4522 Rosegate Dr · Spring, TX 77373

$154,900

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 7 Days on market

Built 1979 6,599 sqft lot Est $223k · 31% under $31/mo HOA · 1% of rent ↓ 4% since listing

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Why this score? — see what drove the B 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 +27.2/30.0
• ARV discount +15.0/15.0
• 1% rule +9.6/10.0
• DSCR +9.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely restored. Beautiful 4 bedroom 2 full bath home located in the newer section of Birnam Wood subdivision. Updates included: Energy star appliances, stove & refrigerator. New energy efficient windows installed throughout home. Authentic hardwood flooring in living room, entryway & hallways. Tile flooring in bathrooms & kitchen. Carpet in bedrooms only. New roof. New Pex water piping installed in home. Woodburning fireplace. Granite kitchen. Covered back patio. Bonus laundry room & pantry

Key facts

• 6,599 sq ft lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Birnamwood community association with $375 annual fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Built in 1979; Slab foundation; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Subdivision lot

Interior

• Bedrooms: Rooms include bedrooms (total rooms: 3)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: One fireplace; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 9.7% vs local median 4.5% in Spring — 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 66/100 on livability (#635 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute F.
• Spring ISD (suburban): math 19% / reading 26% proficiency, ranked #730 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mildred Jenkins El (math 17% / reading 30%, grade F, #3,247 of 4,322 statewide, top 76%, 623 students, 90% FRL); Dueitt Middle (math 12% / reading 23%, grade F, #1,507 of 1,662 statewide, top 91%, 773 students, 84% FRL); Spring H S (math 12% / reading 21%, grade F, #1,497 of 1,632 statewide, top 92%, 2,760 students, 72% FRL) — zoned schools average 82% FRL vs 66% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 595 active listings in the ZIP; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 3.4% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,900

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
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: 1.46% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $222,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4522 Quailgate Dr	0.16mi	4/2.0 (+1)	1,500 (+0%)	20mo	$199,999	$133	70
23110 Ludgate Dr	0.62mi	3/2.0	1,474 (-2%)	13mo	$220,000	$149	58
4227 Mossygate Dr	0.37mi	4/2.0 (+1)	1,609 (+8%)	10mo	$150,000	$93	57
4806 Quailgate Dr	0.31mi	3/2.0	1,280 (-14%)	7mo	$205,000	$160	56
4214 Chestergate Dr	0.38mi	3/2.0	1,637 (+9%)	13mo	$199,990	$122	55
23130 Royal Tiger Rd	0.55mi	3/2.0	1,533 (+2%)	21mo	$249,000	$162	53
4555 Algernon Dr	0.39mi	3/2.0	1,360 (-9%)	16mo	$205,000	$151	53
3902 Adonis Dr	0.71mi	3/2.0	1,462 (-2%)	13mo	$229,000	$157	52
23811 Firegate Dr	0.21mi	4/2.0 (+1)	1,362 (-9%)	22mo	$200,000	$147	52
23207 Naples Dr	0.61mi	4/2.0 (+1)	1,558 (+4%)	16mo	$165,000	$106	46
4211 Hirschfield Rd	0.51mi	4/2.0 (+1)	1,686 (+13%)	8mo	$199,000	$118	43
22843 Spruce Summit Trl	0.58mi	3/2.0	1,380 (-8%)	21mo	$236,000	$171	42

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-3,191
• Equity at exit: $23,096

10-year hold

• IRR: 3.4%
• Equity multiple: 1.21×
• Total profit: $8,896
• Equity at exit: $13,393

Cash invested: $43,372 (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 →

ZIP-level market 77373

• Rents YoY: -0.3%
• Active inventory: 595
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,264 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$436 /mo · $5,228/yr
• Insurance: −$65
• HOA: −$31
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $445

Break-even live

Break-even rent $1,701

Max offer price $154,900

Occupancy floor 75%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: water

Listing history 9 events

1. 2026-05-22
   listed $154,900 Active
2. 2018-01-29
   soldstatus
3. 2018-01-26
   soldstatus Sold 524-char remark

   Show marketing remark (524 chars)

   Completely restored. Beautiful 4 bedroom 2 full bath home located in the newer section of Birnam Wood subdivision. Updates included: Energy star appliances, stove & refrigerator. New energy efficient windows installed throughout home. Authentic hardwood flooring in living room, entryway & hallways. Tile flooring in bathrooms & kitchen. Carpet in bedrooms only. New roof. New Pex water piping installed in home. Woodburning fireplace. Granite kitchen. Covered back patio. Bonus laundry room & pantry

4. 2017-12-26
   status Pending 524-char remark

   Show marketing remark (524 chars)

   Completely restored. Beautiful 4 bedroom 2 full bath home located in the newer section of Birnam Wood subdivision. Updates included: Energy star appliances, stove & refrigerator. New energy efficient windows installed throughout home. Authentic hardwood flooring in living room, entryway & hallways. Tile flooring in bathrooms & kitchen. Carpet in bedrooms only. New roof. New Pex water piping installed in home. Woodburning fireplace. Granite kitchen. Covered back patio. Bonus laundry room & pantry

5. 2017-12-19
   status Option Pending 524-char remark

   Show marketing remark (524 chars)

   Completely restored. Beautiful 4 bedroom 2 full bath home located in the newer section of Birnam Wood subdivision. Updates included: Energy star appliances, stove & refrigerator. New energy efficient windows installed throughout home. Authentic hardwood flooring in living room, entryway & hallways. Tile flooring in bathrooms & kitchen. Carpet in bedrooms only. New roof. New Pex water piping installed in home. Woodburning fireplace. Granite kitchen. Covered back patio. Bonus laundry room & pantry

6. 2017-12-12
   price $152,900 524-char remark

   Show marketing remark (524 chars)

   Completely restored. Beautiful 4 bedroom 2 full bath home located in the newer section of Birnam Wood subdivision. Updates included: Energy star appliances, stove & refrigerator. New energy efficient windows installed throughout home. Authentic hardwood flooring in living room, entryway & hallways. Tile flooring in bathrooms & kitchen. Carpet in bedrooms only. New roof. New Pex water piping installed in home. Woodburning fireplace. Granite kitchen. Covered back patio. Bonus laundry room & pantry

7. 2017-11-27
   status Active 524-char remark

   Show marketing remark (524 chars)

   Completely restored. Beautiful 4 bedroom 2 full bath home located in the newer section of Birnam Wood subdivision. Updates included: Energy star appliances, stove & refrigerator. New energy efficient windows installed throughout home. Authentic hardwood flooring in living room, entryway & hallways. Tile flooring in bathrooms & kitchen. Carpet in bedrooms only. New roof. New Pex water piping installed in home. Woodburning fireplace. Granite kitchen. Covered back patio. Bonus laundry room & pantry

8. 2017-11-18
   status Option Pending 524-char remark

   Show marketing remark (524 chars)

   Completely restored. Beautiful 4 bedroom 2 full bath home located in the newer section of Birnam Wood subdivision. Updates included: Energy star appliances, stove & refrigerator. New energy efficient windows installed throughout home. Authentic hardwood flooring in living room, entryway & hallways. Tile flooring in bathrooms & kitchen. Carpet in bedrooms only. New roof. New Pex water piping installed in home. Woodburning fireplace. Granite kitchen. Covered back patio. Bonus laundry room & pantry

9. 2017-11-11
   listed $161,500 Active 524-char remark

   Show marketing remark (524 chars)

   Completely restored. Beautiful 4 bedroom 2 full bath home located in the newer section of Birnam Wood subdivision. Updates included: Energy star appliances, stove & refrigerator. New energy efficient windows installed throughout home. Authentic hardwood flooring in living room, entryway & hallways. Tile flooring in bathrooms & kitchen. Carpet in bedrooms only. New roof. New Pex water piping installed in home. Woodburning fireplace. Granite kitchen. Covered back patio. Bonus laundry room & pantry

ⓘ 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: $5,228 · $436/mo
• Projected year-2 tax: $5,228 · $436/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,168
• − Mortgage interest: −$8,677
• − Property taxes: −$5,228
• − Insurance: −$774
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − HOA: −$372
• − Depreciation: −$4,506
• Taxable income: $3,263
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $4,557/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: Spring ISD
• NCES district ID: 4841220
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,584
• Composite: 20.12/100
• National rank: #8643
• State rank: #730 of 826 in TX

Livability — Spring

• Score: 66/100
• State rank: #635
• US rank: #12101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring, TX
• County: Harris County · 4,702,590 people
• City population: 430,529
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,739
• Household income: $88,617
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 1050.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 23% Two or more races 22% Asian 3%
• Hispanic origin (detail): Mexican 27% Puerto Rican 2% Cuban 2% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 32% Vietnamese 1% Other Indo-European 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: ▼ -142.98%
• Current HPI: 251.7231
• Rent YoY: ▼ -0.30%
• 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

-4.1% since first listed

9 events — show timeline

• 2026-05-22 Listed $154,900 HARMLS
• 2018-01-29 Sold (Public Records) — Public Records
• 2018-01-26 Sold (MLS) — HARMLS
• 2017-12-26 Pending — HARMLS
• 2017-12-19 Pending — HARMLS
• 2017-12-12 Price Changed $152,900 HARMLS
• 2017-11-27 Relisted — HARMLS
• 2017-11-18 Pending — HARMLS
• 2017-11-11 Listed $161,500 HARMLS

Property tax history

+4.7%/yr

Latest (2025): $5,228 · +6.5% YoY. Source: county tax records.