8122 Royal Breeze Dr

Cypress, TX 77433

$299,999F

3 bd · 2.0 ba · 1,609 sqft · Built 2023 · SingleFamily · Active · 178 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,391/mo
• Mortgage (P&I): −$1,573
• Tax + insurance: −$974
• HOA: −$100
• Vac / Maint / Mgmt: −$502
• Net cashflow: $-758/mo
• Annual: $-9,096/yr
• Cap rate: 3.26%
• Cash-on-cash: -10.83%
• DSCR: 0.52
• 1% rule: 0.80%
• Cash to close: $84,000

Investor read

• This is a 3-bed/2.0-bath single-family listed at $300k. Condition is rated excellent.
• At list price, monthly cash flow is $-758 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (32.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (20.3% below list).
• It's been on market 178 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $204k (32.1% below list) — sets the bar for cash-flow.
• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Postma El (math 45% / reading 59%, grade C-, #742 of 4,322 statewide, top 19%, 1,247 students, 45% FRL); Rowe Middle (math 26% / reading 44%, grade F, #842 of 1,662 statewide, top 51%, 1,310 students, 80% FRL); Cypress Park H S (math 41% / reading 49%, grade D-, #643 of 1,632 statewide, top 40%, 2,960 students, 75% FRL) — zoned schools average 67% FRL vs 43% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: property tax is 3.4% of price.
• Market conditions: Rents soft (-1.3%/yr); 3346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 105d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 4 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.
• Climate carrying-cost: major flood risk; 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.
• Cap rate 3.3% vs local median 2.6% in Cypress — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Questions for listing agent

• 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?
• It's been on market 178 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.