22026 Matera Vista Ln · Houston, TX 77447

$299,990

4 bd · 2.0 ba · 1,759 sqft · SingleFamily · 63 Days on market

Built 2026 Good condition 6,020 sqft lot $171/sqft · 7% below area Est $322k · 7% under $83/mo HOA · 3% of rent ↓ 13% since listing

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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 +10.6/15.0
• Cash flow +10.1/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• DSCR +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This elegant one-story home offers 4 spacious bedrooms, 2 full baths, a covered patio, and a generous backyard—all wrapped in durable brick on all sides for timeless curb appeal. The professionally curated interior design adds a polished, modern touch throughout. Located in Cypress Green, a scenic 646-acre master-planned community in Hockley, TX, residents enjoy a peaceful setting, access to highly acclaimed Waller ISD schools, and a wide range of resort-style amenities including a pool, splashpad, waterpark, sports courts, and dog park. Don’t wait—make this exceptional home yours today!

Key facts

• Access to schools
• Covered patio
• Sports courts

Tags

• COVERED PATIO
• GENEROUS BACKYARD
• MASTER-PLANNED COMMUNITY
• RESORT-STYLE AMENITIES
• ACCESS TO SCHOOLS
• SPORTS COURTS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (16.3% below list).
• Recommended offer: $251k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $9k 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 63 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $251,039 (16.3% 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 63 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.84% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 10.0

CMA / ARV

• ARV (median comp): $322,490
• List price: $299,990
• Delta: -6.98%
• 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
22026 Matera Vista Ln	0.00mi	4/2.0	1,759 (0%)	1mo	$299,990	$171	99
21639 Carbonari Dr	0.06mi	3/2.5 (-1)	1,749 (-1%)	1mo	$337,990	$193	89
22102 La Scorza Dr	0.09mi	3/2.0 (-1)	1,792 (+2%)	1mo	$324,990	$181	87
21643 Carbonari Dr	0.06mi	4/2.0	1,655 (-6%)	1mo	$333,990	$202	87
21623 Carbonari Dr	0.06mi	4/2.0	1,655 (-6%)	1mo	$328,990	$199	87
22214 San Lioni Dr	0.06mi	4/2.0	1,908 (+8%)	1mo	$333,990	$175	82
22002 Maddaloni View Dr	0.06mi	4/2.0	1,922 (+9%)	1mo	$316,990	$165	81
22106 La Scorza Dr	0.08mi	3/2.0 (-1)	1,880 (+7%)	0mo	$307,990	$164	80
19307 Licola Ln	0.07mi	3/2.0 (-1)	1,627 (-8%)	0mo	$276,990	$170	79
21927 Maddaloni View Dr	0.06mi	4/2.0	2,013 (+14%)	1mo	$352,990	$175	72
19071 Cetara Villa Dr	0.33mi	3/2.0 (-1)	1,582 (-10%)	0mo	$249,990	$158	63
21002 Echo Manor Dr	0.73mi	3/2.0 (-1)	1,513 (-14%)	0mo	$262,000	$173	38

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: -23.9%
• Equity multiple: 0.20×
• Total profit: $-66,895
• Equity at exit: $44,729

10-year hold

• IRR: -31.2%
• Equity multiple: -0.20×
• Total profit: $-100,506
• Equity at exit: $25,938

Cash invested: $83,997 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,510 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$83
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-173

Break-even live

Break-even rent $2,729

Max offer price $274,963

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22215 Scarlino Dr Hockley, TX	3.0	2.0	2099	$2,450	$1.17	22d	1	0.14mi
22222 Opa Glen Dr Hockley, TX	4.0	3.0	2609	$2,850	$1.09	43d	1	0.39mi
20703 Solstice Point Dr Hockley, TX	3.0	2.0	1912	$1,951	$1.02	2d	1	0.54mi
22023 Lost Lantern Dr Hockley, TX	3.0–4.0	2.0	1601	$1,863	$1.16	2d	1	0.61mi
20718 Round Key Dr Hockley, TX	4.0	2.5	2133	$1,931	$0.91	5d	1	0.72mi
21210 Echo Manor Dr Hockley, TX	4.0	2.5	2221	$2,150	$0.97	2d	1	0.85mi
20313 Evergreen Cypress Dr Hockley, TX	2.0–5.0	2.0–3.5	2051	$2,712	$1.32	1d	1	0.92mi
22719 Klingamans Way Hockley, TX	3.0	2.0	1416	$1,689	$1.19	2d	1	0.99mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: waterpool

Listing history 7 events

1. 2026-05-06
   status Pending 612-char remark

   Show marketing remark (612 chars)

   This elegant one-story home offers 4 spacious bedrooms, 2 full baths, a covered patio, and a generous backyard—all wrapped in durable brick on all sides for timeless curb appeal. The professionally curated interior design adds a polished, modern touch throughout. Located in Cypress Green, a scenic 646-acre master-planned community in Hockley, TX, residents enjoy a peaceful setting, access to highly acclaimed Waller ISD schools, and a wide range of resort-style amenities including a pool, splashpad, waterpark, sports courts, and dog park. Don’t wait—make this exceptional home yours today!

2. 2026-04-29
   price $299,990 612-char remark

   Show marketing remark (612 chars)

   This elegant one-story home offers 4 spacious bedrooms, 2 full baths, a covered patio, and a generous backyard—all wrapped in durable brick on all sides for timeless curb appeal. The professionally curated interior design adds a polished, modern touch throughout. Located in Cypress Green, a scenic 646-acre master-planned community in Hockley, TX, residents enjoy a peaceful setting, access to highly acclaimed Waller ISD schools, and a wide range of resort-style amenities including a pool, splashpad, waterpark, sports courts, and dog park. Don’t wait—make this exceptional home yours today!

3. 2026-03-19
   price $309,990 612-char remark

   Show marketing remark (612 chars)

   This elegant one-story home offers 4 spacious bedrooms, 2 full baths, a covered patio, and a generous backyard—all wrapped in durable brick on all sides for timeless curb appeal. The professionally curated interior design adds a polished, modern touch throughout. Located in Cypress Green, a scenic 646-acre master-planned community in Hockley, TX, residents enjoy a peaceful setting, access to highly acclaimed Waller ISD schools, and a wide range of resort-style amenities including a pool, splashpad, waterpark, sports courts, and dog park. Don’t wait—make this exceptional home yours today!

4. 2026-03-04
   listed $334,990 Active 612-char remark

   Show marketing remark (612 chars)

   This elegant one-story home offers 4 spacious bedrooms, 2 full baths, a covered patio, and a generous backyard—all wrapped in durable brick on all sides for timeless curb appeal. The professionally curated interior design adds a polished, modern touch throughout. Located in Cypress Green, a scenic 646-acre master-planned community in Hockley, TX, residents enjoy a peaceful setting, access to highly acclaimed Waller ISD schools, and a wide range of resort-style amenities including a pool, splashpad, waterpark, sports courts, and dog park. Don’t wait—make this exceptional home yours today!

5. 2026-03-04
   historical

   Show marketing remark (612 chars)

   This elegant one-story home offers 4 spacious bedrooms, 2 full baths, a covered patio, and a generous backyard—all wrapped in durable brick on all sides for timeless curb appeal. The professionally curated interior design adds a polished, modern touch throughout. Located in Cypress Green, a scenic 646-acre master-planned community in Hockley, TX, residents enjoy a peaceful setting, access to highly acclaimed Waller ISD schools, and a wide range of resort-style amenities including a pool, splashpad, waterpark, sports courts, and dog park. Don’t wait—make this exceptional home yours today!

6. 2025-12-08
   price $334,990
7. 2025-10-24
   listed $344,990 Active

ⓘ 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: $30,125
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − HOA: −$996
• − Depreciation: −$8,727
• Taxable loss: −$7,222
• Est. tax savings @ 24.0%: +$1,733
• After-tax cash flow: $-342/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 one-story home in Cypress Green offers a modern and well-maintained interior with a good condition exterior and landscaping. It is located in a master-planned community with resort-style amenities, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Adding smart home features — Improves convenience and can increase both resale and rental value.
• Both Upgrading appliances — Modernizes the kitchen and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading appliances — Modernizes the kitchen and can increase both resale and rental value. ↑

ⓘ 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

Price history

-13.0% since first listed

7 events — show timeline

• 2026-05-06 Pending — HARMLS
• 2026-04-29 Price Changed $299,990 HARMLS
• 2026-03-19 Price Changed $309,990 HARMLS
• 2026-03-04 Listing Removed — HARMLS
• 2026-03-04 Listed $334,990 HARMLS
• 2025-12-08 Price Changed $334,990 HARMLS
• 2025-10-24 Listed $344,990 HARMLS