7227 Songlark Landing Ct · Katy, TX 77493

$379,900

4 bd · 3.0 ba · 2,895 sqft · SingleFamily public records · 111 Days on market

Built 2022 Good condition 5,998 sqft lot $131/sqft · 30% below area Est $446k · 15% under $115/mo HOA · 4% of rent ↓ 24% since listing

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Why this score? — see what drove the F 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 +14.2/15.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Cash flow +2.7/30.0
• 1% rule +2.4/10.0
• Rent growth +2.3/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LUXURY MEETS PRACTICALITY! Why wait for new construction? ENERGY EFFICIENT house on a CUL-DE-SAC. Gorgeous 4 bedroom 3 bathrooms Practical floor plan - PRIMARY SUITE, STUDY AND 2nd BEDROOM WITH ENSUITE are downstairs, LARGE PRIMARY WALK-IN CLOSET. Upstairs are SPACIOUS SECONDARY BEDROOMS, BATHROOM and a GAMEROOM. HIGH CEILING and VAULTED CEILING IN PRIMARY BEDROOM. NEW DISHWASHER. There are 2 water heaters, WATER PURIFICATION AND SOFTENING FOR THE WHOLE HOUSE, Tesla ELECTRIC CAR CHARGER. Elyson offers a lot of amenities and activities – LAKE, COMMUNITY CENTER, RESORT-STYLE BEACH-ENTRY POOL AND LAP POOL are open year-round. TENNIS COURTS, PLAYGROUND, DOG PARK, PARKS, FITNESS CENTER. Please check all details on the website in the link provided. The property is zoned to good schools, close to major highways and shopping.

Key facts

• Ensuite
• Primary suite
• Gameroom

Tags

• CUL-DE-SAC
• PRIMARY SUITE
• ENSUITE
• LARGE PRIMARY WALK-IN CLOSET
• SPACIOUS SECONDARY BEDROOMS
• GAMEROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $380k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (35.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (25.6% below list).
• Recommended offer: $245k (35.6% below list) — sets the bar for cash-flow.
• Cap rate 2.2% vs local median 3.3% in Katy — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#111 in TX, #3,613 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime C-, amenities D, commute F.
• Katy ISD (suburban): math 61% / reading 63% proficiency, ranked #29 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Robert King El (math 41% / reading 44%, grade F, #1,313 of 4,322 statewide, top 31%, 981 students, 68% FRL); Katy J H (math 52% / reading 51%, grade C, #318 of 1,662 statewide, top 20%, 1,094 students, 53% FRL); Katy H S (math 62% / reading 74%, grade B, #150 of 1,632 statewide, top 10%, 3,330 students, 38% FRL) — zoned schools average 53% FRL vs 27% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 3403 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $11k 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 111 days — a 9% lower offer ($346k) is reasonable based on typical stale-listing flexibility.
• 6 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 4.0% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $244,737 (35.6% 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 111 days. Have you received any prior offers? Is the seller open to a 36% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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?
10. 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.
11. 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.
12. 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: 0.74% ✗
• Cap rate: 2.23%
• Cash-on-cash: -14.52%
• DSCR: 0.35
• GRM: 11.2

CMA / ARV

• ARV (median comp): $446,334
• List price: $379,900
• Delta: -14.88%
• 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
7314 Kingbird Cove Ct	0.08mi	4/3.0	2,801 (-3%)	5mo	$450,000	$161	87
24003 Wheatgrass Grove Ln	0.21mi	4/3.5	3,127 (+8%)	1mo	$549,950	$176	74
7518 Winecup Blossom Ct	0.47mi	4/3.5	3,112 (+8%)	1mo	$599,900	$193	62
24302 Bestwick Dr	0.65mi	4/2.5	2,936 (+1%)	5mo	$439,000	$150	61
23810 Mesia Meadow Ln	0.42mi	5/3.0 (+1)	2,633 (-9%)	2mo	$419,900	$159	59
24231 Palm Warbler Ct	0.49mi	4/3.5	3,110 (+7%)	4mo	$539,000	$173	59
23638 Savannah Sparrow Ln	0.41mi	4/4.5	3,184 (+10%)	1mo	$459,000	$144	57
6802 Regal Lakes Dr	0.43mi	4/3.5	3,293 (+14%)	1mo	$448,855	$136	55
23623 Daintree Pl	0.54mi	4/3.0	2,569 (-11%)	3mo	$425,000	$165	54
23611 Blue Aster Ln	0.44mi	4/3.5	2,502 (-14%)	5mo	$475,000	$190	51
24722 Harrow Meadow Dr	0.70mi	4/3.5	2,640 (-9%)	0mo	$440,000	$167	50
24723 Harrow Meadow Dr	0.71mi	4/3.5	2,600 (-10%)	1mo	$414,900	$160	47

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: -62.0%
• Equity multiple: -0.67×
• Total profit: $-178,134
• Equity at exit: $56,644

10-year hold

• IRR: —
• Equity multiple: -2.05×
• Total profit: $-324,198
• Equity at exit: $32,847

Cash invested: $106,372 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 183 active · 28 under contract
• Months of supply: 32.3 mo (3%/mo absorbed)
• Median asking: $524,990 ($189/sqft)
• Median days on market: 144 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -18.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77493

• Rents YoY: -0.8%
• Active inventory: 3403
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,826 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$1,254 /mo · $15,054/yr
• Insurance: −$158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$115
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $-1,714

Break-even live

Break-even rent $4,996

Max offer price $244,737

Occupancy floor —

Sensitivity live

Price	-10% $-1,499	-5% $-1,606	+0% $-1,714	+5% $-1,821	+10% $-1,929
Rent	-10% $-1,937	-5% $-1,825	+0% $-1,714	+5% $-1,602	+10% $-1,490
Rate	-1.0pp $-1,522	-0.5pp $-1,617	base $-1,714	+0.5pp $-1,812	+1.0pp $-1,912

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: $94,975
• Closing costs: $11,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24323 Huntcliff Dr Katy, TX	3.0	2.5	3236	$2,491	$0.77	15d	1	0.42mi
24430 Piney Harbor Ln Katy, TX	4.0	3.0	2859	$2,800	$0.98	73d	1	0.43mi
7706 Cattail Shallows Ln Katy, TX	3.0	3.0	1979	$1,800	$0.91	19d	1	0.57mi
6610 Lake Oasis Dr Katy, TX	4.0	3.0	3074	$3,000	$0.98	23d	1	0.59mi
6123 Severson Lake Ct Katy, TX	4.0	3.0	2168	$3,100	$1.43	37d	1	1.23mi

HOA detail $115/mo · $1,380/yr

• Likely covers: waterelectricpoolgym

Listing history 43 events

1. 2026-07-09
   days on market $379,900 Active 111 DOM
2. 2026-07-07
   days on market $379,900 Active 109 DOM
3. 2026-07-06
   days on market $379,900 Active 108 DOM
4. 2026-07-06
   days on market $379,900 Active 107 DOM
5. 2026-07-05
   days on market $379,900 Active 106 DOM
6. 2026-07-03
   days on market $379,900 Active 105 DOM
7. 2026-07-02
   days on market $379,900 Active 104 DOM
8. 2026-07-01
   days on market $379,900 Active 103 DOM
9. 2026-06-30
   days on market $379,900 Active 102 DOM
10. 2026-06-29
    days on market $379,900 Active 101 DOM
11. 2026-06-28
    days on market $379,900 Active 100 DOM
12. 2026-06-27
    days on market $379,900 Active 99 DOM
13. 2026-06-26
    days on market $379,900 Active 98 DOM
14. 2026-06-24
    days on market $379,900 Active 96 DOM
15. 2026-06-22
    days on market $379,900 Active 94 DOM
16. 2026-06-21
    days on market $379,900 Active 93 DOM
17. 2026-06-18
    days on market $379,900 Active 90 DOM
18. 2026-06-17
    days on market $379,900 Active 89 DOM
19. 2026-06-16
    days on market $379,900 Active 88 DOM
20. 2026-06-15
    days on market $379,900 Active 87 DOM
21. 2026-06-13
    days on market $379,900 Active 85 DOM
22. 2026-06-09
    days on market $379,900 Active 81 DOM
23. 2026-06-08
    days on market $379,900 Active 80 DOM
24. 2026-06-07
    days on market $379,900 Active 79 DOM
25. 2026-06-04
    days on market $379,900 Active 76 DOM
26. 2026-06-03
    days on market $379,900 Active 75 DOM
27. 2026-06-02
    days on market $379,900 Active 74 DOM
28. 2026-06-01
    days on market $379,900 Active 73 DOM
29. 2026-05-31
    days on market $379,900 Active 72 DOM
30. 2026-03-28
    price $379,900 836-char remark

    Show marketing remark (836 chars)

    LUXURY MEETS PRACTICALITY! Why wait for new construction? ENERGY EFFICIENT house on a CUL-DE-SAC. Gorgeous 4 bedroom 3 bathrooms Practical floor plan - PRIMARY SUITE, STUDY AND 2nd BEDROOM WITH ENSUITE are downstairs, LARGE PRIMARY WALK-IN CLOSET. Upstairs are SPACIOUS SECONDARY BEDROOMS, BATHROOM and a GAMEROOM. HIGH CEILING and VAULTED CEILING IN PRIMARY BEDROOM. NEW DISHWASHER. There are 2 water heaters, WATER PURIFICATION AND SOFTENING FOR THE WHOLE HOUSE, Tesla ELECTRIC CAR CHARGER. Elyson offers a lot of amenities and activities – LAKE, COMMUNITY CENTER, RESORT-STYLE BEACH-ENTRY POOL AND LAP POOL are open year-round. TENNIS COURTS, PLAYGROUND, DOG PARK, PARKS, FITNESS CENTER. Please check all details on the website in the link provided. The property is zoned to good schools, close to major highways and shopping.

31. 2026-03-20
    listed $390,000 Active 836-char remark

    Show marketing remark (836 chars)

    LUXURY MEETS PRACTICALITY! Why wait for new construction? ENERGY EFFICIENT house on a CUL-DE-SAC. Gorgeous 4 bedroom 3 bathrooms Practical floor plan - PRIMARY SUITE, STUDY AND 2nd BEDROOM WITH ENSUITE are downstairs, LARGE PRIMARY WALK-IN CLOSET. Upstairs are SPACIOUS SECONDARY BEDROOMS, BATHROOM and a GAMEROOM. HIGH CEILING and VAULTED CEILING IN PRIMARY BEDROOM. NEW DISHWASHER. There are 2 water heaters, WATER PURIFICATION AND SOFTENING FOR THE WHOLE HOUSE, Tesla ELECTRIC CAR CHARGER. Elyson offers a lot of amenities and activities – LAKE, COMMUNITY CENTER, RESORT-STYLE BEACH-ENTRY POOL AND LAP POOL are open year-round. TENNIS COURTS, PLAYGROUND, DOG PARK, PARKS, FITNESS CENTER. Please check all details on the website in the link provided. The property is zoned to good schools, close to major highways and shopping.

32. 2026-02-13
    historical
33. 2025-12-23
    historical
34. 2025-12-23
    listed $385,000 Active
35. 2025-11-06
    listed $399,990 Active
36. 2025-10-14
    historical
37. 2025-08-14
    status Active
38. 2025-08-11
    historical
39. 2025-07-18
    price $399,990
40. 2025-06-11
    listed $414,990 Active
41. 2025-06-11
    historical
42. 2025-04-26
    price $474,990
43. 2025-04-11
    listed $499,990 Active

ⓘ 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: $15,054 · $1,254/mo
• Projected year-2 tax: $15,054 · $1,254/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 4/10 Moderate FEMA zone AE · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $33,917
• − Mortgage interest: −$21,280
• − Property taxes: −$15,054
• − Insurance: −$7,018
• − Repairs & maintenance: −$2,713
• − Management: −$2,713
• − HOA: −$1,380
• − Depreciation: −$11,052
• Taxable loss: −$27,294
• Est. tax savings @ 24.0%: +$6,550
• After-tax cash flow: $-14,014/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

Good 80/100 None rehab

This single-family home on a cul-de-sac is in excellent condition with modern amenities and a well-maintained exterior. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Resale Painting exterior brick — Enhances curb appeal ↑
• Resale Landscaping improvements — Enhances curb appeal ↑
• Both Add smart home features — Improves functionality and marketability ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Robert King El F TX #1,313/4,322 Nat'l #17,692/41,679 Middle Katy J H C TX #318/1,662 Nat'l #3,192/14,009 High Katy H S B TX #150/1,632 Nat'l #2,439/17,239

Schools (NCES district)

• District: Katy ISD
• NCES district ID: 4825170
• Math proficiency: 61% ▼ -7.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $90,312
• Composite: 56.59/100
• National rank: #1146
• State rank: #29 of 826 in TX

B Composite livability gradescore 76/100

Livability — Katy

• Score: 76/100
• State rank: #111
• US rank: #3613

Category grades

Amenities D Commute F Cost of living A+ Crime C- Employment A+ Housing A+ Health & safety C User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 5,571,493 people
• City population: 413,575
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 71,484
• Household income: $118,464
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 21% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 36% Hispanic / Latino 33% Two or more races 16% Black 15% Asian 12%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, Jamaica
• Languages at home: 64% English-only · Spanish 22% Vietnamese 5% French/Haitian/Cajun 4%

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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: ▼ -140.65%
• Current HPI: 233.1683
• Rent YoY: ▼ -0.80%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-24.0% since first listed

14 events — show timeline

• 2026-03-28 Price Changed $379,900 HARMLS
• 2026-03-20 Listed $390,000 HARMLS
• 2026-02-13 Listing Removed — HARMLS
• 2025-12-23 Listing Removed — HARMLS
• 2025-12-23 Listed $385,000 HARMLS
• 2025-11-06 Listed $399,990 HARMLS
• 2025-10-14 Listing Removed — HARMLS
• 2025-08-14 Relisted — HARMLS
• 2025-08-11 Listing Removed — HARMLS
• 2025-07-18 Price Changed $399,990 HARMLS
• 2025-06-11 Listing Removed — HARMLS
• 2025-06-11 Listed $414,990 HARMLS
• 2025-04-26 Price Changed $474,990 HARMLS
• 2025-04-11 Listed $499,990 HARMLS

Property tax history

+109.1%/yr

Latest (2025): $15,054 · -2.6% YoY. Source: county tax records.