24107 Avocet Creek Rd · Katy, TX 77493

$330,000

3 bd · 2.0 ba · 1,635 sqft · SingleFamily public records · 198 Days on market

Built 2022 Good condition 5,558 sqft lot $202/sqft · 17% below area Est $433k · 24% under $115/mo HOA · 4% of rent ↓ 8% 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).

• ARV discount +15.0/15.0
• Schools +5.4/10.0
• Cash flow +4.9/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.3/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully designed home that perfectly blends modern finishes with spacious, open-concept living. From the moment you walk in, you’ll be greeted by clean lines and an abundance of natural light that flows effortlessly through the open layout—ideal for entertaining or simply enjoying time with family. The kitchen features sleek countertops, stainless steel appliances, and a large island that opens up to the dining and living areas, making it the heart of the home. Outside your front door, the community offers an impressive range of resort-style amenities—from pools and playgrounds to walking trails and fitness centers. It’s a neighborhood built for connection, recreation, and relaxation. If you're looking for a home that combines style, space, and a vibrant community, this home is ready to welcome you.

Key facts

• Open concept living
• Modern finishes
• Large island

Tags

• MODERN FINISHES
• OPEN CONCEPT LIVING
• SLEEK COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• RESORT STYLE AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (32.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (18.6% below list).
• Recommended offer: $224k (32.1% below list) — sets the bar for cash-flow.

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); 3403 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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 198 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Watch-outs: property tax is 3.4% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $224,085 (32.1% 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 198 days. Have you received any prior offers? Is the seller open to a 32% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.81% ✗
• Cap rate: 3.40%
• Cash-on-cash: -10.33%
• DSCR: 0.54
• GRM: 10.2

CMA / ARV

• ARV (median comp): $432,864
• List price: $330,000
• Delta: -23.76%
• 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
24227 Tallgrass Meadow Trl	0.11mi	3/2.0	1,618 (-1%)	8mo	$317,000	$196	86
7015 Winterberry Glen Ln	0.07mi	3/2.0	1,766 (+8%)	13mo	$349,900	$198	73
24019 Breezy Bank Trl	0.51mi	3/2.0	1,714 (+5%)	0mo	$327,440	$191	68
24003 Breezy Bank Trl	0.53mi	3/2.0	1,714 (+5%)	5mo	$353,915	$206	63
7635 Meadow Mouse Ln	0.58mi	3/2.0	1,714 (+5%)	3mo	$322,565	$188	62
6822 Greenwood Valley Pl	0.35mi	3/2.0	1,818 (+11%)	7mo	$362,000	$199	59
7651 Meadow Mouse Ln	0.60mi	3/2.0	1,714 (+5%)	9mo	$315,000	$184	56
7610 Meadow Mouse Ln	0.55mi	3/2.0	1,756 (+7%)	7mo	$343,265	$195	56
7646 Meadow Mouse Ln	0.60mi	3/2.0	1,714 (+5%)	13mo	$352,000	$205	53
7655 Meadow Mouse Ln	0.61mi	3/2.5	1,817 (+11%)	4mo	$343,265	$189	47
7719 Meadow Mouse Ln	0.64mi	3/2.0	1,474 (-10%)	9mo	$326,990	$222	46
7718 Meadow Mouse Ln	0.64mi	3/2.5	1,817 (+11%)	10mo	$329,990	$182	41

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: -52.9%
• Equity multiple: -0.50×
• Total profit: $-138,468
• Equity at exit: $49,204

10-year hold

• IRR: —
• Equity multiple: -1.69×
• Total profit: $-248,374
• Equity at exit: $28,532

Cash invested: $92,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 14 under contract
• Months of supply: 17.4 mo (6%/mo absorbed)
• Median asking: $340,990 ($188/sqft)
• Median days on market: 85 d
• This list price: 41% of active listings are priced below it
• ARV vs active asking: +40.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77493

• Rents YoY: -0.8%
• Active inventory: 3403
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,685 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$934 /mo · $11,204/yr
• Insurance: −$138
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$115
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-1,222

Break-even live

Break-even rent $4,232

Max offer price $224,085

Occupancy floor —

Sensitivity live

Price	-10% $-1,035	-5% $-1,128	+0% $-1,222	+5% $-1,315	+10% $-1,409
Rent	-10% $-1,434	-5% $-1,328	+0% $-1,222	+5% $-1,116	+10% $-1,010
Rate	-1.0pp $-1,056	-0.5pp $-1,138	base $-1,222	+0.5pp $-1,307	+1.0pp $-1,394

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: $82,500
• Closing costs: $9,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24114 Blooming Daisy Cir Katy, TX	4.0	3.0	1500	$3,300	$2.20	93d	1	0.68mi
7706 Cattail Shallows Ln Katy, TX	3.0	3.0	1979	$1,800	$0.91	19d	1	0.71mi
6123 Severson Lake Ct Katy, TX	4.0	3.0	2168	$3,100	$1.43	37d	1	1.11mi
22700 Elyson Falls Dr Katy, TX	2.0–4.0	2.0–3.0	1658	$2,478	$1.49	7d	1	1.44mi
5938 First Blush Dr Katy, TX	3.0	2.0	1288	$2,500	$1.94	4d	1	1.45mi

HOA detail $115/mo · $1,380/yr

• Likely covers: landscapingpoolgym

Listing history 50 events

1. 2026-08-08
   days on market $330,000 Active 198 DOM
2. 2026-08-06
   days on market $330,000 Active 196 DOM
3. 2026-08-05
   days on market $330,000 Active 195 DOM
4. 2026-08-04
   days on market $330,000 Active 194 DOM
5. 2026-08-03
   days on market $330,000 Active 193 DOM
6. 2026-07-31
   days on market $330,000 Active 190 DOM
7. 2026-07-30
   days on market $330,000 Active 189 DOM
8. 2026-07-30
   days on market $330,000 Active 188 DOM
9. 2026-07-28
   days on market $330,000 Active 187 DOM
10. 2026-07-26
    days on market $330,000 Active 185 DOM
11. 2026-07-24
    days on market $330,000 Active 183 DOM
12. 2026-07-23
    days on market $330,000 Active 182 DOM
13. 2026-07-22
    days on market $330,000 Active 181 DOM
14. 2026-07-21
    days on market $330,000 Active 180 DOM
15. 2026-07-20
    days on market $330,000 Active 179 DOM
16. 2026-07-18
    days on market $330,000 Active 177 DOM
17. 2026-07-18
    days on market $330,000 Active 176 DOM
18. 2026-07-16
    days on market $330,000 Active 175 DOM
19. 2026-07-15
    days on market $330,000 Active 174 DOM
20. 2026-07-14
    days on market $330,000 Active 173 DOM
21. 2026-07-13
    days on market $330,000 Active 172 DOM
22. 2026-07-13
    days on market $330,000 Active 171 DOM
23. 2026-07-11
    days on market $330,000 Active 170 DOM
24. 2026-07-10
    days on market $330,000 Active 169 DOM
25. 2026-07-09
    days on market $330,000 Active 168 DOM
26. 2026-07-07
    days on market $330,000 Active 166 DOM
27. 2026-07-06
    days on market $330,000 Active 165 DOM
28. 2026-07-06
    days on market $330,000 Active 164 DOM
29. 2026-07-05
    days on market $330,000 Active 163 DOM
30. 2026-07-03
    days on market $330,000 Active 162 DOM
31. 2026-07-02
    days on market $330,000 Active 161 DOM
32. 2026-07-01
    days on market $330,000 Active 160 DOM
33. 2026-06-30
    days on market $330,000 Active 159 DOM
34. 2026-06-29
    days on market $330,000 Active 158 DOM
35. 2026-06-28
    days on market $330,000 Active 157 DOM
36. 2026-06-27
    days on market $330,000 Active 156 DOM
37. 2026-06-26
    days on market $330,000 Active 155 DOM
38. 2026-06-24
    days on market $330,000 Active 153 DOM
39. 2026-06-22
    days on market $330,000 Active 151 DOM
40. 2026-06-21
    days on market $330,000 Active 150 DOM
41. 2026-06-18
    days on market $330,000 Active 147 DOM
42. 2026-06-17
    days on market $330,000 Active 146 DOM
43. 2026-06-16
    days on market $330,000 Active 145 DOM
44. 2026-06-15
    days on market $330,000 Active 144 DOM
45. 2026-06-09
    days on market $330,000 Active 138 DOM
46. 2026-06-08
    days on market $330,000 Active 137 DOM
47. 2026-06-07
    days on market $330,000 Active 136 DOM
48. 2026-06-04
    days on market $330,000 Active 133 DOM
49. 2026-06-03
    days on market $330,000 Active 132 DOM
50. 2026-06-02
    days on market $330,000 Active 131 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: $11,204 · $934/mo
• Projected year-2 tax: $11,204 · $934/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 AE · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,225
• − Mortgage interest: −$18,485
• − Property taxes: −$11,204
• − Insurance: −$6,769
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − HOA: −$1,380
• − Depreciation: −$9,600
• Taxable loss: −$20,369
• Est. tax savings @ 24.0%: +$4,889
• After-tax cash flow: $-9,773/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 single-family home in a desirable neighborhood offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Robert King El F TX #1,313/4,322 Nat'l #17,692/41,679 Middle Katy J H C TX #318/1,662 Nat'l #3,192/14,009 High Katy H S B TX #150/1,632 Nat'l #2,439/17,239

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

B Composite livability gradescore 76/100

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 · 5,571,493 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: 21% of renters

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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%

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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%

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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

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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

-8.1% since first listed

8 events — show timeline

• 2026-01-22 Listed $330,000 HARMLS
• 2025-12-15 Listing Removed — HARMLS
• 2025-08-19 Price Changed $354,998 HARMLS
• 2025-06-12 Listed $354,999 HARMLS
• 2025-04-15 Listing Removed — HARMLS
• 2025-02-27 Listed $349,900 HARMLS
• 2025-02-26 Listing Removed — HARMLS
• 2024-10-23 Listed $359,000 HARMLS

Property tax history

+89.5%/yr

Latest (2025): $11,204 · -2.3% YoY. Source: county tax records.