18030 Lasso Mills Dr · Houston, TX 77447

$265,000

3 bd · 2.0 ba · 1,366 sqft · SingleFamily · 180 Days on market

Built 2026 Excellent condition 5,012 sqft lot $194/sqft · 5% below area Est $280k · 5% under $79/mo HOA · 4% of rent ↓ 4% since listing

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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 +10.4/30.0
• ARV discount +9.9/15.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• DSCR +3.0/10.0
• Schools +2.9/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Austin at 18030 Lasso Mills Drive in Redbud, a single-story home with three bedrooms and two baths designed for comfort and flow. The welcoming foyer includes a handy drop zone, and the open layout connects the great room, dining area, kitchen, and covered patio for easy living and entertaining. Two secondary bedrooms sit to one side, while the private primary suite offers a spa-like bath and walk-in closet near the laundry room for added convenience. Located in charming Hockley, TX, this community provides quick access to Waller ISD schools, major freeways, shopping, and dining, along with upcoming amenities like a pool, playground, and greenspace. Additional highlights include: covered patio, granite countertops, and gray cabinets. MLS#29650832

Key facts

• Deep lot
• White cabinets
• Single level living

Tags

• SINGLE LEVEL LIVING
• COVERED PATIO
• DEEP LOT
• PRIVATE PRIMARY SUITE
• GRANITE COUNTERTOPS
• WHITE CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (15.5% below list).
• Recommended offer: $224k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: schools D, crime F.
• Waller ISD (rural): math 30% / reading 35% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.6%/yr); 1782 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 180 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $223,988 (15.5% 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 180 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: 0.85% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 9.9

CMA / ARV

• ARV (median comp): $280,063
• List price: $265,000
• Delta: -5.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18018 Lasso Mills Dr	0.10mi	3/2.0	1,444 (+6%)	3mo	$249,890	$173	83
18022 Blue Prairie Trl	0.21mi	3/2.0	1,322 (-3%)	6mo	$258,336	$195	79
21827 Red Lantana Trl	0.11mi	3/2.0	1,460 (+7%)	6mo	$269,080	$184	78
21834 Red Lantana Trl	0.11mi	3/2.0	1,479 (+8%)	4mo	$259,000	$175	78
18046 Lasso Mills Dr	0.25mi	3/2.0	1,444 (+6%)	2mo	$274,090	$190	77
21835 Red Lantana Trl	0.27mi	3/2.0	1,460 (+7%)	1mo	$259,000	$177	75
21903 Red Lantana Trl	0.12mi	3/2.0	1,479 (+8%)	6mo	$279,255	$189	75
21815 Red Lantana Trl	0.13mi	3/2.0	1,479 (+8%)	7mo	$269,355	$182	75
21915 Red Lantana Trl	0.27mi	3/2.0	1,460 (+7%)	6mo	$265,000	$182	71
18010 Whitetail Run Ln	0.31mi	3/2.0	1,457 (+7%)	6mo	$268,730	$184	69
18010 Lasso Mills Dr	0.15mi	3/2.0	1,555 (+14%)	5mo	$269,000	$173	66
18038 Lasso Mills Dr	0.24mi	3/2.0	1,555 (+14%)	1mo	$279,190	$180	65

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: -23.6%
• Equity multiple: 0.21×
• Total profit: $-58,394
• Equity at exit: $39,512

10-year hold

• IRR: -30.4%
• Equity multiple: -0.18×
• Total profit: $-87,433
• Equity at exit: $22,912

Cash invested: $74,200 (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 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 1782
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,240 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$79
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-141

Break-even live

Break-even rent $2,418

Max offer price $244,619

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17811 Pumpkin Vine Dr Hockley, TX	3.0	2.0	1197	$1,890	$1.58	17d	1	1.29mi
17858 Plow Horse Ln Hockley, TX	4.0	2.5	1619	$2,000	$1.24	24d	1	1.41mi

HOA detail

• Monthly dues: $79 · $948/yr
• Likely covers: pool

Listing history 11 events

1. 2026-05-31
   status $265,000 Pending 180 DOM
2. 2026-05-02
   price $265,000 771-char remark

   Show marketing remark (771 chars)

   Welcome to the Austin at 18030 Lasso Mills Drive in Redbud, a single-story home with three bedrooms and two baths designed for comfort and flow. The welcoming foyer includes a handy drop zone, and the open layout connects the great room, dining area, kitchen, and covered patio for easy living and entertaining. Two secondary bedrooms sit to one side, while the private primary suite offers a spa-like bath and walk-in closet near the laundry room for added convenience. Located in charming Hockley, TX, this community provides quick access to Waller ISD schools, major freeways, shopping, and dining, along with upcoming amenities like a pool, playground, and greenspace. Additional highlights include: covered patio, granite countertops, and gray cabinets. MLS#29650832

3. 2026-05-01
   price $265,000 945-char remark

   Show marketing remark (945 chars)

   What's Special: New Floor Plan | Single Level Living | Covered Patio | Deep Lot. New Construction - Ready Now! Built by Taylor Morrison, America's Most Trusted Homebuilder. Welcome to the Austin at 18030 Lasso Mills Drive in Redbud, a single-story home with three bedrooms and two baths designed for comfort and flow. The welcoming foyer includes a handy drop zone, and the open layout connects the great room, dining area, kitchen, and covered patio for easy living and entertaining. Two secondary bedrooms sit to one side, while the private primary suite offers a spa-like bath and walk-in closet near the laundry room for added convenience. Located in charming Hockley, TX, this community provides quick access to Waller ISD schools, major freeways, shopping, and dining, along with upcoming amenities like a pool, playground, and greenspace. Additional highlights include: covered patio, granite countertops, and gray cabinets. MLS#29650832

4. 2026-03-28
   price $259,990 771-char remark

   Show marketing remark (771 chars)

   Welcome to the Austin at 18030 Lasso Mills Drive in Redbud, a single-story home with three bedrooms and two baths designed for comfort and flow. The welcoming foyer includes a handy drop zone, and the open layout connects the great room, dining area, kitchen, and covered patio for easy living and entertaining. Two secondary bedrooms sit to one side, while the private primary suite offers a spa-like bath and walk-in closet near the laundry room for added convenience. Located in charming Hockley, TX, this community provides quick access to Waller ISD schools, major freeways, shopping, and dining, along with upcoming amenities like a pool, playground, and greenspace. Additional highlights include: covered patio, granite countertops, and gray cabinets. MLS#29650832

5. 2026-03-27
   price $259,990 945-char remark

   Show marketing remark (945 chars)

   What's Special: New Floor Plan | Single Level Living | Covered Patio | Deep Lot. New Construction - Ready Now! Built by Taylor Morrison, America's Most Trusted Homebuilder. Welcome to the Austin at 18030 Lasso Mills Drive in Redbud, a single-story home with three bedrooms and two baths designed for comfort and flow. The welcoming foyer includes a handy drop zone, and the open layout connects the great room, dining area, kitchen, and covered patio for easy living and entertaining. Two secondary bedrooms sit to one side, while the private primary suite offers a spa-like bath and walk-in closet near the laundry room for added convenience. Located in charming Hockley, TX, this community provides quick access to Waller ISD schools, major freeways, shopping, and dining, along with upcoming amenities like a pool, playground, and greenspace. Additional highlights include: covered patio, granite countertops, and gray cabinets. MLS#29650832

6. 2026-01-31
   price $264,990 771-char remark

   Show marketing remark (771 chars)

   Welcome to the Austin at 18030 Lasso Mills Drive in Redbud, a single-story home with three bedrooms and two baths designed for comfort and flow. The welcoming foyer includes a handy drop zone, and the open layout connects the great room, dining area, kitchen, and covered patio for easy living and entertaining. Two secondary bedrooms sit to one side, while the private primary suite offers a spa-like bath and walk-in closet near the laundry room for added convenience. Located in charming Hockley, TX, this community provides quick access to Waller ISD schools, major freeways, shopping, and dining, along with upcoming amenities like a pool, playground, and greenspace. Additional highlights include: covered patio, granite countertops, and gray cabinets. MLS#29650832

7. 2026-01-30
   price $264,990 945-char remark

   Show marketing remark (945 chars)

   What's Special: New Floor Plan | Single Level Living | Covered Patio | Deep Lot. New Construction - Ready Now! Built by Taylor Morrison, America's Most Trusted Homebuilder. Welcome to the Austin at 18030 Lasso Mills Drive in Redbud, a single-story home with three bedrooms and two baths designed for comfort and flow. The welcoming foyer includes a handy drop zone, and the open layout connects the great room, dining area, kitchen, and covered patio for easy living and entertaining. Two secondary bedrooms sit to one side, while the private primary suite offers a spa-like bath and walk-in closet near the laundry room for added convenience. Located in charming Hockley, TX, this community provides quick access to Waller ISD schools, major freeways, shopping, and dining, along with upcoming amenities like a pool, playground, and greenspace. Additional highlights include: covered patio, granite countertops, and gray cabinets. MLS#29650832

8. 2026-01-22
   price $276,990 771-char remark

   Show marketing remark (771 chars)

   Welcome to the Austin at 18030 Lasso Mills Drive in Redbud, a single-story home with three bedrooms and two baths designed for comfort and flow. The welcoming foyer includes a handy drop zone, and the open layout connects the great room, dining area, kitchen, and covered patio for easy living and entertaining. Two secondary bedrooms sit to one side, while the private primary suite offers a spa-like bath and walk-in closet near the laundry room for added convenience. Located in charming Hockley, TX, this community provides quick access to Waller ISD schools, major freeways, shopping, and dining, along with upcoming amenities like a pool, playground, and greenspace. Additional highlights include: covered patio, granite countertops, and gray cabinets. MLS#29650832

9. 2026-01-15
   price $276,990 945-char remark

   Show marketing remark (945 chars)

   What's Special: New Floor Plan | Single Level Living | Covered Patio | Deep Lot. New Construction - Ready Now! Built by Taylor Morrison, America's Most Trusted Homebuilder. Welcome to the Austin at 18030 Lasso Mills Drive in Redbud, a single-story home with three bedrooms and two baths designed for comfort and flow. The welcoming foyer includes a handy drop zone, and the open layout connects the great room, dining area, kitchen, and covered patio for easy living and entertaining. Two secondary bedrooms sit to one side, while the private primary suite offers a spa-like bath and walk-in closet near the laundry room for added convenience. Located in charming Hockley, TX, this community provides quick access to Waller ISD schools, major freeways, shopping, and dining, along with upcoming amenities like a pool, playground, and greenspace. Additional highlights include: covered patio, granite countertops, and gray cabinets. MLS#29650832

10. 2025-12-02
    listed $274,990 Active 771-char remark

    Show marketing remark (771 chars)

    Welcome to the Austin at 18030 Lasso Mills Drive in Redbud, a single-story home with three bedrooms and two baths designed for comfort and flow. The welcoming foyer includes a handy drop zone, and the open layout connects the great room, dining area, kitchen, and covered patio for easy living and entertaining. Two secondary bedrooms sit to one side, while the private primary suite offers a spa-like bath and walk-in closet near the laundry room for added convenience. Located in charming Hockley, TX, this community provides quick access to Waller ISD schools, major freeways, shopping, and dining, along with upcoming amenities like a pool, playground, and greenspace. Additional highlights include: covered patio, granite countertops, and gray cabinets. MLS#29650832

11. 2025-12-01
    listed $274,990 Active 945-char remark

    Show marketing remark (945 chars)

    What's Special: New Floor Plan | Single Level Living | Covered Patio | Deep Lot. New Construction - Ready Now! Built by Taylor Morrison, America's Most Trusted Homebuilder. Welcome to the Austin at 18030 Lasso Mills Drive in Redbud, a single-story home with three bedrooms and two baths designed for comfort and flow. The welcoming foyer includes a handy drop zone, and the open layout connects the great room, dining area, kitchen, and covered patio for easy living and entertaining. Two secondary bedrooms sit to one side, while the private primary suite offers a spa-like bath and walk-in closet near the laundry room for added convenience. Located in charming Hockley, TX, this community provides quick access to Waller ISD schools, major freeways, shopping, and dining, along with upcoming amenities like a pool, playground, and greenspace. Additional highlights include: covered patio, granite countertops, and gray cabinets. MLS#29650832

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,879
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − HOA: −$948
• − Depreciation: −$7,709
• Taxable loss: −$6,223
• Est. tax savings @ 24.0%: +$1,494
• After-tax cash flow: $-197/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This single-story home by Taylor Morrison is in excellent condition with no visible repairs needed. It offers a well-maintained exterior, fresh interior, and is ready for immediate move-in.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home devices — Improves convenience and adds modern appeal
• Both Add smart thermostat — Enhances comfort and energy efficiency
• Both Upgrade lighting fixtures — Modernizes the home and improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves convenience and adds modern appeal ↑
• Both Add smart thermostat — Enhances comfort and energy efficiency ↑
• Both Upgrade lighting fixtures — Modernizes the home and improves energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Waller ISD
• NCES district ID: 4844430
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $58,911
• Composite: 29.12/100
• National rank: #6593
• State rank: #532 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): 25,231
• Household income: $116,925
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 265.0

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 0.63)
• Race & ethnicity: White 44% Hispanic / Latino 41% Two or more races 16% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 69% English-only · Spanish 28% Other Indo-European 1% 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: ▼ -112.73%
• Current HPI: 249.6969
• Rent YoY: ▼ -1.58%
• 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

-3.6% since first listed

10 events — show timeline

• 2026-05-02 Price Changed $265,000 Zillow
• 2026-05-01 Price Changed $265,000 HARMLS
• 2026-03-28 Price Changed $259,990 Zillow
• 2026-03-27 Price Changed $259,990 HARMLS
• 2026-01-31 Price Changed $264,990 Zillow
• 2026-01-30 Price Changed $264,990 HARMLS
• 2026-01-22 Price Changed $276,990 Zillow
• 2026-01-15 Price Changed $276,990 HARMLS
• 2025-12-02 Listed $274,990 Zillow
• 2025-12-01 Listed $274,990 HARMLS