27310 Clear Breeze Dr · Katy, TX 77493

$243,000

3 bd · 2.0 ba · 1,844 sqft · SingleFamily public records · 35 Days on market

Built 2023 Good condition 6,120 sqft lot $132/sqft · 25% below area Est $326k · 25% under $140/mo HOA · 5% of rent ↓ 24% 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
• Cash flow +7.0/30.0
• Schools +5.7/10.0
• 1% rule +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.3/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful single-story home located at 27310 Clear Breeze Dr, within the master-planned community of Sunterra. This open-concept home offers 4 bedrooms and 2 bathrooms, and it comes with all appliances included. The kitchen features a spacious island, granite countertops, stainless steel appliances, and a walk-in pantry. The primary suite includes a generous walk-in closet. Enjoy a large, fenced backyard perfect for outdoor living. Sunterra is zoned to Katy ISD and offers fantastic amenities like Basketball Court, Clubhouse, Fitness Center, Jogging Path, Park, Pickleball Court, Playground, Pool-

Key facts

• Spacious island
• Granite countertops
• Single-story home

Tags

• SINGLE-STORY HOME
• MASTER-PLANNED COMMUNITY
• SPACIOUS ISLAND
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN PANTRY

Property features AI

Finance

• HOA & community: Part of Grand Manors association; Annual association fee of $1,680; Association includes recreation facilities

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2023; Single-story (all main living on first floor); Slab foundation; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Fully fenced yard; Private yard; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave
• Bedrooms: Primary bedroom on first floor (15 x 13); Bedroom on first floor (12 x 12); Bedroom on first floor (12 x 11); Bedroom on first floor (11 x 11)
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Electric dryer hookup; Disposal
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $243k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (13.7% below list).
• Meets the 1% rule at list price ($3k rent vs $243k).
• Recommended offer: $210k (13.7% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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.
• Market conditions: Rents soft (-0.8%/yr); 2696 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 35 days — a 3% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,649 (13.7% 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 35 days. Have you received any prior offers? Is the seller open to a 14% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.06% ✓
• Cap rate: 4.52%
• Cash-on-cash: -6.33%
• DSCR: 0.72
• GRM: 7.9

CMA / ARV

• ARV (median comp): $325,822
• List price: $243,000
• Delta: -25.42%
• 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
27022 Turtle Vista Dr	0.22mi	3/2.5	1,635 (-11%)	1mo	$355,990	$218	68
6427 Green Pedal Ln	0.60mi	3/2.0	1,880 (+2%)	1mo	$308,990	$164	68
27519 Crystalline Sage Ln	0.22mi	4/2.0 (+1)	2,035 (+10%)	0mo	$371,990	$183	67
4632 Cleo Day Dr	0.66mi	3/2.0	1,859 (+1%)	0mo	$299,990	$161	67
27618 Spearmint Ridge Dr	0.62mi	3/2.0	1,792 (-3%)	0mo	$345,990	$193	66
26843 Vanilla Pearls Ln	0.50mi	4/2.0 (+1)	1,656 (-10%)	0mo	$254,240	$154	55
26803 Scarlet Willow Dr	0.61mi	4/2.5 (+1)	1,968 (+7%)	0mo	$275,240	$140	53
3072 Waterwood Pass Dr	0.75mi	4/2.0 (+1)	1,941 (+5%)	1mo	$368,990	$190	51
27602 Loyalty Islands Ln	0.57mi	4/2.5 (+1)	2,015 (+9%)	1mo	$354,990	$176	50
6431 Green Pedal Ln	0.61mi	3/2.0	1,600 (-13%)	1mo	$271,090	$169	49
4680 Peony Green Dr	0.61mi	4/2.0 (+1)	2,056 (+12%)	0mo	$343,990	$167	47
3056 Huntersville Dr	0.75mi	4/2.5 (+1)	2,015 (+9%)	0mo	$346,990	$172	42

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: -32.2%
• Equity multiple: -0.02×
• Total profit: $-69,299
• Equity at exit: $36,232

10-year hold

• IRR: -73.0%
• Equity multiple: -0.72×
• Total profit: $-116,963
• Equity at exit: $21,010

Cash invested: $68,040 (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: 2696
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$1,274
• Tax from tax record: −$874 /mo · $10,482/yr
• Insurance: −$101
• HOA: −$140
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-359

Break-even live

Break-even rent $3,024

Max offer price $209,649

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5819 Bright Keel Dr Katy, TX	4.0	3.0	2598	$2,400	$0.92	44d	1	0.12mi
27327 Blue Pool Dr Katy, TX	4.0	3.0	2100	$2,600	$1.24	44d	1	0.15mi
27507 Hudson Sands Ln Katy, TX	4.0	3.0	2294	$3,000	$1.31	17d	1	0.21mi
5631 Pearl Vista Dr Katy, TX	4.0	3.0	2039	$3,000	$1.47	21d	1	0.26mi
6303 Marigold Blaze Dr Katy, TX	3.0	2.0	1474	$2,250	$1.53	44d	1	0.42mi
27064 Beach Ball Dr Katy, TX	3.0–4.0	2.5–3.5	1705	$2,406	$1.41	1d	25	0.54mi
3076 Dylan Skyland Dr Katy, TX	4.0	2.5	2240	$3,395	$1.52	24d	1	0.55mi
6427 Seafoam Lake Dr Katy, TX	4.0	4.0	2479	$3,000	$1.21	1d	1	0.56mi
3056 Sea Turtle Dr Katy, TX	4.0	2.0	1500	$2,200	$1.47	44d	1	0.60mi
3084 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,325	$1.12	13d	1	0.70mi
3072 Fantasy Terrace Dr Katy, TX	4.0	2.0	2279	$2,550	$1.12	22d	1	0.72mi
3081 Fantasy Terrace Dr Katy, TX	4.0	2.0	1670	$2,275	$1.36	24d	1	0.72mi
3053 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,440	$1.17	15d	1	0.76mi
3064 Dawn Sound Dr Katy, TX	3.0	2.0	1464	$1,950	$1.33	44d	1	0.77mi
3057 Majestic Sunrise Dr Katy, TX	4.0	2.0	1644	$2,252	$1.37	24d	1	0.85mi
3041 Colusa Ridge Dr Katy, TX	4.0	2.5	2263	$2,500	$1.10	13d	1	0.88mi
3048 Majestic Sunrise Dr Katy, TX	4.0	2.0	1670	$2,275	$1.36	24d	1	0.89mi
3020 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	13d	1	0.90mi
3071 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,164	$1.41	24d	1	0.91mi
3083 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,185	$1.42	13d	1	0.91mi
3004 Majestic Sunrise Dr Katy, TX	3.0	2.0	1474	$1,942	$1.32	44d	1	0.93mi
3112 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	24d	1	0.94mi
3037 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,164	$1.41	24d	1	0.94mi
3124 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	24d	1	0.94mi
3136 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	13d	1	0.95mi
1495 Twilight Green Dr Katy, TX	3.0	2.5	2000	$2,400	$1.20	44d	1	1.04mi
26811 Prairie Smoke Ln Katy, TX	4.0	2.0	1656	$2,250	$1.36	44d	1	1.10mi
26642 Prairie Smoke Ln Katy, TX	3.0	2.0	1949	$2,300	$1.18	44d	1	1.23mi
27035 Beacon Glen Dr Katy, TX	2.0–4.0	2.0–3.0	1890	$3,049	$1.61	1d	16	1.35mi
6758 Sunset Velvet Dr Katy, TX	3.0	2.0	1580	$2,350	$1.49	44d	1	1.46mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: poolgym

Listing history 18 events

1. 2026-06-16
   days on market $243,000 Active 35 DOM
2. 2026-06-15
   days on market $243,000 Active 34 DOM
3. 2026-06-13
   days on market $243,000 Active 32 DOM
4. 2026-06-09
   days on market $243,000 Active 28 DOM
5. 2026-06-08
   days on market $243,000 Active 27 DOM
6. 2026-06-07
   days on market $243,000 Active 26 DOM
7. 2026-06-04
   days on market $243,000 Active 23 DOM
8. 2026-06-03
   days on market $243,000 Active 22 DOM
9. 2026-06-02
   days on market $243,000 Active 21 DOM
10. 2026-06-01
    days on market $243,000 Active 20 DOM
11. 2026-05-31
    days on market $243,000 Active 19 DOM
12. 2026-05-12
    historical
13. 2026-05-12
    listed $259,000 Active 602-char remark
14. 2026-04-01
    price $269,999
15. 2026-03-03
    price $279,999
16. 2026-02-14
    price $290,000
17. 2025-11-15
    listed $319,990 Active
18. 2025-04-14
    soldstatus

ⓘ 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: $10,482 · $874/mo
• Projected year-2 tax: $10,482 · $874/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 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: $30,837
• − Mortgage interest: −$13,612
• − Property taxes: −$10,482
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − HOA: −$1,680
• − Depreciation: −$7,069
• Taxable loss: −$8,156
• Est. tax savings @ 24.0%: +$1,957
• After-tax cash flow: $-2,351/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 single-story home in Sunterra is in excellent condition with modern amenities and a spacious layout. It's move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers
• Both Add a smart home system — Modern technology can increase home's value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both Add a smart home system — Modern technology can increase home's value and appeal to tech-savvy buyers ↑

ⓘ 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

-24.1% since first listed

9 events — show timeline

• 2026-06-16 Listing Removed — HARMLS
• 2026-05-26 Price Changed $243,000 HARMLS
• 2026-05-12 Listing Removed — HARMLS
• 2026-05-12 Listed $259,000 HARMLS
• 2026-04-01 Price Changed $269,999 HARMLS
• 2026-03-03 Price Changed $279,999 HARMLS
• 2026-02-14 Price Changed $290,000 HARMLS
• 2025-11-15 Listed $319,990 HARMLS
• 2025-04-14 Sold (Public Records) — Public Records

Property tax history

+125.4%/yr

Latest (2025): $10,482 · +1.2% YoY. Source: county tax records.