4343 Katy Hockley Rd #166 · Katy, TX 77493

$184,990

3 bd · 2.0 ba · 1,768 sqft · Manufactured public records · 115 Days on market

Built 2021 Good condition $762/mo HOA · 28% of rent ↓ 3% since listing

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Why this score? — see what drove the C 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 +18.5/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into modern farmhouse charm with this beautifully upgraded home featuring a striking wooden board exterior and a luxury farmhouse-style interior. Inside, you’ll find natural wood accents, textured finished drywall (no traditional VOG), and durable vinyl plank flooring throughout. The stunning kitchen offers granite countertops, a spacious island, farmhouse sink, matte black door and cabinet hardware, and includes a stove, microwave, and refrigerator. A functional mud room adds everyday convenience, while the water softener system enhances comfort and efficiency. Thoughtfully designed with stylish finishes and practical upgrades, this move-in ready home blends rustic warmth with modern touches, making it perfect for comfortable living and effortless entertaining. Don't miss the opportunity to make this stunning home yours.

Key facts

• Spacious island
• Natural wood accents
• Granite countertops

Tags

• WOODEN BOARD EXTERIOR
• NATURAL WOOD ACCENTS
• TEXTURED FINISHED DRYWALL
• DURABLE VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• SPACIOUS ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.0% in Katy — 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 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.
• Market conditions: Rents soft (-0.8%/yr); 2728 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $6k 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 115 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: moderate flood risk; 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 $168,340 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.45% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.50×
• Total profit: $-26,072
• Equity at exit: $27,583

10-year hold

• IRR: -15.7%
• Equity multiple: 0.29×
• Total profit: $-36,681
• Equity at exit: $15,995

Cash invested: $51,797 (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 77493

• Rents YoY: -0.8%
• Active inventory: 2728
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,681 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$77
• HOA: −$762
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $178

Break-even live

Break-even rent $2,456

Max offer price $184,990

Occupancy floor 88%

Sensitivity live

Price	-10% $282	-5% $230	+0% $178	+5% $125	+10% $73
Rent	-10% $-34	-5% $72	+0% $178	+5% $284	+10% $389
Rate	-1.0pp $271	-0.5pp $225	base $178	+0.5pp $130	+1.0pp $81

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: $46,248
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27035 Beacon Glen Dr Katy, TX	2.0–4.0	2.0–3.0	1890	$3,024	$1.60	0d	17	0.89mi
5006 Sunway Dr Katy, TX	4.0	3.0	2550	$2,500	$0.98	44d	1	1.04mi
27064 Beach Ball Dr Katy, TX	3.0–4.0	2.5–3.5	1705	$2,406	$1.41	0d	25	1.42mi
1495 Twilight Green Dr Katy, TX	3.0	2.5	2000	$2,400	$1.20	44d	1	1.47mi

HOA detail

• Monthly dues: $762 · $9,144/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-21
   days on market $184,990 Active 115 DOM
2. 2026-06-18
   days on market $184,990 Active 112 DOM
3. 2026-06-17
   days on market $184,990 Active 111 DOM
4. 2026-06-16
   days on market $184,990 Active 110 DOM
5. 2026-06-15
   days on market $184,990 Active 109 DOM
6. 2026-06-13
   days on market $184,990 Active 107 DOM
7. 2026-06-09
   days on market $184,990 Active 103 DOM
8. 2026-06-08
   days on market $184,990 Active 102 DOM
9. 2026-06-07
   days on market $184,990 Active 101 DOM
10. 2026-06-04
    days on market $184,990 Active 98 DOM
11. 2026-06-03
    days on market $184,990 Active 97 DOM
12. 2026-06-02
    days on market $184,990 Active 96 DOM
13. 2026-06-01
    days on market $184,990 Active 95 DOM
14. 2026-05-31
    days on market $184,990 Active 94 DOM
15. 2026-04-08
    price $184,990 844-char remark

    Show marketing remark (844 chars)

    Step into modern farmhouse charm with this beautifully upgraded home featuring a striking wooden board exterior and a luxury farmhouse-style interior. Inside, you’ll find natural wood accents, textured finished drywall (no traditional VOG), and durable vinyl plank flooring throughout. The stunning kitchen offers granite countertops, a spacious island, farmhouse sink, matte black door and cabinet hardware, and includes a stove, microwave, and refrigerator. A functional mud room adds everyday convenience, while the water softener system enhances comfort and efficiency. Thoughtfully designed with stylish finishes and practical upgrades, this move-in ready home blends rustic warmth with modern touches, making it perfect for comfortable living and effortless entertaining. Don't miss the opportunity to make this stunning home yours.

16. 2026-03-15
    price $189,990 844-char remark

    Show marketing remark (844 chars)

    Step into modern farmhouse charm with this beautifully upgraded home featuring a striking wooden board exterior and a luxury farmhouse-style interior. Inside, you’ll find natural wood accents, textured finished drywall (no traditional VOG), and durable vinyl plank flooring throughout. The stunning kitchen offers granite countertops, a spacious island, farmhouse sink, matte black door and cabinet hardware, and includes a stove, microwave, and refrigerator. A functional mud room adds everyday convenience, while the water softener system enhances comfort and efficiency. Thoughtfully designed with stylish finishes and practical upgrades, this move-in ready home blends rustic warmth with modern touches, making it perfect for comfortable living and effortless entertaining. Don't miss the opportunity to make this stunning home yours.

17. 2026-02-26
    listed $190,000 Active 844-char remark

    Show marketing remark (844 chars)

    Step into modern farmhouse charm with this beautifully upgraded home featuring a striking wooden board exterior and a luxury farmhouse-style interior. Inside, you’ll find natural wood accents, textured finished drywall (no traditional VOG), and durable vinyl plank flooring throughout. The stunning kitchen offers granite countertops, a spacious island, farmhouse sink, matte black door and cabinet hardware, and includes a stove, microwave, and refrigerator. A functional mud room adds everyday convenience, while the water softener system enhances comfort and efficiency. Thoughtfully designed with stylish finishes and practical upgrades, this move-in ready home blends rustic warmth with modern touches, making it perfect for comfortable living and effortless entertaining. Don't miss the opportunity to make this stunning home yours.

ⓘ 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: $1,573 · $131/mo
• Projected year-2 tax: $3,385 · $282/mo
• Expected delta: +$1,813/yr (+$151/mo · 115.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,170
• − Mortgage interest: −$10,362
• − Property taxes: −$1,573
• − Insurance: −$925
• − Repairs & maintenance: −$2,574
• − Management: −$2,574
• − HOA: −$9,144
• − Depreciation: −$5,382
• Taxable loss: −$362
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $2,219/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 Cosmetic rehab

This move-in ready manufactured home features a modern farmhouse interior with good condition and minimal repairs needed, making it an attractive investment.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace gutters — Improves drainage and aesthetics ↑

ⓘ 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: 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

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 · 4,702,590 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: 913.0

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: 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%

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

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

-2.6% since first listed

3 events — show timeline

• 2026-04-08 Price Changed $184,990 HARMLS
• 2026-03-15 Price Changed $189,990 HARMLS
• 2026-02-26 Listed $190,000 HARMLS