756 (+11%)	15mo	$315,560	$180	52
6503 Applewood Forest Dr	0.42mi	3/2.5	1,746 (+10%)	14mo	$334,900	$192	50
26306 Hartwill Dr	0.18mi	4/2.5 (+1)	1,815 (+15%)	16mo	$326,000	$180	47
6415 Black Bamboo Ln	0.69mi	3/2.0	1,679 (+6%)	13mo	$337,500	$201	47
6303 Tolstin Lakes Ln	0.52mi	3/2.0	1,777 (+12%)	10mo	$345,000	$194	46

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: -26.3%
• Equity multiple: 0.14×
• Total profit: $-67,646
• Equity at exit: $41,749

10-year hold

• IRR: -40.5%
• Equity multiple: -0.35×
• Total profit: $-105,589
• Equity at exit: $24,209

Cash invested: $78,400 (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: 1037
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$519 /mo · $6,226/yr
• Insurance: −$117
• HOA: −$73
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-240

Break-even live

Break-even rent $2,755

Max offer price $237,634

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-161	+0% $-240	+5% $-319	+10% $-398
Rent	-10% $-434	-5% $-337	+0% $-240	+5% $-143	+10% $-46
Rate	-1.0pp $-99	-0.5pp $-169	base $-240	+0.5pp $-312	+1.0pp $-386

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6015 Starbrook Creek Dr Katy, TX	4.0	2.5	2181	$2,410	$1.10	45d	1	0.07mi
26439 Richwood Oaks Dr Katy, TX	3.0	2.0	1756	$2,050	$1.17	45d	1	0.19mi
26719 Henson Falls Dr Katy, TX	3.0	2.0	1315	$1,950	$1.48	45d	1	0.54mi
6411 Tea Tree Dr Katy, TX	4.0	2.5	2168	$6,900	$3.18	45d	1	0.76mi
25810 Palmdale Estate Dr Richmond, TX	4.0	2.0	2008	$2,350	$1.17	45d	1	1.20mi
10441 Spring Green Blvd Unit 3228 Katy, TX	3.0	2.0	1614	$2,848	$1.76	1d	1	1.25mi
10441 Spring Green Blvd Unit 2228 Katy, TX	2.0	2.0	1134	$2,169	$1.91	1d	1	1.25mi
10441 Spring Green Blvd Unit 424 Katy, TX	2.0	2.0	1134	$2,185	$1.93	7d	1	1.25mi
10441 Spring Green Blvd Unit 10478 Katy, TX	2.0	2.0	1134	$2,209	$1.95	12d	1	1.25mi
10441 Spring Green Blvd Unit 10474 Katy, TX	3.0	2.0	1614	$2,888	$1.79	12d	1	1.25mi
10447 Spring Green Blvd Katy, TX	3.0	2.0	1426	$2,251	$1.58	45d	1	1.31mi
27222 Fulshear Bend Dr Fulshear, TX	3.0	1.0–2.0	1027	$2,779	$2.71	0d	122	1.47mi

HOA detail

• Monthly dues: $73 · $876/yr
• Likely covers: gaspool

Listing history 26 events

1. 2026-06-21
   days on market $280,000 Active 85 DOM
2. 2026-06-18
   days on market $280,000 Active 82 DOM
3. 2026-06-17
   price $280,000 Active 81 DOM
4. 2026-06-17
   days on market $290,000 Active 81 DOM
5. 2026-06-16
   days on market $290,000 Active 80 DOM
6. 2026-06-15
   days on market $290,000 Active 79 DOM
7. 2026-06-13
   days on market $290,000 Active 77 DOM
8. 2026-06-09
   days on market $290,000 Active 73 DOM
9. 2026-06-08
   days on market $290,000 Active 72 DOM
10. 2026-06-07
    pricedays on market $290,000 Active 71 DOM
11. 2026-06-04
    days on market $304,999 Active 68 DOM
12. 2026-06-03
    days on market $304,999 Active 67 DOM
13. 2026-06-02
    days on market $304,999 Active 66 DOM
14. 2026-06-01
    days on market $304,999 Active 65 DOM
15. 2026-05-31
    days on market $304,999 Active 64 DOM
16. 2026-05-18
    price $304,999 986-char remark

    Show marketing remark (986 chars)

    Charming freshly painted 3-bedroom, 2-bath home with beautiful stone and brick elevation and a relaxing front porch, ideally located minutes from Westpark and the Grand Parkway in a top-rated Katy ISD community. This move-in ready home features an open floor plan, high ceilings, abundant natural light, and stylish laminate wood flooring throughout, no carpet! The spacious kitchen offers a breakfast bar, gas range, ample cabinetry, and a large pantry. Enjoy a split layout with a private primary suite with dual sinks, soaking tub, extended shower, and a large walk-in closet. Oversized secondary bedroom, ceiling fans throughout, and a covered front and back patio and a shaded, fenced yard. Westheimer Lakes North is a master planned community with resort style amenities for the whole family including splash sad, lighted tennis courts, walking trails, beach-entry splash pool with slide, covered basketball pavilion, sand volleyball court, parks, children's playscapes and more!!

17. 2026-03-28
    listed $310,000 Active 986-char remark

    Show marketing remark (986 chars)

    Charming freshly painted 3-bedroom, 2-bath home with beautiful stone and brick elevation and a relaxing front porch, ideally located minutes from Westpark and the Grand Parkway in a top-rated Katy ISD community. This move-in ready home features an open floor plan, high ceilings, abundant natural light, and stylish laminate wood flooring throughout, no carpet! The spacious kitchen offers a breakfast bar, gas range, ample cabinetry, and a large pantry. Enjoy a split layout with a private primary suite with dual sinks, soaking tub, extended shower, and a large walk-in closet. Oversized secondary bedroom, ceiling fans throughout, and a covered front and back patio and a shaded, fenced yard. Westheimer Lakes North is a master planned community with resort style amenities for the whole family including splash sad, lighted tennis courts, walking trails, beach-entry splash pool with slide, covered basketball pavilion, sand volleyball court, parks, children's playscapes and more!!

18. 2018-03-21
    soldstatus Sold 454-char remark

    Show marketing remark (454 chars)

    Beautiful one story, 3 BR home w/ charming curb appeal located in Katy. Front porch made for a Park bench! Spacious Living area with High ceilings. Kitchen with breakfast bar, that opens to Living Room & large covered patio. Lots of Kitchen counter space for preparing meals, Split plan w/ huge master, large closets; garden tub & separate shower in master bath. Large secondary BR's. Wonderful Master-Planned Community with Amenities Galore!

19. 2018-03-21
    soldstatus

    Show marketing remark (454 chars)

    Beautiful one story, 3 BR home w/ charming curb appeal located in Katy. Front porch made for a Park bench! Spacious Living area with High ceilings. Kitchen with breakfast bar, that opens to Living Room & large covered patio. Lots of Kitchen counter space for preparing meals, Split plan w/ huge master, large closets; garden tub & separate shower in master bath. Large secondary BR's. Wonderful Master-Planned Community with Amenities Galore!

20. 2018-02-23
    status Pending 454-char remark

    Show marketing remark (454 chars)

    Beautiful one story, 3 BR home w/ charming curb appeal located in Katy. Front porch made for a Park bench! Spacious Living area with High ceilings. Kitchen with breakfast bar, that opens to Living Room & large covered patio. Lots of Kitchen counter space for preparing meals, Split plan w/ huge master, large closets; garden tub & separate shower in master bath. Large secondary BR's. Wonderful Master-Planned Community with Amenities Galore!

21. 2018-02-13
    status Option Pending 454-char remark

    Show marketing remark (454 chars)

    Beautiful one story, 3 BR home w/ charming curb appeal located in Katy. Front porch made for a Park bench! Spacious Living area with High ceilings. Kitchen with breakfast bar, that opens to Living Room & large covered patio. Lots of Kitchen counter space for preparing meals, Split plan w/ huge master, large closets; garden tub & separate shower in master bath. Large secondary BR's. Wonderful Master-Planned Community with Amenities Galore!

22. 2018-01-29
    listed $217,000 Active 454-char remark

    Show marketing remark (454 chars)

    Beautiful one story, 3 BR home w/ charming curb appeal located in Katy. Front porch made for a Park bench! Spacious Living area with High ceilings. Kitchen with breakfast bar, that opens to Living Room & large covered patio. Lots of Kitchen counter space for preparing meals, Split plan w/ huge master, large closets; garden tub & separate shower in master bath. Large secondary BR's. Wonderful Master-Planned Community with Amenities Galore!

23. 2012-08-16
    soldstatus
24. 2012-08-15
    soldstatus
25. 2012-07-18
    historical
26. 2012-04-26
    listed $145,000

ⓘ 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: $6,226 · $519/mo
• Projected year-2 tax: $6,226 · $519/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,423
• − Mortgage interest: −$15,684
• − Property taxes: −$6,226
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − HOA: −$876
• − Depreciation: −$8,145
• Taxable loss: −$7,616
• Est. tax savings @ 24.0%: +$1,828
• After-tax cash flow: $-1,050/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: Fort Bend County · 836,777 people
• City population: 3,226,434
• 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

+110.3% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $304,999 HARMLS
• 2026-03-28 Listed $310,000 HARMLS
• 2018-03-21 Sold (Public Records) — Public Records
• 2018-03-21 Sold (MLS) — HARMLS
• 2018-02-23 Pending — HARMLS
• 2018-02-13 Pending — HARMLS
• 2018-01-29 Listed $217,000 HARMLS
• 2012-08-16 Sold (Public Records) — Public Records
• 2012-08-15 Sold (MLS) — HARMLS
• 2012-07-18 Listing Removed — HARMLS
• 2012-04-26 Listed $145,000 HARMLS

Property tax history

+2.1%/yr

Latest (2025): $6,226 · -1.2% YoY. Source: county tax records.