19111 Indian Stone Ln · Houston, TX 77449

$245,000

3 bd · 2.5 ba · 2,095 sqft · SingleFamily public records · 34 Days on market

Built 2001 5,523 sqft lot $117/sqft · 12% below area Est $280k · 12% under $57/mo HOA · 3% 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).

• ARV discount +13.1/15.0
• Cash flow +6.3/30.0
• Appreciation +4.4/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• DSCR +0.6/10.0

Listing remarks

Come to see this beautiful, spacious, well-maintained home in Katy, conveniently located in Windstone subdivision, easy access to Schools zoned in CY-Fair ISD, Dining and mayor Highways, fenced backyard with no neighbors, nicely sized bedrooms and a cozy living and formal dining room combo, no flooding.

Key facts

• Fenced backyard
• 5,523 sq ft lot
• 2 garage spots

Tags

• FENCED BACKYARD
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• HOA & community: Homeowners association: Spectrum Management; Annual association fee of $685; Association amenities include clubhouse and common areas; community pool

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Asphalt road access
• Home design: Residential property; Faces north; Built in 2001; Slab foundation
• Construction: Brick and wood siding construction; Composition roof
• Exterior features: Fenced back yard; Private yard; Subdivision setting; Association pool

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven; Gas range
• Bedrooms: Primary bedroom on first floor; Primary bedroom dimensions 15x13; Bedrooms on second floor (three): 10x10, 11x10, 11x11
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom on first floor (8x9); Additional bathroom on second floor (9x8)
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: High ceilings; Ceiling fan(s); Bath in primary bedroom; Gas fireplace (1)
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (18.0% below list).
• Recommended offer: $167k (31.7% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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: crime F.
• 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: Thornton Middle (math 28% / reading 41%, grade F, #858 of 1,662 statewide, top 54%, 1,397 students, 80% FRL); Cypress Lakes H S (math 33% / reading 48%, grade F, #798 of 1,632 statewide, top 49%, 3,179 students, 73% FRL) — zoned schools average 76% FRL vs 43% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.9%/yr); 744 active listings in the ZIP; 24 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).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 34 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago 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.
• Current owner paid $106k; list at $245k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: 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.

Recommended offer $167,224 (31.7% 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 34 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.70%
• DSCR: 0.66
• GRM: 10.2

CMA / ARV

• ARV (median comp): $279,850
• List price: $245,000
• Delta: -12.45%
• 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
4918 Dwarf Honey Suckle Ct	0.19mi	3/2.0	2,159 (+3%)	0mo	$275,000	$127	84
4819 Monarch Glen Ln	0.10mi	4/2.5 (+1)	2,260 (+8%)	3mo	$274,000	$121	75
18810 Appletree Ridge Rd	0.35mi	3/2.0	1,986 (-5%)	4mo	$287,000	$145	70
18822 Appletree Ridge Rd	0.32mi	3/2.0	1,928 (-8%)	1mo	$285,000	$148	69
4711 Ivy Meadow Ln	0.49mi	4/2.5 (+1)	2,100 (+0%)	4mo	$275,000	$131	68
4911 Windcross Ct	0.41mi	4/2.0 (+1)	2,199 (+5%)	5mo	$280,000	$127	61
4607 Wild Bluebonnet Way	0.48mi	4/2.0 (+1)	2,191 (+5%)	5mo	$290,000	$132	59
4810 Plum Forest Rd	0.53mi	4/2.0 (+1)	2,249 (+7%)	4mo	$290,000	$129	53
19338 Montclair Meadow Ln	0.43mi	4/2.5 (+1)	1,856 (-11%)	4mo	$250,000	$135	52
18739 Appletree Ridge Rd	0.42mi	4/2.0 (+1)	1,872 (-11%)	5mo	$269,000	$144	52
18334 Gardens End Ln	0.74mi	4/3.0 (+1)	2,268 (+8%)	2mo	$360,000	$159	43
18511 Windy Stone Dr	0.59mi	4/3.0 (+1)	2,388 (+14%)	2mo	$345,000	$144	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.27% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.20×
• Total profit: $-55,122
• Equity at exit: $55,971

10-year hold

• IRR: -17.4%
• Equity multiple: -0.30×
• Total profit: $-88,988
• Equity at exit: $56,114

Cash invested: $68,600 (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 77449

• Home prices YoY: -0.5%
• Rents YoY: -2.9%
• Active inventory: 744
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$584 /mo · $7,010/yr
• Insurance: −$102
• HOA: −$57
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-440

Break-even live

Break-even rent $2,567

Max offer price $167,224

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19211 Sunny Leaf Ln Katy, TX	3.0	2.5	2460	$1,931	$0.78	22d	1	0.28mi
4818 Twisting Rd Houston, TX	4.0	2.5	2516	$2,245	$0.89	20d	1	0.31mi
18810 Brescia Ln Katy, TX	3.0	3.0	1777	$2,010	$1.13	43d	1	0.52mi
19311 Cypress Bay Dr Katy, TX	3.0	2.0	2052	$2,080	$1.01	3d	1	0.68mi
18530 Paddys Creek Trl Katy, TX	3.0	3.0	1777	$2,010	$1.13	43d	1	0.75mi
5843 Kyle Cove Dr Katy, TX	3.0	3.0	1777	$2,010	$1.13	43d	1	0.76mi
4211 Falcon Meadow Dr Katy, TX	3.0	2.0	1436	$1,795	$1.25	24d	1	0.77mi
5707 Amelia Plantation Dr Katy, TX	4.0	3.0	1687	$2,020	$1.20	43d	1	0.80mi
18606 Cooper Ravine Way Katy, TX	3.0	2.5	2100	$1,885	$0.90	5d	1	0.85mi
19319 Cypress Arbor Ct Katy, TX	4.0	3.0	1794	$1,940	$1.08	7d	1	0.85mi
20014 Windcroft Hollow Ln Katy, TX	3.0	2.0	1458	$1,689	$1.16	2d	1	0.90mi
5915 Shining Leaf Ct Katy, TX	4.0	2.0	1742	$1,890	$1.08	43d	1	0.98mi
6210 Scotchwood Dr Katy, TX	3.0	2.0	1680	$1,696	$1.01	22d	1	1.05mi
4802 Upland Dale Ct Katy, TX	3.0	3.0	2298	$2,100	$0.91	11d	1	1.09mi
21207 Woodland Green Dr Katy, TX	4.0	3.0	2017	$2,099	$1.04	43d	1	1.14mi
6331 Scotchwood Dr Katy, TX	3.0	2.5	1610	$1,681	$1.04	5d	1	1.19mi
19730 Cozy Cabbin Dr Katy, TX	3.0	2.0	1544	$1,800	$1.17	22d	1	1.23mi
5418 Gosforth Dr Katy, TX	3.0	2.5	2150	$2,150	$1.00	43d	1	1.24mi
19735 Plantation Grove Trl Katy, TX	3.0	2.0	1404	$1,719	$1.22	2d	1	1.26mi
6018 Fern Hollow Ct Katy, TX	3.0	2.5	1910	$1,855	$0.97	16d	1	1.27mi
18745 Dennington Dr Katy, TX	4.0	2.5	1917	$1,500	$0.78	4d	1	1.28mi
5039 Lamppost Hill Ct Katy, TX	4.0	2.5	2384	$1,896	$0.80	22d	1	1.29mi
19802 Plantation Grove Trl Katy, TX	3.0	2.0	1607	$1,745	$1.09	43d	1	1.30mi
18622 Dennington Dr Katy, TX	4.0	2.5	2281	$1,625	$0.71	43d	1	1.36mi

HOA detail

• Monthly dues: $57 · $684/yr

Listing history 25 events

1. 2026-06-18
   days on market $245,000 Active 34 DOM
2. 2026-06-17
   days on market $245,000 Active 33 DOM
3. 2026-06-16
   days on market $245,000 Active 32 DOM
4. 2026-06-15
   days on market $245,000 Active 31 DOM
5. 2026-06-13
   days on market $245,000 Active 29 DOM
6. 2026-06-13
   days on market $245,000 Active 28 DOM
7. 2026-06-09
   days on market $245,000 Active 25 DOM
8. 2026-06-08
   days on market $245,000 Active 24 DOM
9. 2026-06-07
   days on market $245,000 Active 23 DOM
10. 2026-06-04
    days on market $245,000 Active 20 DOM
11. 2026-06-03
    days on market $245,000 Active 19 DOM
12. 2026-06-02
    days on market $245,000 Active 18 DOM
13. 2026-06-01
    days on market $245,000 Active 17 DOM
14. 2026-05-31
    days on market $245,000 Active 16 DOM
15. 2026-05-15
    listed $245,000 Active 306-char remark
16. 2022-08-10
    status Option Pending
17. 2022-08-09
    historical
18. 2022-08-03
    price $270,000
19. 2022-07-05
    price $2,600
20. 2022-07-02
    price $280,000
21. 2022-06-01
    listed $295,000 Active
22. 2010-03-22
    soldstatus $106,230
23. 2008-08-29
    historical
24. 2008-02-25
    listed $135,900
25. 2001-01-01
    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: $7,010 · $584/mo
• Projected year-2 tax: $7,010 · $584/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,119
• − Mortgage interest: −$13,724
• − Property taxes: −$7,010
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − HOA: −$684
• − Depreciation: −$7,127
• Taxable loss: −$9,511
• Est. tax savings @ 24.0%: +$2,283
• After-tax cash flow: $-3,001/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 130,028
• Household income: $87,808
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 3088.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 22% Black 20% White 19% Asian 6%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1% Cuban 4%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 48% English-only · Spanish 40% Other Indo-European 3% 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: ▼ -1.27%
• Current HPI: 254.6622
• Rent YoY: ▼ -2.86%
• 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

+80.3% since first listed

11 events — show timeline

• 2026-05-15 Listed $245,000 HARMLS
• 2022-08-10 Pending — HARMLS
• 2022-08-09 Listing Removed — HARMLS
• 2022-08-03 Price Changed $270,000 HARMLS
• 2022-07-05 Price Changed $2,600 RENT.
• 2022-07-02 Price Changed $280,000 HARMLS
• 2022-06-01 Listed $295,000 HARMLS
• 2010-03-22 Sold (Public Records) $106,230 Public Records
• 2008-08-29 Listing Removed — HARMLS
• 2008-02-25 Listed $135,900 HARMLS
• 2001-01-01 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $7,010 · +2.6% YoY. Source: county tax records.