21230 Echo Manor Dr · Houston, TX 77447

$249,500

3 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 166 Days on market

Built 2020 Good condition 7,278 sqft lot $165/sqft · 22% below area Est $318k · 22% under $50/mo HOA · 2% 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 +15.0/15.0
• Cash flow +7.4/30.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.1/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully designed 1-story home in Bauer Landing! Home offers an inviting open floor plan with 3 spacious bedrooms and 2 full baths. The family / living room opens into the kitchen featuring a stylish island and a separate breakfast area perfect to enjoy with the family a nice dinner or for those crazy mornings! Kitchen is equipped with Stainless Steel Appliances plus Granite countertops and wood carpentry. Step into the primary suite, boasting a spacious en-suite bathroom and an oversized walk-in closet. House sits on a generous 7,280 sq. ft. corner lot. Easy access to major highways like 290 and 99. Lots of shopping in the area, just minutes away from the Houston Premium Outlets and much more! This move-in ready home is an incredibly opportunity for you and your Family! Schedule your private showing today before it's too late!

Key facts

• 7,278 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (13.4% below list).
• Recommended offer: $194k (22.4% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $7k 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 166 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,501 (22.4% 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 166 days. Have you received any prior offers? Is the seller open to a 22% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.87% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.45%
• DSCR: 0.76
• GRM: 9.6

CMA / ARV

• ARV (median comp): $317,996
• List price: $249,500
• Delta: -21.54%
• 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
21002 Echo Manor Dr	0.18mi	3/2.0	1,513 (+0%)	0mo	$262,000	$173	91
21015 Echo Manor Dr	0.16mi	3/2.0	1,507 (-0%)	7mo	$240,000	$159	86
22530 Threefold Ridge Dr	0.25mi	3/2.0	1,576 (+4%)	1mo	$249,700	$158	80
22418 Threefold Ridge Dr	0.17mi	3/2.0	1,576 (+4%)	7mo	$229,000	$145	79
21118 Baltic Rain Dr	0.25mi	3/2.0	1,448 (-4%)	4mo	$225,000	$155	78
21022 Solstice Point Dr	0.14mi	3/2.0	1,591 (+6%)	10mo	$249,900	$157	76
20818 Bastion Settle Dr	0.24mi	3/2.5	1,576 (+4%)	6mo	$248,000	$157	75
21402 Timberland Field Dr	0.19mi	3/2.0	1,592 (+6%)	11mo	$259,500	$163	73
22706 Tabberts Way	0.35mi	3/2.0	1,397 (-7%)	1mo	$220,000	$157	71
20730 Solstice Point Dr	0.32mi	3/2.0	1,597 (+6%)	7mo	$249,000	$156	70
20719 Nala Bear Dr	0.42mi	3/2.0	1,414 (-6%)	11mo	$234,000	$165	61
22710 Crate Falls Dr	0.73mi	3/2.0	1,549 (+3%)	11mo	$229,900	$148	52

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: -29.6%
• Equity multiple: 0.04×
• Total profit: $-66,733
• Equity at exit: $37,201

10-year hold

• IRR: -54.5%
• Equity multiple: -0.54×
• Total profit: $-107,691
• Equity at exit: $21,572

Cash invested: $69,860 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$1,308
• Tax from tax record: −$561 /mo · $6,732/yr
• Insurance: −$104
• HOA: −$50
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-317

Break-even live

Break-even rent $2,561

Max offer price $193,501

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21210 Echo Manor Dr Hockley, TX	4.0	2.5	2221	$2,150	$0.97	3d	1	0.05mi
22719 Klingamans Way Hockley, TX	3.0	2.0	1416	$1,689	$1.19	2d	1	0.29mi
22023 Lost Lantern Dr Hockley, TX	3.0–4.0	2.0	1601	$1,863	$1.16	2d	1	0.31mi
20718 Round Key Dr Hockley, TX	4.0	2.5	2133	$1,931	$0.91	5d	1	0.37mi
20703 Solstice Point Dr Hockley, TX	3.0	2.0	1912	$1,951	$1.02	2d	1	0.39mi
22215 Scarlino Dr Hockley, TX	3.0	2.0	2099	$2,450	$1.17	22d	1	0.97mi
20313 Evergreen Cypress Dr Hockley, TX	2.0–5.0	2.0–3.5	2051	$2,353	$1.15	1d	1	0.99mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 26 events

1. 2026-06-18
   days on market $249,500 Active 166 DOM
2. 2026-06-17
   days on market $249,500 Active 165 DOM
3. 2026-06-16
   days on market $249,500 Active 164 DOM
4. 2026-06-15
   days on market $249,500 Active 163 DOM
5. 2026-06-13
   days on market $249,500 Active 161 DOM
6. 2026-06-09
   days on market $249,500 Active 157 DOM
7. 2026-06-08
   days on market $249,500 Active 156 DOM
8. 2026-06-07
   days on market $249,500 Active 155 DOM
9. 2026-06-04
   days on market $249,500 Active 152 DOM
10. 2026-06-03
    days on market $249,500 Active 151 DOM
11. 2026-06-02
    days on market $249,500 Active 150 DOM
12. 2026-06-01
    days on market $249,500 Active 149 DOM
13. 2026-05-31
    days on market $249,500 Active 148 DOM
14. 2026-04-17
    price $249,500 847-char remark

    Show marketing remark (847 chars)

    Beautifully designed 1-story home in Bauer Landing! Home offers an inviting open floor plan with 3 spacious bedrooms and 2 full baths. The family / living room opens into the kitchen featuring a stylish island and a separate breakfast area perfect to enjoy with the family a nice dinner or for those crazy mornings! Kitchen is equipped with Stainless Steel Appliances plus Granite countertops and wood carpentry. Step into the primary suite, boasting a spacious en-suite bathroom and an oversized walk-in closet. House sits on a generous 7,280 sq. ft. corner lot. Easy access to major highways like 290 and 99. Lots of shopping in the area, just minutes away from the Houston Premium Outlets and much more! This move-in ready home is an incredibly opportunity for you and your Family! Schedule your private showing today before it's too late!

15. 2026-01-03
    listed $259,900 Active 847-char remark

    Show marketing remark (847 chars)

    Beautifully designed 1-story home in Bauer Landing! Home offers an inviting open floor plan with 3 spacious bedrooms and 2 full baths. The family / living room opens into the kitchen featuring a stylish island and a separate breakfast area perfect to enjoy with the family a nice dinner or for those crazy mornings! Kitchen is equipped with Stainless Steel Appliances plus Granite countertops and wood carpentry. Step into the primary suite, boasting a spacious en-suite bathroom and an oversized walk-in closet. House sits on a generous 7,280 sq. ft. corner lot. Easy access to major highways like 290 and 99. Lots of shopping in the area, just minutes away from the Houston Premium Outlets and much more! This move-in ready home is an incredibly opportunity for you and your Family! Schedule your private showing today before it's too late!

16. 2025-10-11
    historical
17. 2025-08-29
    status Active
18. 2025-06-24
    status Pending
19. 2025-06-17
    status Option Pending
20. 2025-05-23
    price $242,950
21. 2025-05-07
    price $244,950
22. 2025-04-04
    listed $249,900 Active
23. 2020-11-30
    soldstatus Sold
24. 2020-10-28
    status Pending
25. 2020-10-01
    price $239,900
26. 2020-09-25
    listed $237,900 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: $6,732 · $561/mo
• Projected year-2 tax: $6,732 · $561/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,919
• − Mortgage interest: −$13,976
• − Property taxes: −$6,732
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − HOA: −$600
• − Depreciation: −$7,258
• Taxable loss: −$8,041
• Est. tax savings @ 24.0%: +$1,930
• After-tax cash flow: $-1,874/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 single-family home in Bauer Landing is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, exterior, and interior walls. The home is move-in ready with minor cosmetic updates that would increase its resale and rental value.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans save on energy costs and improve comfort
• Both Install smart home devices — Smart home devices increase home's value and convenience
• Both Add smart thermostat — Smart thermostat improves energy efficiency and comfort
• Both Install smart locks — Smart locks enhance security and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans save on energy costs and improve comfort ↑
• Both Install smart home devices — Smart home devices increase home's value and convenience ↑
• Both Add smart thermostat — Smart thermostat improves energy efficiency and comfort ↑
• Both Install smart locks — Smart locks enhance security and convenience ↑

ⓘ 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

+4.9% since first listed

13 events — show timeline

• 2026-04-17 Price Changed $249,500 HARMLS
• 2026-01-03 Listed $259,900 HARMLS
• 2025-10-11 Listing Removed — HARMLS
• 2025-08-29 Relisted — HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-06-17 Pending — HARMLS
• 2025-05-23 Price Changed $242,950 HARMLS
• 2025-05-07 Price Changed $244,950 HARMLS
• 2025-04-04 Listed $249,900 HARMLS
• 2020-11-30 Sold (MLS) — HARMLS
• 2020-10-28 Pending — HARMLS
• 2020-10-01 Price Changed $239,900 HARMLS
• 2020-09-25 Listed $237,900 HARMLS

Property tax history

+2.2%/yr

Latest (2025): $6,732 · -0.5% YoY. Source: county tax records.