19522 Wann Park Dr · Houston, TX 77073

$219,900

3 bd · 2.5 ba · 1,820 sqft · SingleFamily public records · 9 Days on market

Built 2005 4,181 sqft lot $121/sqft · 9% below area Est $242k · 9% under $79/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).

• ARV discount +11.7/15.0
• Cash flow +5.9/30.0
• Appreciation +4.7/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• DSCR +0.3/10.0

Listing remarks

Welcome to this MOST FULLY RENOVATED 4-bedroom, 2.5-bath home where modern design meets MOVE-IN READY convenience. No detail was overlooked in this head-to-toe transformation, featuring a brand-new kitchen with sleek cabinetry, quartz countertops, and all-new stainless steel appliances, plus fully updated bathrooms with contemporary finishes throughout. Fresh flooring and paint gives every room a clean, modern aesthetic that feels both elevated and inviting. The open-concept layout flows effortlessly from the living and dining areas to the kitchen, perfect for entertaining. Step outside to a generous backyard ideal for gatherings, play, or simply unwinding. A 2-car garage rounds out this ex

Key facts

• Quartz countertops
• Brand new kitchen
• Open concept layout

Tags

• BRAND NEW KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY UPDATED BATHROOMS
• OPEN CONCEPT LAYOUT
• GENEROUS BACKYARD

Property features AI

Finance

• Other: Living area approximately 1,820; Lot about 4,182 sq ft (0.096 acres)
• HOA & community: Remington Ranch HOA; Annual association fee of $950 covering common areas

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Built in 2005; Slab foundation
• Construction: Composition roof
• Exterior features: Subdivision lot

Interior

• Bedrooms: Primary bedroom on second floor; Two additional bedrooms on second floor (each ~11x10 and 12x10)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-425 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (34.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (17.6% below list).
• Recommended offer: $145k (34.2% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 3.1% in Houston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Spring ISD (suburban): math 19% / reading 26% proficiency, ranked #730 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Milton Cooper El (math 25% / reading 24%, grade F, #3,052 of 4,322 statewide, top 74%, 660 students, 88% FRL); Dueitt Middle (math 12% / reading 23%, grade F, #1,507 of 1,662 statewide, top 91%, 773 students, 84% FRL); Andy Dekaney H S (math 5% / reading 13%, grade F, #1,599 of 1,632 statewide, top 98%, 2,401 students, 82% FRL) — zoned schools average 85% FRL vs 66% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 162 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• In year one you build about $29 of equity ($2k loan paydown + $-1k appreciation (-0.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,803 (34.2% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.97%
• Cash-on-cash: -8.29%
• DSCR: 0.63
• GRM: 10.1

CMA / ARV

• ARV (median comp): $242,364
• List price: $219,900
• Delta: -5.14%
• 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
19515 Fletcher Way Dr	0.06mi	3/2.5	1,716 (-6%)	2mo	$229,000	$133	86
19410 Green Chase Ln	0.17mi	4/2.5 (+1)	1,772 (-3%)	1mo	$222,899	$126	82
611 Remwick Dr	0.44mi	3/2.5	1,832 (+1%)	1mo	$249,900	$136	78
802 NW Bandon Ln	0.49mi	3/2.5	1,915 (+5%)	2mo	$229,900	$120	67
930 Belshear Ct	0.37mi	3/2.5	1,980 (+9%)	2mo	$229,999	$116	67
19035 Remington Mill Dr	0.44mi	3/2.5	1,701 (-6%)	3mo	$179,900	$106	66
1071 Verde Trails Dr	0.28mi	4/2.5 (+1)	1,630 (-10%)	1mo	$190,000	$117	64
1407 Rising Springs Ln	0.65mi	4/2.5 (+1)	1,798 (-1%)	1mo	$199,990	$111	62
1431 Joy Oaks Ln	0.67mi	4/2.5 (+1)	1,838 (+1%)	0mo	$240,000	$131	62
19211 Archer Glen Dr	0.54mi	4/2.5 (+1)	1,673 (-8%)	2mo	$216,888	$130	55
19229 Gunther Springs Ct	0.52mi	3/2.5	2,062 (+13%)	3mo	$219,999	$107	51
19822 Bettencourt Ln	0.65mi	3/2.0	1,554 (-15%)	3mo	$206,500	$133	41

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

Projected returns pro-forma

-0.68% appreciation · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.28×
• Total profit: $-44,303
• Equity at exit: $56,499

10-year hold

• IRR: -12.4%
• Equity multiple: -0.09×
• Total profit: $-67,348
• Equity at exit: $62,293

Cash invested: $61,572 (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 77073

• Home prices YoY: -0.3%
• Rents YoY: 0.7%
• Active inventory: 162
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,813 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$533 /mo · $6,399/yr
• Insurance: −$92
• HOA: −$79
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-425

Break-even live

Break-even rent $2,351

Max offer price $144,803

Occupancy floor —

Sensitivity live

Price	-10% $-301	-5% $-363	+0% $-425	+5% $-487	+10% $-550
Rent	-10% $-568	-5% $-497	+0% $-425	+5% $-354	+10% $-282
Rate	-1.0pp $-314	-0.5pp $-369	base $-425	+0.5pp $-482	+1.0pp $-540

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19959 Oland Way Houston, TX	3.0	2.0	2005	$1,800	$0.90	25d	1	0.65mi
1418 Spencer Glen Ln Houston, TX	3.0	2.0	1540	$1,900	$1.23	17d	1	0.65mi
920 Century Plaza Dr Houston, TX	3.0–4.0	2.0	1350	$1,199	$0.89	0d	1	0.65mi
1514 Glasholm Dr Houston, TX	3.0	2.0	1400	$1,300	$0.93	23d	1	0.78mi

HOA detail

• Monthly dues: $79 · $948/yr

Listing history 21 events

1. 2026-06-21
   days on market $219,900 Active 9 DOM
2. 2026-06-18
   days on market $219,900 Active 6 DOM
3. 2026-06-17
   days on market $219,900 Active 5 DOM
4. 2026-06-16
   days on market $219,900 Active 4 DOM
5. 2026-06-15
   days on market $219,900 Active 3 DOM
6. 2026-06-13
   pricelisting id $219,900 Active 1 DOM
7. 2026-06-10
   pricedays on marketlisting id $224,900 Active 1 DOM
8. 2026-06-09
   days on market $229,900 Active 41 DOM
9. 2026-06-08
   days on market $229,900 Active 40 DOM
10. 2026-06-07
    days on market $229,900 Active 39 DOM
11. 2026-06-04
    days on market $229,900 Active 36 DOM
12. 2026-06-03
    days on market $229,900 Active 35 DOM
13. 2026-06-02
    days on market $229,900 Active 34 DOM
14. 2026-06-01
    days on market $229,900 Active 33 DOM
15. 2026-05-31
    days on market $229,900 Active 32 DOM
16. 2026-04-29
    historical
17. 2026-04-29
    listed $229,900 Active 873-char remark
18. 2026-04-12
    listed $234,900 Active
19. 2025-08-13
    soldstatus
20. 2011-07-03
    historical
21. 2011-02-25
    listed $109,000

ⓘ 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: $6,399 · $533/mo
• Projected year-2 tax: $6,399 · $533/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,751
• − Mortgage interest: −$12,318
• − Property taxes: −$6,399
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − HOA: −$948
• − Depreciation: −$6,397
• Taxable loss: −$8,890
• Est. tax savings @ 24.0%: +$2,134
• After-tax cash flow: $-2,968/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: Spring ISD
• NCES district ID: 4841220
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,584
• Composite: 20.12/100
• National rank: #8643
• State rank: #730 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): 46,084
• Household income: $78,592
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1297.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 59% Black 27% Two or more races 24% White 9% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 38% Cuban 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 29% · Canada, Jamaica
• Languages at home: 44% English-only · Spanish 53% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -0.68%
• Current HPI: 215.8688
• Rent YoY: ▲ 0.69%
• 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

+101.7% since first listed

10 events — show timeline

• 2026-06-12 Listed $219,900 HARMLS
• 2026-06-12 Listing Removed — HARMLS
• 2026-06-09 Listing Removed — HARMLS
• 2026-06-09 Listed $224,900 HARMLS
• 2026-04-29 Listing Removed — HARMLS
• 2026-04-29 Listed $229,900 HARMLS
• 2026-04-12 Listed $234,900 HARMLS
• 2025-08-13 Sold (Public Records) — Public Records
• 2011-07-03 Listing Removed — HARMLS
• 2011-02-25 Listed $109,000 HARMLS

Property tax history

+3.8%/yr

Latest (2025): $6,399 · +0.7% YoY. Source: county tax records.