5722 Savanna Pasture Rd · Houston, TX 77493

$260,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 51 Days on market

Built 2019 4,765 sqft lot Est $275k · 5% under $54/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).

• Cash flow +11.2/30.0
• ARV discount +9.9/15.0
• Schools +5.7/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of comfort and convenience at 5722 Savanna Pasture Rd, located in the highly sought-after Katy Crossing community. This meticulously maintained 3-bedroom, 2-bathroom home with a home office, features over 1,560 sqft of open-concept living space, ideal for entertaining. Built in 2019, this home shines with a chef-inspired kitchen, featuring granite countertops, stainless steel appliances, and a spacious island. The primary suite offers a peaceful retreat with a walk-in closet and an en-suite bath with dual vanities. Recent construction ensures lower utility bills with double-pane windows and modern insulation. The backyard is fully fenced and perfect for summer BBQ

Key facts

• Spacious island
• Walk in closet
• En suite bath

Tags

• CHEF INSPIRED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS ISLAND
• WALK IN CLOSET
• EN SUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (1.1% below list).
• Recommended offer: $243k (6.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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; 2 comparable units currently listed for rent nearby; 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 51 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,674 (6.7% 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 51 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.99% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $274,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5722 Savanna Pasture Rd	0.00mi	3/2.0	1,560 (0%)	1mo	$260,000	$167	99
5738 Savanna Pasture Rd	0.03mi	3/2.0	1,540 (-1%)	3mo	$259,990	$169	94
25734 Bottlebrush Sedge St	0.14mi	3/2.0	1,565 (+0%)	3mo	$280,000	$179	90
5603 Savanna Pasture Rd	0.11mi	4/2.0 (+1)	1,558 (-0%)	5mo	$269,786	$173	86
25554 Pitchfork Ranch Pl	0.28mi	4/2.0 (+1)	1,569 (+1%)	2mo	$260,000	$166	79
25519 Pitchfork Ranch Pl	0.29mi	4/2.0 (+1)	1,569 (+1%)	1mo	$265,000	$169	79
25535 Pitchfork Ranch Pl	0.27mi	3/2.0	1,480 (-5%)	5mo	$259,999	$176	75
5935 Waggoner Ranch Trl	0.27mi	3/2.0	1,496 (-4%)	7mo	$280,000	$187	75
25919 Llano Knoll Ln	0.27mi	3/2.0	1,499 (-4%)	10mo	$269,900	$180	73
25406 Katy Gate Ln	0.42mi	3/2.0	1,505 (-4%)	6mo	$275,000	$183	69
5342 Marisol Cove Dr	0.35mi	4/2.0 (+1)	1,700 (+9%)	0mo	$319,000	$188	64
5023 Yellow Rays Trl	0.62mi	4/2.0 (+1)	1,710 (+10%)	9mo	$299,900	$175	42

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: -23.0%
• Equity multiple: 0.24×
• Total profit: $-55,673
• Equity at exit: $38,767

10-year hold

• IRR: -31.1%
• Equity multiple: -0.16×
• Total profit: $-84,668
• Equity at exit: $22,480

Cash invested: $72,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,573 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$605 /mo · $7,255/yr
• Insurance: −$108
• HOA: −$54
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-98

Break-even live

Break-even rent $2,697

Max offer price $242,674

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-24	+0% $-98	+5% $-172	+10% $-245
Rent	-10% $-301	-5% $-200	+0% $-98	+5% $4	+10% $105
Rate	-1.0pp $33	-0.5pp $-32	base $-98	+0.5pp $-165	+1.0pp $-234

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.21mi
27064 Beach Ball Dr Katy, TX	3.0–4.0	2.5–3.5	1705	$2,406	$1.41	0d	25	1.46mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 3 events

1. 2026-05-02
   status Pending
2. 2026-04-22
   status Pending
3. 2026-03-11
   listed $260,000 Active

ⓘ 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: $7,255 · $605/mo
• Projected year-2 tax: $7,255 · $605/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) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $30,871
• − Mortgage interest: −$14,564
• − Property taxes: −$7,255
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − HOA: −$648
• − Depreciation: −$7,564
• Taxable loss: −$5,399
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $119/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: 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 events — show timeline

• 2026-05-02 Pending — HARMLS
• 2026-04-22 Pending — HARMLS
• 2026-03-11 Listed $260,000 HARMLS

Property tax history

+51.7%/yr

Latest (2025): $7,255 · -0.0% YoY. Source: county tax records.