13907 Flagstone Dr · Houston, TX 77041

$185,000

2 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 85 Days on market

Built 1980 6,599 sqft lot $148/sqft · 15% below area Est $216k · 15% under $38/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 +14.0/15.0
• Cash flow +7.0/30.0
• Schools +4.4/10.0
• Appreciation +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0

Listing remarks MLS

This home has many windows, allowing plenty of natural sunlight to flow into every room, creating a bright, comfortable atmosphere. Soaring ceilings and a split floor plan make this home ideal for both comfortable living and entertaining. Fresh paint, move-in-ready home in a quiet, well-established community! Tile flooring throughout. The kitchen comes equipped with electric stove, refrigerator, microwave, garbage disposal, and W/D. Low-E windows help reduce electricity costs by improving energy efficiency in both hot summers and cold winters. They are also easy to remove for cleaning. The second bedroom has a large walk-in closet. All room dimensions are approximate and should be independently verified. The backyard includes a good-sized storage shed. Conveniently located with easy access to Hwy 529, 6, and 290. Zoned to the highly regarded Cypress-Fairbanks ISD. Whether it's a home or a great investment property offering an excellent combination of location, functionality, and value.

Key facts

• Spacious backyard
• Split floor plan
• Storage shed

Tags

• NATURAL SUNLIGHT
• TILE FLOORING
• SPLIT FLOOR PLAN
• ELECTRIC STOVE
• SPACIOUS BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (18.2% below list).
• Recommended offer: $137k (26.1% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hairgrove El (math 52% / reading 53%, grade C-, #720 of 4,322 statewide, top 17%, 769 students, 88% FRL); Labay Middle (math 46% / reading 47%, grade D+, #443 of 1,662 statewide, top 28%, 1,199 students, 70% FRL); Cypress-Fairbanks J J A E P (12 students, 0% FRL).
• Market conditions: Rents flat; 177 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 (-1.5%/yr); year-one equity from $1k 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

• It's been on market 85 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $185k implies a 303% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,802 (26.1% 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 26% 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: 0.82% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.32%
• DSCR: 0.72
• GRM: 10.2

CMA / ARV

• ARV (median comp): $216,412
• List price: $185,000
• Delta: -14.51%
• 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
7614 Andiron Cir	0.07mi	2/2.0	1,248 (0%)	11mo	$224,990	$180	88
7614 Kite Hill Dr	0.20mi	3/2.0 (+1)	1,301 (+4%)	4mo	$195,000	$150	75
7407 Wovenwood Lane Ln	0.22mi	2/2.0	1,160 (-7%)	12mo	$169,999	$147	68
7439 Kite Hill Dr	0.24mi	3/2.0 (+1)	1,356 (+9%)	2mo	$219,000	$162	68
7607 Wovenwood Ln	0.07mi	3/2.0 (+1)	1,430 (+15%)	6mo	$215,000	$150	62
7534 Shaddock Dr	0.39mi	3/2.0 (+1)	1,125 (-10%)	3mo	$230,000	$204	58
13222 Noblecrest Dr	0.65mi	3/2.0 (+1)	1,348 (+8%)	2mo	$212,000	$157	49
7331 Burkridge Dr	0.70mi	3/2.0 (+1)	1,302 (+4%)	8mo	$229,900	$177	49
13322 Chaston Dr	0.58mi	3/2.0 (+1)	1,364 (+9%)	6mo	$219,997	$161	47
7507 Lemma Dr	0.52mi	3/2.0 (+1)	1,099 (-12%)	11mo	$220,000	$200	42
13215 Vista Oro Dr	0.64mi	3/1.5 (+1)	1,430 (+15%)	2mo	$169,900	$119	37
13143 Pebblewalk Cir S	0.74mi	3/2.0 (+1)	1,085 (-13%)	4mo	$149,900	$138	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.47% appreciation · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.24×
• Total profit: $-39,127
• Equity at exit: $40,523

10-year hold

• IRR: -16.1%
• Equity multiple: -0.17×
• Total profit: $-60,553
• Equity at exit: $39,122

Cash invested: $51,800 (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 77041

• Home prices YoY: -0.6%
• Rents YoY: 0.2%
• Active inventory: 177
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$970
• Tax from tax record: −$383 /mo · $4,590/yr
• Insurance: −$77
• HOA: −$38
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-273

Break-even live

Break-even rent $1,858

Max offer price $136,802

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-220	+0% $-273	+5% $-325	+10% $-378
Rent	-10% $-392	-5% $-333	+0% $-273	+5% $-213	+10% $-153
Rate	-1.0pp $-180	-0.5pp $-226	base $-273	+0.5pp $-321	+1.0pp $-370

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8261 Sunbury Ln Houston, TX	2.0	2.0	900	$1,322	$1.47	45d	1	0.70mi
14811 West Rd Houston, TX	2.0	2.0	943	$1,455	$1.54	26d	1	0.71mi
14811 West Rd Houston, TX	2.0	2.0	943	$1,455	$1.54	45d	1	0.71mi
14811 West Rd Unit 422 Houston, TX	2.0	2.0	1081	$1,658	$1.53	9d	1	0.74mi
14811 West Rd Unit 324 Houston, TX	1.0	1.0	730	$1,393	$1.91	9d	1	0.74mi
14811 West Rd Unit 325 Houston, TX	1.0	1.0	730	$1,382	$1.89	0d	1	0.74mi
14811 West Rd Unit 14838 Houston, TX	2.0	2.0	943	$1,599	$1.70	14d	1	0.74mi
14811 West Rd Unit 14826 Houston, TX	1.0	1.0	730	$1,432	$1.96	12d	1	0.74mi
14811 West Rd Unit 425 Houston, TX	2.0	2.0	1081	$1,642	$1.52	0d	1	0.74mi
14811 West Rd Unit 424 Houston, TX	2.0	2.0	1081	$1,658	$1.53	7d	1	0.74mi
14811 West Rd Unit 14832 Houston, TX	1.0	1.0	730	$1,423	$1.95	45d	1	0.74mi
14811 West Rd Unit 14848 Houston, TX	2.0	2.0	1187	$1,809	$1.52	45d	1	0.74mi
14811 West Rd Unit 14826 Houston, TX	1.0	1.0	730	$1,428	$1.96	14d	1	0.74mi
14811 West Rd Unit 14834 Houston, TX	2.0	2.0	1081	$1,682	$1.56	12d	1	0.74mi
8200 Sunbury Ln Houston, TX	2.0	2.0	800	$1,164	$1.46	45d	1	0.75mi
8523 Jackrabbit Rd Houston, TX	1.0	1.0	890	$1,280	$1.44	26d	1	0.76mi
13200 Firebrick Dr Houston, TX	2.0	2.0	1131	$1,708	$1.51	26d	1	0.76mi
8255 Sunbury Ln Apt 424 Houston, TX	2.0	2.0	900	$1,051	$1.17	18d	1	0.84mi
8255 Sunbury Ln Unit 8288 Houston, TX	3.0	2.0	1185	$1,561	$1.32	18d	1	0.84mi
18 Easton Commons Dr Houston, TX	2.0	1.0	800	$1,123	$1.40	19d	1	0.89mi
8255 Sunbury Ln Houston, TX	1.0–3.0	1.0–2.0	892	$1,304	$1.46	1d	27	0.90mi
8255 Sunbury Ln Houston, TX	1.0	1.0	781	$985	$1.26	45d	1	0.90mi
8440 Easton Commons Dr Unit 2165 Houston, TX	2.0	2.0	907	$1,193	$1.32	0d	1	0.97mi
8440 Easton Commons Dr Unit 8497 Houston, TX	2.0	2.0	907	$1,233	$1.36	12d	1	0.97mi
13339 West Rd Houston, TX	2.0	2.0	1327	$1,500	$1.13	45d	1	1.06mi
15125 West Rd Houston, TX	1.0–3.0	1.0–2.0	969	$1,528	$1.58	1d	29	1.10mi
8550 Easton Commons Dr Unit 8607 Houston, TX	2.0	2.0	725	$1,147	$1.58	18d	1	1.11mi
8550 Easton Commons Dr Unit 8571 Houston, TX	1.0	1.0	890	$1,262	$1.42	18d	1	1.11mi
8550 Easton Commons Dr Unit 8583 Houston, TX	3.0	2.0	1325	$1,837	$1.39	18d	1	1.11mi
13330 West Rd Houston, TX	1.0–3.0	1.0–2.0	1021	$1,472	$1.44	0d	38	1.11mi
13333 West Rd Unit 2162 Houston, TX	2.0	2.0	995	$1,415	$1.42	7d	1	1.14mi
13333 West Rd Unit 13370 Houston, TX	2.0	2.0	995	$1,439	$1.45	12d	1	1.14mi
13333 West Rd Unit 525 Houston, TX	3.0	2.0	1337	$1,873	$1.40	0d	1	1.14mi
13333 West Rd Unit 2165 Houston, TX	2.0	2.0	995	$1,440	$1.45	0d	1	1.14mi
13333 West Rd Unit 3174 Houston, TX	3.0	2.0	1337	$1,924	$1.44	0d	1	1.14mi
13333 West Rd Unit 422 Houston, TX	2.0	2.0	995	$1,415	$1.42	9d	1	1.14mi
13333 West Rd Unit 13366 Houston, TX	3.0	2.0	1337	$1,934	$1.45	45d	1	1.14mi
13333 West Rd Unit 2228 Houston, TX	2.0	2.0	995	$1,399	$1.41	0d	1	1.14mi
13333 West Rd Unit 13354 Houston, TX	1.0	1.0	809	$1,319	$1.63	14d	1	1.14mi
13333 West Rd Unit 13390 Houston, TX	2.0	2.0	995	$1,500	$1.51	45d	1	1.14mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: trashelectric

Listing history 18 events

1. 2026-06-15
   statusdays on market $185,000 Pending 85 DOM
2. 2026-06-13
   days on market $185,000 Active 84 DOM
3. 2026-06-13
   days on market $185,000 Active 83 DOM
4. 2026-06-09
   days on market $185,000 Active 80 DOM
5. 2026-05-31
   days on market $185,000 Active 79 DOM
6. 2026-05-16
   price $185,000 1000-char remark

   Show marketing remark (1000 chars)

   This home has many windows, allowing plenty of natural sunlight to flow into every room, creating a bright, comfortable atmosphere. Soaring ceilings and a split floor plan make this home ideal for both comfortable living and entertaining. Fresh paint, move-in-ready home in a quiet, well-established community! Tile flooring throughout. The kitchen comes equipped with electric stove, refrigerator, microwave, garbage disposal, and W/D. Low-E windows help reduce electricity costs by improving energy efficiency in both hot summers and cold winters. They are also easy to remove for cleaning. The second bedroom has a large walk-in closet. All room dimensions are approximate and should be independently verified. The backyard includes a good-sized storage shed. Conveniently located with easy access to Hwy 529, 6, and 290. Zoned to the highly regarded Cypress-Fairbanks ISD. Whether it's a home or a great investment property offering an excellent combination of location, functionality, and value.

7. 2026-03-13
   listed $200,000 Active 1000-char remark

   Show marketing remark (1000 chars)

   This home has many windows, allowing plenty of natural sunlight to flow into every room, creating a bright, comfortable atmosphere. Soaring ceilings and a split floor plan make this home ideal for both comfortable living and entertaining. Fresh paint, move-in-ready home in a quiet, well-established community! Tile flooring throughout. The kitchen comes equipped with electric stove, refrigerator, microwave, garbage disposal, and W/D. Low-E windows help reduce electricity costs by improving energy efficiency in both hot summers and cold winters. They are also easy to remove for cleaning. The second bedroom has a large walk-in closet. All room dimensions are approximate and should be independently verified. The backyard includes a good-sized storage shed. Conveniently located with easy access to Hwy 529, 6, and 290. Zoned to the highly regarded Cypress-Fairbanks ISD. Whether it's a home or a great investment property offering an excellent combination of location, functionality, and value.

8. 2014-12-02
   soldstatus
9. 2014-12-01
   soldstatus Sold 193-char remark

   Show marketing remark (193 chars)

   Quality remodel, cute as a button and a great back yard. Take a look at this split floor plan and make your appt today. Great street and easy access to 529, hwy 6, and 290. It won't last long.

10. 2014-11-30
    status Pending 193-char remark

    Show marketing remark (193 chars)

    Quality remodel, cute as a button and a great back yard. Take a look at this split floor plan and make your appt today. Great street and easy access to 529, hwy 6, and 290. It won't last long.

11. 2014-11-07
    status Active 193-char remark

    Show marketing remark (193 chars)

    Quality remodel, cute as a button and a great back yard. Take a look at this split floor plan and make your appt today. Great street and easy access to 529, hwy 6, and 290. It won't last long.

12. 2014-10-23
    status Pending, Continue to Show 193-char remark

    Show marketing remark (193 chars)

    Quality remodel, cute as a button and a great back yard. Take a look at this split floor plan and make your appt today. Great street and easy access to 529, hwy 6, and 290. It won't last long.

13. 2014-10-13
    status Option Pending 193-char remark

    Show marketing remark (193 chars)

    Quality remodel, cute as a button and a great back yard. Take a look at this split floor plan and make your appt today. Great street and easy access to 529, hwy 6, and 290. It won't last long.

14. 2014-09-26
    listed $97,000 Active 193-char remark

    Show marketing remark (193 chars)

    Quality remodel, cute as a button and a great back yard. Take a look at this split floor plan and make your appt today. Great street and easy access to 529, hwy 6, and 290. It won't last long.

15. 2009-06-20
    historical
16. 2009-05-23
    listed $83,900
17. 1996-10-21
    soldstatus $45,850
18. 1990-11-01
    soldstatus $41,111

ⓘ 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: $4,590 · $383/mo
• Projected year-2 tax: $4,590 · $383/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,151
• − Mortgage interest: −$10,363
• − Property taxes: −$4,590
• − Insurance: −$925
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − HOA: −$456
• − Depreciation: −$5,382
• Taxable loss: −$6,469
• Est. tax savings @ 24.0%: +$1,553
• After-tax cash flow: $-1,721/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 33,349
• Household income: $77,083
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 537.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 25% White 23% Asian 16% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 36% Cuban 2% Salvadoran 1%
• Common ancestry: Italian 1% Portuguese 1% Romanian 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 39% Vietnamese 8% Other Indo-European 3%

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: ▼ -1.47%
• Current HPI: 241.5096
• Rent YoY: ▲ 0.25%
• 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

+350.0% since first listed

13 events — show timeline

• 2026-05-16 Price Changed $185,000 HARMLS
• 2026-03-13 Listed $200,000 HARMLS
• 2014-12-02 Sold (Public Records) — Public Records
• 2014-12-01 Sold (MLS) — HARMLS
• 2014-11-30 Pending — HARMLS
• 2014-11-07 Relisted — HARMLS
• 2014-10-23 Pending — HARMLS
• 2014-10-13 Pending — HARMLS
• 2014-09-26 Listed $97,000 HARMLS
• 2009-06-20 Listing Removed — HARMLS
• 2009-05-23 Listed $83,900 HARMLS
• 1996-10-21 Sold (Public Records) $45,850 Public Records
• 1990-11-01 Sold (Public Records) $41,111 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,590 · -7.0% YoY. Source: county tax records.