1535 Gardenia Grove Ln · Houston, TX 77532

$216,990

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 25 Days on market

Built 2026 Excellent condition $192/mo HOA · 9% 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 +8.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW! Lennar Core Cottage "Oakridge" Plan with Brick Elevation H3 in Synova! This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Community Solutions association; Annual association fee of $2,300

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation
• Construction: Built 2026; Brick and cement siding; Composition roof
• Exterior features: Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Kitchen/family room combo; Kitchen/dining combo; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $216,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,490.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $217k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $217k).
• Recommended offer: $214k (1.5% below list) — sets the bar for market timing.
• Cap rate 5.2% 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.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL); Highpoint School East (Crosby) (20 students, 80% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 1189 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 25 days — a 2% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $213,735 (1.5% 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. 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: 0.86% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 9.7

CMA / ARV

• ARV (median comp): $257,490
• List price: $216,990
• Delta: -15.73%
• 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
1511 Gardenia Grove Ln	0.05mi	4/2.0	1,720 (0%)	1mo	$205,290	$119	97
1530 Gardenia Grove Ln	0.03mi	4/2.0	1,760 (+2%)	0mo	$223,990	$127	94
18506 Camellia Terrace Dr	0.09mi	4/2.0	1,760 (+2%)	1mo	$205,790	$117	91
1542 Marigold Bend Dr	0.20mi	3/2.0 (-1)	1,724 (+0%)	1mo	$246,990	$143	85
1602 Marigold Bend Dr	0.20mi	3/2.0 (-1)	1,635 (-5%)	1mo	$246,190	$151	77
1531 Gardenia Grove Ln	0.01mi	3/2.0 (-1)	1,522 (-12%)	1mo	$270,990	$178	75
1719 Indigo Chase Dr	0.24mi	3/2.0 (-1)	1,602 (-7%)	0mo	$290,990	$182	72
18327 Ginger Glen Ln	0.31mi	4/2.0	1,859 (+8%)	1mo	$308,990	$166	71
18530 Camellia Terrace Dr	0.07mi	4/2.5	1,968 (+14%)	1mo	$238,990	$121	70
1734 Indigo Chase Dr	0.26mi	4/2.0	1,900 (+10%)	1mo	$235,140	$124	70
1714 Indigo Chase Dr	0.22mi	3/2.0 (-1)	1,949 (+13%)	0mo	$259,090	$133	63
1730 Indigo Chase Dr	0.25mi	3/2.0 (-1)	1,949 (+13%)	1mo	$309,990	$159	60

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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.18×
• Total profit: $-59,413
• Equity at exit: $38,393

10-year hold

• IRR: -25.6%
• Equity multiple: -0.15×
• Total profit: $-83,045
• Equity at exit: $22,263

Cash invested: $72,097 (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 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1189
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,207 medium
• Mortgage (P&I): −$1,350
• Tax est. 1.5%: −$322 /mo · $3,862/yr
• Insurance: −$107
• HOA: −$192
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-228

Break-even live

Break-even rent $2,496

Max offer price $224,513

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-139	+0% $-228	+5% $-317	+10% $-406
Rent	-10% $-402	-5% $-315	+0% $-228	+5% $-141	+10% $-54
Rate	-1.0pp $-98	-0.5pp $-162	base $-228	+0.5pp $-295	+1.0pp $-362

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: $64,372
• Closing costs: $7,725
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1519 Gardenia Grove Ln Crosby, TX	3.0	2.0	1461	$1,800	$1.23	25d	1	0.03mi

HOA detail

• Monthly dues: $192 · $2,304/yr

Listing history 18 events

1. 2026-06-10
   status $216,990 Pending 25 DOM
2. 2026-06-09
   days on market $216,990 Active 25 DOM
3. 2026-06-08
   days on market $216,990 Active 24 DOM
4. 2026-06-07
   days on market $216,990 Active 23 DOM
5. 2026-06-04
   days on market $216,990 Active 20 DOM
6. 2026-06-03
   days on market $216,990 Active 19 DOM
7. 2026-06-02
   days on market $216,990 Active 18 DOM
8. 2026-06-01
   days on market $216,990 Active 17 DOM
9. 2026-05-31
   days on market $216,990 Active 16 DOM
10. 2026-05-15
    listed $232,440 Active 600-char remark
11. 2026-05-14
    listed $232,440 Active 414-char remark
12. 2026-04-13
    soldstatus Closed

    Show marketing remark (513 chars)

    NEW! Lennar Core Cottage "Oakridge" Plan with Brick Elevation H3 in Synova! This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

13. 2026-02-03
    status Pending

    Show marketing remark (513 chars)

    NEW! Lennar Core Cottage "Oakridge" Plan with Brick Elevation H3 in Synova! This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

14. 2026-02-02
    price $237,990

    Show marketing remark (513 chars)

    NEW! Lennar Core Cottage "Oakridge" Plan with Brick Elevation H3 in Synova! This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

15. 2026-01-15
    price $169,925

    Show marketing remark (513 chars)

    NEW! Lennar Core Cottage "Oakridge" Plan with Brick Elevation H3 in Synova! This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

16. 2025-12-30
    price $173,290

    Show marketing remark (513 chars)

    NEW! Lennar Core Cottage "Oakridge" Plan with Brick Elevation H3 in Synova! This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

17. 2025-12-02
    price $177,990

    Show marketing remark (513 chars)

    NEW! Lennar Core Cottage "Oakridge" Plan with Brick Elevation H3 in Synova! This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

18. 2025-11-20
    listed $170,000 Active

    Show marketing remark (513 chars)

    NEW! Lennar Core Cottage "Oakridge" Plan with Brick Elevation H3 in Synova! This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

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

Taxation est. · year 1

• Rental income: $26,484
• − Mortgage interest: −$14,423
• − Property taxes: −$3,862
• − Insurance: −$1,287
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − HOA: −$2,304
• − Depreciation: −$7,491
• Taxable loss: −$7,121
• Est. tax savings @ 24.0%: +$1,709
• After-tax cash flow: $-1,026/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

Excellent 95/100 None rehab

This single-story home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more attractive to buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more attractive to 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: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 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): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 382.0

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 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• 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

+27.6% since first listed

11 events — show timeline

• 2026-06-09 Pending — HARMLS
• 2026-05-28 Price Changed $216,990 HARMLS
• 2026-05-26 Price Changed $219,990 HARMLS
• 2026-05-15 Listed $232,440 HARMLS
• 2026-04-13 Sold (MLS) — HARMLS
• 2026-02-03 Pending — HARMLS
• 2026-02-02 Price Changed $237,990 HARMLS
• 2026-01-15 Price Changed $169,925 HARMLS
• 2025-12-30 Price Changed $173,290 HARMLS
• 2025-12-02 Price Changed $177,990 HARMLS
• 2025-11-20 Listed $170,000 HARMLS