1214 Verde Trails Dr · Houston, TX 77073

$230,000

4 bd · 2.5 ba · 1,716 sqft · SingleFamily public records · 16 Days on market

Built 2007 3,384 sqft lot Est $223k · at est. $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).

• Cash flow +9.8/30.0
• ARV discount +6.1/15.0
• Appreciation +4.7/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This Houston two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

Key facts

• 3,384 sq ft lot
• 2 garage spots
• Built 2007

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 $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (10.2% below list).
• Recommended offer: $204k (11.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: 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 83% FRL vs 66% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 159 active listings in the ZIP; 5 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).
• This rent runs 32% 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

• It's been on market 16 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask is 8815% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $203,751 (11.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $223,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1071 Verde Trails Dr	0.17mi	4/2.5	1,630 (-5%)	1mo	$190,000	$117	83
19211 Archer Glen Dr	0.24mi	4/2.5	1,673 (-2%)	2mo	$216,888	$130	83
19410 Green Chase Ln	0.28mi	4/2.5	1,772 (+3%)	1mo	$222,899	$126	81
1407 Rising Springs Ln	0.24mi	4/2.5	1,798 (+5%)	1mo	$199,990	$111	80
1431 Joy Oaks Ln	0.23mi	4/2.5	1,838 (+7%)	0mo	$240,000	$131	77
19515 Fletcher Way Dr	0.40mi	3/2.5 (-1)	1,716 (0%)	2mo	$229,000	$133	75
19822 Bettencourt Ln	0.21mi	3/2.0 (-1)	1,554 (-9%)	3mo	$206,500	$133	65
611 Remwick Dr	0.52mi	3/2.5 (-1)	1,832 (+7%)	1mo	$249,900	$136	59
1619 Evermore Manor Ln	0.42mi	3/2.0 (-1)	1,867 (+9%)	1mo	$239,000	$128	58
19035 Remington Mill Dr	0.73mi	3/2.5 (-1)	1,701 (-1%)	3mo	$179,900	$106	57
802 NW Bandon Ln	0.43mi	3/2.5 (-1)	1,915 (+12%)	2mo	$229,900	$120	54
711 Ashlen Dr	0.48mi	3/2.0 (-1)	1,540 (-10%)	0mo	$225,000	$146	53

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: -10.0%
• Equity multiple: 0.57×
• Total profit: $-27,964
• Equity at exit: $59,094

10-year hold

• IRR: -5.5%
• Equity multiple: 0.50×
• Total profit: $-32,060
• 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: 9.3×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$399 /mo · $4,783/yr
• Insurance: −$96
• HOA: −$79
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-149

Break-even live

Break-even rent $2,253

Max offer price $203,751

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-83	+0% $-149	+5% $-214	+10% $-279
Rent	-10% $-312	-5% $-230	+0% $-149	+5% $-67	+10% $15
Rate	-1.0pp $-33	-0.5pp $-90	base $-149	+0.5pp $-208	+1.0pp $-269

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 5 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	0.17mi
19959 Oland Way Houston, TX	3.0	2.0	2005	$1,800	$0.90	25d	1	0.24mi
1514 Glasholm Dr Houston, TX	3.0	2.0	1400	$1,300	$0.93	22d	1	0.34mi
920 Century Plaza Dr Houston, TX	3.0–4.0	2.0	1350	$1,799	$1.33	0d	1	0.65mi
815 Richcrest Dr Houston, TX	4.0	2.0	1766	$1,921	$1.09	25d	1	1.49mi

HOA detail

• Monthly dues: $79 · $948/yr

Listing history 47 events

1. 2026-06-18
   days on market $230,000 Active 16 DOM
2. 2026-06-17
   days on market $230,000 Active 15 DOM
3. 2026-06-16
   days on market $230,000 Active 14 DOM
4. 2026-06-15
   days on market $230,000 Active 13 DOM
5. 2026-06-13
   days on market $230,000 Active 11 DOM
6. 2026-06-13
   days on market $230,000 Active 10 DOM
7. 2026-06-09
   days on market $230,000 Active 7 DOM
8. 2026-06-08
   days on market $230,000 Active 6 DOM
9. 2026-06-07
   days on market $230,000 Active 5 DOM
10. 2026-06-04
    days on market $230,000 Active 2 DOM
11. 2026-06-03
    statusdays on market $230,000 Active 1 DOM
12. 2026-06-02
    days on market $230,000 Coming Soon 11 DOM
13. 2026-06-01
    days on market $230,000 Coming Soon 10 DOM
14. 2026-05-31
    days on market $230,000 Coming Soon 9 DOM
15. 2026-05-22
    historical $230,000
16. 2024-08-07
    historical $1,880
17. 2024-07-31
    price $1,880
18. 2024-05-29
    price $2,080
19. 2024-05-10
    price $2,230
20. 2024-05-01
    price $2,430
21. 2024-04-23
    listed $2,580
22. 2022-07-12
    soldstatus
23. 2022-07-08
    soldstatus Sold 117-char remark

    Show marketing remark (117 chars)

    This Houston two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

24. 2022-06-25
    price $2,130
25. 2022-06-19
    status Pending 117-char remark

    Show marketing remark (117 chars)

    This Houston two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

26. 2022-06-17
    price $240,000 117-char remark

    Show marketing remark (117 chars)

    This Houston two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

27. 2022-05-27
    status Active 117-char remark

    Show marketing remark (117 chars)

    This Houston two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

28. 2022-04-07
    status Pending 117-char remark

    Show marketing remark (117 chars)

    This Houston two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

29. 2022-03-24
    price $247,000 117-char remark

    Show marketing remark (117 chars)

    This Houston two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

30. 2022-02-07
    listed $253,000 Active 117-char remark

    Show marketing remark (117 chars)

    This Houston two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

31. 2022-01-14
    soldstatus
32. 2019-10-01
    soldstatus
33. 2019-09-27
    soldstatus Sold 437-char remark

    Show marketing remark (437 chars)

    GORGEOUS 4 bedroom/ 2.5 bath home with fabulous new custom paint, new flooring throughout, crown molding, with an open floor plan. This home is well maintained with great new updates. Large Family Room and Dining Room. Open Kitchen with center Island. Spacious Master Bedroom and Bathroom. Secondary Bedrooms, Full Bathroom, and Game Room/Office area upstairs. 2 Car Detached Garage. This HOME is a MUST SEE and great place to call HOME!

34. 2019-09-09
    status Pending 437-char remark

    Show marketing remark (437 chars)

    GORGEOUS 4 bedroom/ 2.5 bath home with fabulous new custom paint, new flooring throughout, crown molding, with an open floor plan. This home is well maintained with great new updates. Large Family Room and Dining Room. Open Kitchen with center Island. Spacious Master Bedroom and Bathroom. Secondary Bedrooms, Full Bathroom, and Game Room/Office area upstairs. 2 Car Detached Garage. This HOME is a MUST SEE and great place to call HOME!

35. 2019-09-01
    status Option Pending 437-char remark

    Show marketing remark (437 chars)

    GORGEOUS 4 bedroom/ 2.5 bath home with fabulous new custom paint, new flooring throughout, crown molding, with an open floor plan. This home is well maintained with great new updates. Large Family Room and Dining Room. Open Kitchen with center Island. Spacious Master Bedroom and Bathroom. Secondary Bedrooms, Full Bathroom, and Game Room/Office area upstairs. 2 Car Detached Garage. This HOME is a MUST SEE and great place to call HOME!

36. 2019-08-18
    listed $158,500 Active 437-char remark

    Show marketing remark (437 chars)

    GORGEOUS 4 bedroom/ 2.5 bath home with fabulous new custom paint, new flooring throughout, crown molding, with an open floor plan. This home is well maintained with great new updates. Large Family Room and Dining Room. Open Kitchen with center Island. Spacious Master Bedroom and Bathroom. Secondary Bedrooms, Full Bathroom, and Game Room/Office area upstairs. 2 Car Detached Garage. This HOME is a MUST SEE and great place to call HOME!

37. 2016-07-06
    soldstatus
38. 2016-07-05
    soldstatus Sold
39. 2016-06-25
    status Pending, Continue to Show
40. 2016-05-14
    status Pending
41. 2016-04-30
    status Option Pending
42. 2016-04-10
    listed $120,000 Active
43. 2009-07-30
    soldstatus
44. 2009-06-08
    historical
45. 2009-04-07
    listed $103,900
46. 2008-12-06
    historical
47. 2007-12-05
    listed $116,990

ⓘ 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: $4,783 · $399/mo
• Projected year-2 tax: $4,783 · $399/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: $24,775
• − Mortgage interest: −$12,884
• − Property taxes: −$4,783
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$948
• − Depreciation: −$6,691
• Taxable loss: −$5,645
• Est. tax savings @ 24.0%: +$1,355
• After-tax cash flow: $-428/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

+96.6% since first listed

33 events — show timeline

• 2026-05-22 Coming Soon $230,000 HARMLS
• 2024-08-07 Rental Removed $1,880 HARMLS
• 2024-07-31 Price Changed $1,880 HARMLS
• 2024-05-29 Price Changed $2,080 HARMLS
• 2024-05-10 Price Changed $2,230 HARMLS
• 2024-05-01 Price Changed $2,430 HARMLS
• 2024-04-23 Listed for Rent $2,580 HARMLS
• 2022-07-12 Sold (Public Records) — Public Records
• 2022-07-08 Sold (MLS) — HARMLS
• 2022-06-25 Price Changed $2,130 RENT.
• 2022-06-19 Pending — HARMLS
• 2022-06-17 Price Changed $240,000 HARMLS
• 2022-05-27 Relisted — HARMLS
• 2022-04-07 Pending — HARMLS
• 2022-03-24 Price Changed $247,000 HARMLS
• 2022-02-07 Listed $253,000 HARMLS
• 2022-01-14 Sold (Public Records) — Public Records
• 2019-10-01 Sold (Public Records) — Public Records
• 2019-09-27 Sold (MLS) — HARMLS
• 2019-09-09 Pending — HARMLS
• 2019-09-01 Pending — HARMLS
• 2019-08-18 Listed $158,500 HARMLS
• 2016-07-06 Sold (Public Records) — Public Records
• 2016-07-05 Sold (MLS) — HARMLS
• 2016-06-25 Pending — HARMLS
• 2016-05-14 Pending — HARMLS
• 2016-04-30 Pending — HARMLS
• 2016-04-10 Listed $120,000 HARMLS
• 2009-07-30 Sold (MLS) — HARMLS
• 2009-06-08 Listing Removed — HARMLS
• 2009-04-07 Listed $103,900 HARMLS
• 2008-12-06 Listing Removed — HARMLS
• 2007-12-05 Listed $116,990 HARMLS

Property tax history

+0.8%/yr

Latest (2025): $4,783 · -12.4% YoY. Source: county tax records.