22747 Primrose Wind Ln · Houston, TX 77447

$252,990

3 bd · 2.5 ba · 1,470 sqft · SingleFamily · 36 Days on market

Built 2026 Good condition $172/sqft · at area comps Est $250k · at est.

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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 +12.5/30.0
• ARV discount +6.9/15.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +2.9/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Davis, a two-story home located in Sunset Valley. This floor plan offers 2 classic exteriors and 2-car garage. Inside this 3 bedroom, 2.5 bathroom home, you'll find 1489 square feet of living space. The entry opens to a gourmet kitchen before flowing into the dining and family room with an open floorplan concept. The kitchen includes quartz counter tops, quality cabinetry, stainless steel appliances, large breakfast island, and pantry. Head up the stairs to find the main bedroom suite, all secondary bedrooms, the laundry room, and a full bath. The Davis layout is perfect if you love entertaining downstairs and relaxing upstairs. The private main bedroom features an attractive

Key facts

• Attractive ensuite
• Private main bedroom
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• QUALITY CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGE BREAKFAST ISLAND
• PRIVATE MAIN BEDROOM
• ATTRACTIVE ENSUITE

Property features AI

Finance

• Other:
• Financial info: List price $262,990
• HOA & community:

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Security:
• Utilities:
• Home design: Davis plan; Single-family residence
• Construction:
• Exterior features: Spec new construction

Interior

• Kitchen:
• Bedrooms: 3 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling:
• Interior features: Open living space (living area approx. 1470)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $253k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-39 ($-472/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (14.5% below list).
• Recommended offer: $216k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: schools D, crime F.
• Waller ISD (rural): math 30% / reading 35% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.6%/yr); 1782 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $8k 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 36 days — a 3% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,337 (14.5% 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 36 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $249,669
• List price: $252,990
• Delta: 1.33%
• 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
22719 Primrose Wind Ln	0.05mi	3/2.5	1,470 (0%)	1mo	$257,990	$176	96
18611 Hawthorn Stem Dr	0.22mi	3/2.5	1,470 (0%)	3mo	$256,990	$175	88
18602 Sunset Horizon Dr	0.26mi	3/2.5	1,470 (0%)	4mo	$255,990	$174	85
18718 Sunset Horizon Dr	0.19mi	3/2.0	1,434 (-2%)	2mo	$254,990	$178	83
18710 Sunset Horizon Dr	0.21mi	3/2.0	1,434 (-2%)	4mo	$248,990	$174	81
18923 Sunset Horizon Dr	0.06mi	4/2.0 (+1)	1,573 (+7%)	4mo	$262,990	$167	75
18903 Sunset Horizon Dr	0.10mi	4/2.0 (+1)	1,573 (+7%)	3mo	$259,990	$165	74
18615 Hawthorn Stem Dr	0.21mi	4/2.0 (+1)	1,573 (+7%)	2mo	$263,990	$168	70
18635 Hawthorn Stem Dr	0.19mi	3/2.0	1,280 (-13%)	1mo	$246,990	$193	67
22710 Ravine Edge Ct	0.17mi	3/2.0	1,280 (-13%)	3mo	$239,990	$187	66
18723 Sunset Horizon Dr	0.17mi	3/2.0	1,280 (-13%)	3mo	$236,990	$185	66
22855 Magnolia Haven Dr	0.72mi	3/2.0	1,377 (-6%)	4mo	$244,995	$178	51

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: -20.8%
• Equity multiple: 0.30×
• Total profit: $-49,805
• Equity at exit: $37,722

10-year hold

• IRR: -23.0%
• Equity multiple: -0.00×
• Total profit: $-70,961
• Equity at exit: $21,874

Cash invested: $70,837 (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 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 1782
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,163 medium
• Mortgage (P&I): −$1,327
• Tax est. 1.5%: −$316 /mo · $3,795/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-39

Break-even live

Break-even rent $2,213

Max offer price $247,304

Occupancy floor 97%

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: $63,248
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18435 Summit Ranch Dr Hockley, TX	3.0	2.0	1230	$1,796	$1.46	22d	1	1.25mi
20313 Evergreen Cypress Dr Hockley, TX	2.0–5.0	2.0–3.5	2051	$2,353	$1.15	1d	1	1.26mi
18927 Jasper Ridge Dr Hockley, TX	4.0	2.5	1851	$1,895	$1.02	22d	1	1.40mi

Listing history 14 events

1. 2026-06-18
   days on market $252,990 Active 36 DOM
2. 2026-06-17
   days on market $252,990 Active 35 DOM
3. 2026-06-16
   days on market $252,990 Active 34 DOM
4. 2026-06-15
   days on market $252,990 Active 33 DOM
5. 2026-06-13
   days on market $252,990 Active 31 DOM
6. 2026-06-09
   days on market $252,990 Active 27 DOM
7. 2026-06-08
   days on market $252,990 Active 26 DOM
8. 2026-06-07
   days on market $252,990 Active 25 DOM
9. 2026-06-04
   days on market $252,990 Active 22 DOM
10. 2026-06-03
    days on market $252,990 Active 21 DOM
11. 2026-06-02
    days on market $252,990 Active 20 DOM
12. 2026-06-01
    days on market $252,990 Active 19 DOM
13. 2026-05-31
    days on market $252,990 Active 18 DOM
14. 2026-05-13
    listed $262,990 Active 1268-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $25,960
• − Mortgage interest: −$14,171
• − Property taxes: −$3,795
• − Insurance: −$1,265
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$7,360
• Taxable loss: −$4,784
• Est. tax savings @ 24.0%: +$1,148
• After-tax cash flow: $677/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 · 23 photos

Good 80/100 Cosmetic rehab

This well-maintained, move-in-ready home offers a good balance of modern amenities and classic design, making it an attractive option for both buyers and renters.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Both Replace carpet with hardwood — Improves both resale and rental value
• Both Install smart home features — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Both Replace carpet with hardwood — Improves both resale and rental value ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

ⓘ 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: Waller ISD
• NCES district ID: 4844430
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $58,911
• Composite: 29.12/100
• National rank: #6593
• State rank: #532 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): 25,231
• Household income: $116,925
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 265.0

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 0.63)
• Race & ethnicity: White 44% Hispanic / Latino 41% Two or more races 16% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 69% English-only · Spanish 28% Other Indo-European 1% Vietnamese 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: ▼ -112.73%
• Current HPI: 249.6969
• Rent YoY: ▼ -1.58%
• 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