3510 Corinne Ct · Houston, TX 77449

$218,000

3 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 10 Days on market

Built 1985 6,834 sqft lot Est $237k · 8% under $44/mo HOA · 2% 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 +11.1/15.0
• Cash flow +8.8/30.0
• Schools +5.7/10.0
• Appreciation +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.8/5.0

Listing remarks

Welcome to 3510 Corinne Ct in Katy, TX! This charming one-story home offers 3 bedrooms, 2 bathrooms, and a warm, inviting layout perfect for everyday living. Inside, you’ll find a combination of wood, tile, and carpet flooring, with new wood floors and baseboards completed in 2026. The spacious living area features vaulted ceilings and a cozy fireplace, flowing seamlessly into the kitchen and dining spaces. Enjoy the private backyard retreat with mature trees, a relaxing sitting area, and plenty of room to entertain. Fresh exterior paint adds to the home’s curb appeal, making this move-in ready property a wonderful opportunity in the heart of Katy! Buyer to independently veri

Key facts

• 6,834 sq ft lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• Other: Living area listed as 1,454
• HOA & community: Association: Spectrum; Annual association fee of $533 covering common areas

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1985; Slab foundation; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Fully fenced yard; Paved driveway; Porch; Private yard; Located on a cul-de-sac in a subdivision; Concrete road surface

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven; Gas range; Microwave; Pantry; Tile countertops
• Bedrooms: Primary bedroom (First level); Bedroom (First level); Bedroom (First level)
• Flooring: Carpet; Engineered hardwood; Tile
• Bathrooms: 2 full bathrooms; Double vanity in at least one bathroom
• Heating & cooling: Central heating (Gas); Central air conditioning (Electric); Attic fan
• Interior features: Gas fireplace; Double vanity; Entrance foyer; Pantry; Tile counters; Tub/shower combination; Vanity; Ceiling fans; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (10.3% below list).
• Recommended offer: $186k (14.6% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Jack & Sharon Rhoads El (math 39% / reading 43%, grade F, #1,462 of 4,322 statewide, top 34%, 796 students, 79% FRL); Cardiff J H (math 34% / reading 40%, grade F, #756 of 1,662 statewide, top 47%, 863 students, 84% FRL); 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 81% FRL vs 27% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 42% at this address vs 62% district-wide (-20 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); 763 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $3k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,230 (14.6% 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. 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. 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: 0.90% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $237,002
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3322 Brackenfern Rd	0.37mi	3/2.0	1,473 (+1%)	3mo	$240,000	$163	78
19519 Tigris Springs Cir	0.30mi	3/2.0	1,564 (+8%)	10mo	$265,000	$169	65
19115 Winding Branch Dr	0.71mi	3/2.0	1,447 (-0%)	3mo	$207,500	$143	64
19311 Winding Branch Dr	0.61mi	3/2.0	1,479 (+2%)	7mo	$203,000	$137	63
19423 Indian Grass Dr	0.49mi	3/2.0	1,582 (+9%)	2mo	$233,000	$147	61
3210 Windmoor Dr	0.38mi	3/2.0	1,588 (+9%)	7mo	$265,000	$167	61
19422 Wildoats Dr	0.46mi	3/2.0	1,513 (+4%)	12mo	$255,000	$169	61
19523 Cypress Moss Dr	0.65mi	3/2.5	1,424 (-2%)	4mo	$239,999	$169	61
19923 Ricewood Way	0.44mi	3/2.0	1,588 (+9%)	8mo	$255,000	$161	58
19910 Eastman Pl	0.32mi	3/2.0	1,642 (+13%)	10mo	$169,000	$103	55
19119 Mossy Hedge Ln	0.63mi	3/2.0	1,509 (+4%)	12mo	$259,900	$172	54
19446 Lazy Valley Dr	0.62mi	3/2.0	1,540 (+6%)	10mo	$199,900	$130	53

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: -14.5%
• Equity multiple: 0.41×
• Total profit: $-36,087
• Equity at exit: $49,803

10-year hold

• IRR: -11.2%
• Equity multiple: 0.14×
• Total profit: $-52,601
• Equity at exit: $49,930

Cash invested: $61,040 (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: 763
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$447 /mo · $5,362/yr
• Insurance: −$91
• HOA: −$44
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-180

Break-even live

Break-even rent $2,183

Max offer price $186,230

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-118	+0% $-180	+5% $-242	+10% $-303
Rent	-10% $-334	-5% $-257	+0% $-180	+5% $-103	+10% $-25
Rate	-1.0pp $-70	-0.5pp $-124	base $-180	+0.5pp $-236	+1.0pp $-294

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19403 Misty Cove Dr Katy, TX	4.0	2.0	1714	$1,999	$1.17	6d	1	0.54mi
19776 Clay Rd Katy, TX	2.0	2.0	1174	$1,475	$1.26	45d	1	0.59mi
20098 Morton Rd Katy, TX	2.0	2.0	900	$1,276	$1.42	45d	1	0.62mi
19770 Clay Rd Katy, TX	1.0–2.0	1.0–2.0	1002	$1,818	$1.81	0d	14	0.62mi
4315 N Fry Rd Katy, TX	1.0–3.0	1.0–2.5	1091	$2,419	$2.22	0d	368	0.84mi
19434 Brook Village Rd Houston, TX	3.0	2.0	1822	$1,950	$1.07	45d	1	0.87mi
19319 Cypress Arbor Ct Katy, TX	4.0	3.0	1794	$1,890	$1.05	0d	1	0.87mi
3130 Birchleaf Dr Katy, TX	3.0	2.0	1700	$1,840	$1.08	45d	1	0.90mi
20102 Twilight Canyon Rd Katy, TX	4.0	2.5	1633	$3,395	$2.08	4d	1	0.98mi
4211 Falcon Meadow Dr Katy, TX	3.0	2.0	1436	$1,795	$1.25	25d	1	1.00mi
3427 W Rainmill Dr Katy, TX	3.0	2.0	1491	$1,850	$1.24	25d	1	1.04mi
19407 Dawn Canyon Rd Houston, TX	3.0	2.0	1576	$1,716	$1.09	45d	1	1.05mi
2622 Broomsedge Dr Houston, TX	3.0	2.0	1746	$1,050	$0.60	6d	1	1.09mi
2919 Amber Cliff Dr Katy, TX	3.0	2.0	1526	$1,900	$1.25	45d	1	1.10mi
2607 Cypressvine Dr Houston, TX	3.0	2.0	1527	$2,000	$1.31	21d	1	1.16mi
19138 Morton Rd Unit TOBC2 Houston, TX	2.0	2.0	1091	$1,745	$1.60	4d	1	1.17mi
2606 Olster Dr Houston, TX	3.0	2.0	1527	$1,571	$1.03	6d	1	1.18mi
2603 N Fry Rd Katy, TX	3.0	1.0–2.0	954	$2,213	$2.32	0d	38	1.24mi
4711 Meadowbloom Ln Unit A2 Katy, TX	3.0	2.0	1355	$1,650	$1.22	45d	1	1.29mi
20014 Windcroft Hollow Ln Katy, TX	3.0	2.0	1458	$1,689	$1.16	4d	1	1.31mi
4607 Cypress Colony Ln Katy, TX	3.0	2.0	1356	$1,950	$1.44	45d	1	1.38mi
18747 Denise Dale Ln Houston, TX	3.0	2.0	1136	$1,695	$1.49	6d	1	1.39mi
19638 Southaven Dr Houston, TX	3.0	2.0	1684	$1,769	$1.05	18d	1	1.41mi
19930 Franz Rd Katy, TX	2.0	2.0	900	$1,439	$1.60	45d	1	1.43mi
2411 Shady Brook Dr Houston, TX	3.0	2.0	1715	$1,841	$1.07	0d	1	1.46mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 9 events

1. 2026-06-01
   days on market $218,000 Pending 10 DOM
2. 2026-05-31
   days on market $218,000 Pending 9 DOM
3. 2026-05-22
   listed $218,000 Active
4. 2026-05-21
   historical $218,000
5. 2007-03-30
   soldstatus
6. 2004-07-13
   soldstatus
7. 2004-05-11
   historical
8. 2004-02-11
   listed $100,500
9. 1993-02-24
   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: $5,362 · $447/mo
• Projected year-2 tax: $5,362 · $447/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) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 20 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: $23,469
• − Mortgage interest: −$12,211
• − Property taxes: −$5,362
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − HOA: −$528
• − Depreciation: −$6,342
• Taxable loss: −$5,819
• Est. tax savings @ 24.0%: +$1,397
• After-tax cash flow: $-761/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

+116.9% since first listed

7 events — show timeline

• 2026-05-22 Listed $218,000 HARMLS
• 2026-05-21 Coming Soon $218,000 HARMLS
• 2007-03-30 Sold (Public Records) — Public Records
• 2004-07-13 Sold (Public Records) — Public Records
• 2004-05-11 Listing Removed — HARMLS
• 2004-02-11 Listed $100,500 HARMLS
• 1993-02-24 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $5,362 · +4.0% YoY. Source: county tax records.