6023 Ginevra Summers Dr · Katy, TX 77493

$369,999

5 bd · 3.0 ba · 2,925 sqft · SingleFamily public records · 86 Days on market

Built 2025 Good condition 6,275 sqft lot $126/sqft · at area comps Est $359k · at est. $117/mo HOA · 4% 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 +13.5/30.0
• ARV discount +6.1/15.0
• Schools +5.7/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL!! This stunning two-story home in Sunterra boasts five bedrooms, three full bathrooms, downstairs secondary bedroom can be used as a home office or a study and a spacious game room. With 2,733 square feet of living space, this well located homesite offers a perfect location within the community. Featuring stainless steel appliances, quartz countertops, a farmhouse style sink, separate tub/shower in primary bath, solid surface flooring, Tankless Water Heater, covered back patio, and Full Sprinkler System, this home has everything you need. Enjoy an abundance of natural light and a fantastic floor plan. Sunterra is a master planned community with amenities like a lagoon and lazy river, making it the perfect place for you and your family to live in a resort like setup.

Key facts

• Quartz countertops
• Two story home
• Spacious game room

Tags

• TWO STORY HOME
• DOWNSTAIRS SECONDARY BEDROOM
• SPACIOUS GAME ROOM
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• FARMHOUSE STYLE SINK

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $370k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $14 ($174/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (13.0% below list).
• Recommended offer: $322k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.0% in Katy — 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 76/100 on livability (#111 in TX, #3,613 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime C-, amenities D, commute 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($118k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 86 days — a 6% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts; this cycle's ask is 14700% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $321,946 (13.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.87% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (median comp): $358,745
• List price: $369,999
• Delta: 3.14%
• 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
27210 Tulum Cove Ln	0.13mi	5/3.0	2,733 (-7%)	1mo	$422,890	$155	82
27415 Aster Grn	0.36mi	5/4.0	2,890 (-1%)	2mo	$510,100	$177	75
5614 Sandcastle Ridge Dr	0.40mi	4/3.5 (-1)	2,782 (-5%)	0mo	$499,236	$179	66
27535 Paddle Grv	0.40mi	4/3.5 (-1)	2,734 (-6%)	1mo	$512,900	$188	63
27535 Aster Green Dr	0.47mi	4/3.5 (-1)	2,802 (-4%)	2mo	$493,200	$176	63
5615 Sandcastle Ridge Dr	0.41mi	4/3.5 (-1)	3,134 (+7%)	1mo	$564,501	$180	62
27022 Sunset Palace Dr	0.45mi	4/2.5 (-1)	2,754 (-6%)	1mo	$422,651	$153	61
5819 Westwood Shore Dr	0.46mi	4/3.5 (-1)	2,734 (-6%)	1mo	$449,900	$165	60
27403 Cinnamon Shores Dr	0.44mi	4/3.0 (-1)	2,671 (-9%)	2mo	$432,915	$162	58
5623 Sandcastle Ridge Dr	0.39mi	4/3.5 (-1)	3,337 (+14%)	1mo	$598,145	$179	50
27002 Sunset Palace Dr	0.47mi	4/3.5 (-1)	3,300 (+13%)	0mo	$599,931	$182	50
26611 Ivory Petal Dr	0.72mi	5/4.0	3,249 (+11%)	1mo	$449,990	$139	43

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: -19.4%
• Equity multiple: 0.34×
• Total profit: $-68,438
• Equity at exit: $55,168

10-year hold

• IRR: -20.0%
• Equity multiple: 0.09×
• Total profit: $-94,743
• Equity at exit: $31,991

Cash invested: $103,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $3,219 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$317 /mo · $3,809/yr
• Insurance: −$154
• HOA: −$117
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $14

Break-even live

Break-even rent $3,201

Max offer price $369,999

Occupancy floor 95%

Sensitivity live

Price	-10% $224	-5% $119	+0% $14	+5% $-90	+10% $-195
Rent	-10% $-240	-5% $-113	+0% $14	+5% $142	+10% $269
Rate	-1.0pp $201	-0.5pp $109	base $14	+0.5pp $-81	+1.0pp $-179

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27507 Hudson Sands Ln Katy, TX	4.0	3.0	2294	$3,000	$1.31	18d	1	0.25mi
6414 Orchid Beach Dr Katy, TX	5.0	4.0	2490	$3,000	$1.20	14d	1	0.30mi
5819 Bright Keel Dr Katy, TX	4.0	3.0	2598	$2,400	$0.92	45d	1	0.36mi
27327 Blue Pool Dr Katy, TX	4.0	3.0	2100	$2,600	$1.24	45d	1	0.39mi
6427 Seafoam Lake Dr Katy, TX	4.0	4.0	2479	$3,000	$1.21	0d	1	0.44mi
5631 Pearl Vista Dr Katy, TX	4.0	3.0	2039	$3,000	$1.47	22d	1	0.49mi
3013 Pearl Coastline Ln Katy, TX	6.0	2.5	2480	$3,995	$1.61	26d	1	0.57mi
3020 Nori Shores Dr Katy, TX	5.0	2.5	2408	$3,995	$1.66	26d	1	0.58mi
3025 Nori Shores Dr Katy, TX	6.0	2.5	2480	$3,798	$1.53	6d	1	0.61mi
3060 Nori Shores Dr Katy, TX	6.0	2.5	2408	$3,995	$1.66	26d	1	0.63mi
3076 Dylan Skyland Dr Katy, TX	4.0	2.5	2240	$3,395	$1.52	26d	1	0.64mi
3084 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,325	$1.12	14d	1	0.69mi
3072 Fantasy Terrace Dr Katy, TX	4.0	2.0	2279	$2,550	$1.12	24d	1	0.71mi
3104 Nori Shores Dr Katy, TX	5.0	2.5	1947	$3,695	$1.90	5d	1	0.75mi
3053 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,440	$1.17	17d	1	0.76mi
4633 Peony Green Dr Katy, TX	5.0	3.0	2680	$3,995	$1.49	26d	1	0.90mi
3041 Colusa Ridge Dr Katy, TX	4.0	2.5	2263	$2,500	$1.10	14d	1	1.06mi
5835 Big Bluestem Ln Katy, TX	5.0	3.0	2890	$2,406	$0.83	45d	1	1.37mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$2,599	$1.21	0d	1	1.40mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$3,850	$1.79	45d	1	1.40mi

HOA detail

• Monthly dues: $117 · $1,404/yr
• Likely covers: water

Listing history 29 events

1. 2026-05-02
   price $2,899
2. 2026-04-21
   listed $2,500
3. 2026-04-21
   historical $3,100
4. 2026-03-25
   listed $3,100
5. 2026-03-14
   historical $3,100
6. 2026-03-04
   listed $369,999 Active 792-char remark

   Show marketing remark (792 chars)

   PRICED TO SELL!! This stunning two-story home in Sunterra boasts five bedrooms, three full bathrooms, downstairs secondary bedroom can be used as a home office or a study and a spacious game room. With 2,733 square feet of living space, this well located homesite offers a perfect location within the community. Featuring stainless steel appliances, quartz countertops, a farmhouse style sink, separate tub/shower in primary bath, solid surface flooring, Tankless Water Heater, covered back patio, and Full Sprinkler System, this home has everything you need. Enjoy an abundance of natural light and a fantastic floor plan. Sunterra is a master planned community with amenities like a lagoon and lazy river, making it the perfect place for you and your family to live in a resort like setup.

7. 2026-03-02
   historical
8. 2026-02-12
   listed $405,000 Active
9. 2026-01-01
   listed $3,100
10. 2025-12-24
    historical $3,100
11. 2025-12-06
    listed $3,100
12. 2025-12-05
    historical $2,795
13. 2025-10-31
    listed $2,795
14. 2025-10-30
    historical $2,795
15. 2025-10-30
    listed $2,795
16. 2025-10-29
    historical $2,795
17. 2025-10-04
    listed $2,795
18. 2025-09-29
    historical $2,800
19. 2025-09-19
    price $2,800
20. 2025-08-29
    price $2,900
21. 2025-08-19
    listed $2,995
22. 2025-08-07
    historical $3,100
23. 2025-07-29
    price $3,100
24. 2025-07-10
    listed $3,300
25. 2025-07-07
    soldstatus Closed
26. 2025-06-24
    historical Active Under Contract
27. 2025-05-19
    status Pending, Continue to Show
28. 2025-04-16
    price $398,740
29. 2025-04-12
    listed $400,990 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: $3,809 · $317/mo
• Projected year-2 tax: $6,771 · $564/mo
• Expected delta: +$2,962/yr (+$247/mo · 77.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $38,634
• − Mortgage interest: −$20,726
• − Property taxes: −$3,809
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,091
• − Management: −$3,091
• − HOA: −$1,404
• − Depreciation: −$10,764
• Taxable loss: −$6,100
• Est. tax savings @ 24.0%: +$1,464
• After-tax cash flow: $1,638/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 · 12 photos

Good 80/100 None rehab

This well-maintained, move-in-ready home in Sunterra offers a perfect location with modern finishes and ample natural light.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior brightness
• Both Replace carpet with hardwood or tile in bedrooms — Improves aesthetics and is easier to maintain
• Both Install smart home devices — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior brightness ↑
• Both Replace carpet with hardwood or tile in bedrooms — Improves aesthetics and is easier to maintain ↑
• Both Install smart home devices — Enhances convenience and adds modern appeal ↑

ⓘ 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: 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 — Katy

• Score: 76/100
• State rank: #111
• US rank: #3613

Category grades

Amenities D Commute F Cost of living A+ Crime C- Employment A+ Housing A+ Health & safety C User ratings A-

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

-99.3% since first listed

29 events — show timeline

• 2026-05-02 Price Changed $2,899 HARMLS
• 2026-04-21 Listed for Rent $2,500 HARMLS
• 2026-04-21 Rental Removed $3,100 HARMLS
• 2026-03-25 Listed for Rent $3,100 HARMLS
• 2026-03-14 Rental Removed $3,100 HARMLS
• 2026-03-04 Listed $369,999 HARMLS
• 2026-03-02 Listing Removed — HARMLS
• 2026-02-12 Listed $405,000 HARMLS
• 2026-01-01 Listed for Rent $3,100 HARMLS
• 2025-12-24 Rental Removed $3,100 HARMLS
• 2025-12-06 Listed for Rent $3,100 HARMLS
• 2025-12-05 Rental Removed $2,795 HARMLS
• 2025-10-31 Listed for Rent $2,795 HARMLS
• 2025-10-30 Rental Removed $2,795 APPFOLIO
• 2025-10-30 Listed for Rent $2,795 APPFOLIO
• 2025-10-29 Rental Removed $2,795 HARMLS
• 2025-10-04 Listed for Rent $2,795 HARMLS
• 2025-09-29 Rental Removed $2,800 HARMLS
• 2025-09-19 Price Changed $2,800 HARMLS
• 2025-08-29 Price Changed $2,900 HARMLS
• 2025-08-19 Listed for Rent $2,995 HARMLS
• 2025-08-07 Rental Removed $3,100 HARMLS
• 2025-07-29 Price Changed $3,100 HARMLS
• 2025-07-10 Listed for Rent $3,300 HARMLS
• 2025-07-07 Sold (MLS) — HARMLS
• 2025-06-24 Contingent — HARMLS
• 2025-05-19 Pending — HARMLS
• 2025-04-16 Price Changed $398,740 HARMLS
• 2025-04-12 Listed $400,990 HARMLS