21614 Britton Hill Way · Houston, TX 77449

$269,221

3 bd · 2.0 ba · 1,564 sqft · SingleFamily public records · 18 Days on market

Built 2005 6,995 sqft lot Est $244k · 10% over $35/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 +8.5/30.0
• Schools +5.7/10.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +1.8/5.0

Listing remarks MLS

replace A/C , dishwasher, cooking range, tile floor. Fresh painting entire house on 2019.

Key facts

• Fenced backyard
• 6,995 sq ft lot
• 2 garage spots

Tags

• FENCED BACKYARD
• WELL MAINTAINED EXTERIOR

Property features AI

Finance

• HOA & community: Member of Mason Lakes HOA; Annual HOA fee of $415

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all main rooms listed on first floor)
• Construction: Built in 2005; Brick and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Subdivision setting

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: First-floor bedrooms: two bedrooms (each about 10 x 11); First-floor primary bedroom: about 17 x 14
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric and gas)
• Interior features: Dishwasher; Disposal

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (13.6% below list).
• Recommended offer: $228k (15.4% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: Paetow H S (math 47% / reading 64%, grade C, #364 of 1,632 statewide, top 23%, 3,537 students, 62% FRL) — zoned schools average 62% FRL vs 27% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.9%/yr); 744 active listings in the ZIP; 40 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).
• This rent runs 32% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 18 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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: 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 $227,661 (15.4% 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: 0.86% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $243,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21603 Mt Elbrus Way	0.21mi	3/2.0	1,452 (-7%)	19mo	$325,000	$224	62
21442 Veneto Hills Ct	0.20mi	3/2.0	1,706 (+9%)	19mo	$265,000	$155	60
21506 Bridgewater Pointe	0.72mi	3/2.0	1,637 (+5%)	1mo	$245,000	$150	58
4038 Mt Everest Way	0.38mi	3/2.0	1,749 (+12%)	9mo	$260,000	$149	54
4827 Austin Meadow Ln	0.73mi	3/2.0	1,654 (+6%)	6mo	$295,000	$178	51
4014 Sherry Mist Ln	0.42mi	3/2.0	1,702 (+9%)	18mo	$285,000	$167	51
4343 S Vineyard Mdw Ln	0.47mi	3/2.0	1,418 (-9%)	15mo	$240,000	$169	50
21827 Silverbrook Ln	0.73mi	3/2.0	1,446 (-8%)	7mo	$224,900	$156	47
3910 Crystal Pass Unit CT	0.67mi	3/2.0	1,735 (+11%)	5mo	$219,000	$126	46
21626 N Boundary Peak Way	0.29mi	4/2.0 (+1)	1,787 (+14%)	17mo	$250,000	$140	44
3822 Granite Springs Ln	0.66mi	3/2.5	1,680 (+7%)	16mo	$259,000	$154	41
21814 Silverbrook Ln	0.70mi	3/2.5	1,692 (+8%)	16mo	$265,000	$157	39

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: -14.7%
• Equity multiple: 0.40×
• Total profit: $-45,178
• Equity at exit: $61,504

10-year hold

• IRR: -11.3%
• Equity multiple: 0.13×
• Total profit: $-65,704
• Equity at exit: $61,662

Cash invested: $75,382 (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: 744
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,325 high
• Mortgage (P&I): −$1,412
• Tax from tax record: −$513 /mo · $6,160/yr
• Insurance: −$112
• HOA: −$35
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-235

Break-even live

Break-even rent $2,623

Max offer price $227,661

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-159	+0% $-235	+5% $-311	+10% $-388
Rent	-10% $-419	-5% $-327	+0% $-235	+5% $-143	+10% $-52
Rate	-1.0pp $-100	-0.5pp $-167	base $-235	+0.5pp $-305	+1.0pp $-376

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: $67,305
• Closing costs: $8,077
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3837 Banks Ridge Ln Katy, TX	3.0	2.0	1658	$2,350	$1.42	44d	1	0.72mi
3819 Banks Ridge Ln Katy, TX	3.0	2.0	1315	$2,050	$1.56	44d	1	0.73mi
21106 Blackbluff Ct Katy, TX	4.0	2.0	1865	$1,950	$1.05	6d	1	0.75mi
21919 Clay Rd Unit 3047 Katy, TX	3.0	2.0	1608	$2,235	$1.39	11d	1	0.78mi
21919 Clay Rd Unit 21952 Katy, TX	3.0	2.0	1608	$2,192	$1.36	3d	1	0.79mi
21919 Clay Rd Unit 424 Katy, TX	2.0	2.0	1088	$1,500	$1.38	6d	1	0.79mi
21919 Clay Rd Unit 21976 Katy, TX	2.0	2.0	1088	$1,492	$1.37	3d	1	0.79mi
21919 Clay Rd Katy, TX	3.0	2.5	1658	$3,574	$2.16	0d	1	0.87mi
5107 Jasper Garden Cir Katy, TX	3.0	2.0	1412	$1,825	$1.29	21d	1	1.01mi
21522 Violet Ridge Rd Katy, TX	3.0	4.0	1597	$2,200	$1.38	44d	1	1.09mi
22611 Terrazzo Dr Katy, TX	4.0	3.0	1865	$2,569	$1.38	44d	1	1.19mi
22613 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,569	$1.37	44d	1	1.19mi
22615 Terrazzo Dr Katy, TX	4.0	3.0	1865	$2,569	$1.38	44d	1	1.19mi
22617 Terrazzo Dr Katy, TX	3.0	2.5	1464	$2,279	$1.56	44d	1	1.19mi
22627 Terrazzo Dr Katy, TX	3.0	2.5	1464	$2,239	$1.53	6d	1	1.20mi
3507 Banks Run Ln Katy, TX	3.0	2.0	1951	$1,806	$0.93	6d	1	1.21mi
22629 Terrazzo Dr Katy, TX	3.0	2.5	1464	$2,239	$1.53	6d	1	1.21mi
22628 Terrazzo Dr Katy, TX	4.0	2.5	2017	$2,659	$1.32	16d	1	1.22mi
22614 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,539	$1.36	13d	1	1.22mi
22616 Terrazzo Dr Katy, TX	4.0	3.0	1865	$2,539	$1.36	16d	1	1.22mi
22626 Terrazzo Dr Katy, TX	4.0	2.5	2004	$2,699	$1.35	44d	1	1.23mi
22624 Terrazzo Dr Katy, TX	4.0	3.0	1865	$2,569	$1.38	44d	1	1.24mi
22622 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,569	$1.37	44d	1	1.24mi
22843 Castello Lakes Dr Katy, TX	4.0	2.0	2036	$2,148	$1.06	22d	1	1.24mi
22713 Terrazzo Dr Katy, TX	3.0	2.5	1667	$2,419	$1.45	13d	1	1.24mi
22717 Terrazzo Dr Katy, TX	4.0	2.5	2017	$2,629	$1.30	6d	1	1.25mi
22720 Terrazzo Dr Katy, TX	4.0	2.5	2004	$2,559	$1.28	18d	1	1.26mi
22719 Terrazzo Dr Katy, TX	4.0	2.5	2004	$2,559	$1.28	18d	1	1.26mi
22718 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,439	$1.30	6d	1	1.26mi
22712 Terrazzo Dr Katy, TX	3.0	2.5	1464	$2,179	$1.49	25d	1	1.26mi
22716 Terrazzo Dr Katy, TX	4.0	3.0	1865	$2,439	$1.31	6d	1	1.26mi
22722 Terrazzo Dr Katy, TX	4.0	2.5	2017	$2,559	$1.27	17d	1	1.27mi
22728 Terrazzo Dr Katy, TX	3.0	2.5	1667	$2,369	$1.42	25d	1	1.27mi
4411 Andorno Dr Katy, TX	4.0	2.0	2094	$2,221	$1.06	25d	1	1.27mi
22737 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,649	$1.41	44d	1	1.28mi
22738 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,539	$1.36	20d	1	1.29mi
22743 Terrazzo Dr Katy, TX	3.0	3.0	1200	$2,309	$1.92	44d	1	1.29mi
22808 Terrazzo Dr Katy, TX	4.0	2.5	2004	$2,529	$1.26	17d	1	1.35mi
22851 Terazzo Dr Katy, TX	3.0–4.0	2.5–3.0	1740	$2,239	$1.29	0d	1	1.38mi
22841 Terrazzo Dr Katy, TX	3.0	2.5	1464	$2,249	$1.54	6d	1	1.39mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 13 events

1. 2026-06-18
   days on market $269,221 Active 18 DOM
2. 2026-06-17
   days on market $269,221 Active 17 DOM
3. 2026-06-16
   days on market $269,221 Active 16 DOM
4. 2026-06-15
   days on market $269,221 Active 15 DOM
5. 2026-06-13
   days on market $269,221 Active 13 DOM
6. 2026-06-09
   days on market $269,221 Active 9 DOM
7. 2026-06-08
   days on market $269,221 Active 8 DOM
8. 2026-06-07
   days on market $269,221 Active 7 DOM
9. 2026-06-04
   days on market $269,221 Active 4 DOM
10. 2026-06-03
    days on market $269,221 Active 3 DOM
11. 2026-06-02
    days on market $269,221 Active 2 DOM
12. 2026-06-01
    remarks 603-char remark
13. 2026-06-01
    listed $269,221 Active 1 DOM

ⓘ 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: $6,160 · $513/mo
• Projected year-2 tax: $6,160 · $513/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,905
• − Mortgage interest: −$15,081
• − Property taxes: −$6,160
• − Insurance: −$1,346
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − HOA: −$420
• − Depreciation: −$7,832
• Taxable loss: −$7,398
• Est. tax savings @ 24.0%: +$1,776
• After-tax cash flow: $-1,047/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

+59.3% since first listed

15 events — show timeline

• 2026-05-31 Listed $269,221 HARMLS
• 2023-05-24 Sold (Public Records) — Public Records
• 2023-05-23 Sold (MLS) — HARMLS
• 2023-04-23 Pending — HARMLS
• 2023-04-18 Pending — HARMLS
• 2023-04-14 Listed $245,000 HARMLS
• 2023-04-13 Sold (Public Records) — Public Records
• 2023-04-12 Coming Soon $245,000 HARMLS
• 2023-02-10 Sold (Public Records) — Public Records
• 2018-12-05 Sold (Public Records) — Public Records
• 2018-12-05 Sold (Public Records) — Public Records
• 2018-11-30 Sold (MLS) — HARMLS
• 2018-11-07 Pending — HARMLS
• 2018-11-02 Price Changed $165,000 HARMLS
• 2018-10-09 Listed $169,000 HARMLS

Property tax history

+8.1%/yr

Latest (2025): $6,160 · -1.7% YoY. Source: county tax records.