255 Silky Leaf Dr · Houston, TX 77073

$230,000

4 bd · 2.5 ba · 2,193 sqft · SingleFamily public records · 13 Days on market

Built 2007 3,798 sqft lot $105/sqft · 5% below area Est $243k · 5% under $46/mo HOA · 2% of rent ↓ 22% 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 +9.9/15.0
• Cash flow +7.7/30.0
• Appreciation +4.7/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• DSCR +1.8/10.0

Listing remarks

Welcome home! This charming property offers 2,193 sqft of living space with 4 bedrooms, 2.5 baths, and a versatile upstairs flex room. The home features a single-car garage with an extended driveway. Inside, enjoy wood flooring, a stylish dining area with pendant lighting, and seamless access to the kitchen—perfect for entertaining. The kitchen boasts granite countertops, stainless steel appliances, recessed lighting, and ample cabinetry with a pantry. The cozy living room is filled with natural light and backyard views. The spacious primary suite includes a ceiling fan, large windows, and a private bath with wood cabinetry, sleek countertops, and a shower/tub combo. Upstairs offers a

Key facts

• Upstairs flex room
• Wood flooring
• Single-car garage

Tags

• UPSTAIRS FLEX ROOM
• SINGLE-CAR GARAGE
• EXTENDED DRIVEWAY
• WOOD FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association (annual fee $550); Community features include curbs

Exterior

• Parking: Attached garage (1 space); Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces south; Built in 2007; Slab foundation
• Construction: Composition roof
• Exterior features: Covered patio; Deck; Patio; Fence (back yard); Private yard; Backs to greenbelt/park; Concrete road surface

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Oven; Microwave; Disposal
• Bedrooms: Primary bedroom on first floor (14x13); Three additional bedrooms on second floor (12x13, 12x15, 12x13)
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Granite counters; Primary bathroom; Pots & pan drawers; Tub with shower; Ceiling fans; Kitchen/dining combo; Open living/dining area
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (second floor, 7x6)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (11.1% below list).
• Recommended offer: $184k (20.2% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.2% in Houston — 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 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; 159 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 31% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $31 of equity ($2k loan paydown + $-2k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,545 (20.2% 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: 0.89% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.90%
• DSCR: 0.78
• GRM: 9.4

CMA / ARV

• ARV (median comp): $242,845
• List price: $230,000
• Delta: -1.17%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19135 Remington Bend Dr	0.09mi	3/2.5 (-1)	2,252 (+3%)	11mo	$240,000	$107	78
414 Remington Ridge Dr	0.17mi	3/2.5 (-1)	2,096 (-4%)	11mo	$199,900	$95	70
19514 Fletcher Way Dr	0.61mi	4/2.5	2,200 (+0%)	3mo	$240,000	$109	68
19114 Siril Dr	0.17mi	5/3.0 (+1)	2,449 (+12%)	1mo	$220,000	$90	65
19102 Siril Dr	0.18mi	5/3.0 (+1)	2,458 (+12%)	1mo	$210,000	$85	64
511 Remington Chase Ct	0.40mi	3/2.0 (-1)	2,123 (-3%)	8mo	$240,000	$113	62
19010 Remington Springs Dr	0.65mi	3/2.5 (-1)	2,166 (-1%)	5mo	$230,000	$106	58
802 Remington Walk Ct	0.56mi	3/2.5 (-1)	2,052 (-6%)	4mo	$239,900	$117	55
18519 Prairie Larkspur Dr	0.58mi	3/2.5 (-1)	1,992 (-9%)	6mo	$230,000	$115	48
930 Belshear Ct	0.67mi	3/2.5 (-1)	1,980 (-10%)	2mo	$229,999	$116	46
802 NW Bandon Ln	0.63mi	3/2.5 (-1)	1,915 (-13%)	2mo	$229,900	$120	43
806 Sun Lodge Dr	0.74mi	3/2.5 (-1)	1,980 (-10%)	8mo	$218,000	$110	37

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: -12.6%
• Equity multiple: 0.45×
• Total profit: $-35,143
• Equity at exit: $59,094

10-year hold

• IRR: -8.2%
• Equity multiple: 0.27×
• Total profit: $-47,266
• Equity at exit: $65,154

Cash invested: $64,400 (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 →

ZIP-level market 77073

• Home prices YoY: -0.3%
• Rents YoY: 0.7%
• Active inventory: 159
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,044 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$530 /mo · $6,358/yr
• Insurance: −$96
• HOA: −$46
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-263

Break-even live

Break-even rent $2,377

Max offer price $183,545

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1418 Spencer Glen Ln Houston, TX	3.0	2.0	1540	$1,900	$1.23	17d	1	1.06mi
19959 Oland Way Houston, TX	3.0	2.0	2005	$1,800	$0.90	24d	1	1.13mi
920 Century Plaza Dr Houston, TX	3.0–4.0	2.0	1298	$1,799	$1.39	2d	1	1.14mi
1514 Glasholm Dr Houston, TX	3.0	2.0	1400	$1,300	$0.93	22d	1	1.25mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 17 events

1. 2026-06-18
   days on market $230,000 Active 13 DOM
2. 2026-06-17
   days on market $230,000 Active 12 DOM
3. 2026-06-16
   days on market $230,000 Active 11 DOM
4. 2026-06-15
   days on market $230,000 Active 10 DOM
5. 2026-06-13
   days on market $230,000 Active 8 DOM
6. 2026-06-13
   days on market $230,000 Active 7 DOM
7. 2026-06-09
   days on market $230,000 Active 4 DOM
8. 2026-06-08
   days on market $230,000 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $230,000 Active 2 DOM
10. 2026-06-04
    days on market $240,000 Active 58 DOM
11. 2026-06-03
    days on market $240,000 Active 57 DOM
12. 2026-06-02
    days on market $240,000 Active 56 DOM
13. 2026-06-01
    days on market $240,000 Active 55 DOM
14. 2026-05-31
    days on market $240,000 Active 54 DOM
15. 2026-04-11
    price $250,000 921-char remark
16. 2026-04-07
    listed $295,000 Active 921-char remark
17. 2026-02-27
    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: $6,358 · $530/mo
• Projected year-2 tax: $6,358 · $530/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 · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $24,530
• − Mortgage interest: −$12,884
• − Property taxes: −$6,358
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − HOA: −$552
• − Depreciation: −$6,691
• Taxable loss: −$7,030
• Est. tax savings @ 24.0%: +$1,687
• After-tax cash flow: $-1,468/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

-22.0% since first listed

6 events — show timeline

• 2026-06-05 Listed $230,000 HARMLS
• 2026-06-05 Listing Removed — HARMLS
• 2026-05-19 Price Changed $240,000 HARMLS
• 2026-04-11 Price Changed $250,000 HARMLS
• 2026-04-07 Listed $295,000 HARMLS
• 2026-02-27 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $6,358 · +11.8% YoY. Source: county tax records.