4431 Sandhill Terrace Ln · Houston, TX 77493

$289,999

4 bd · 2.5 ba · 1,724 sqft · SingleFamily public records · 53 Days on market

Built 2020 Good condition 5,405 sqft lot $168/sqft · 13% below area Est $333k · 13% under $65/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 +13.3/15.0
• Cash flow +7.3/30.0
• Schools +5.7/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.3/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Built in 2020, this thoughtfully designed residence offers 3-4 bedrooms, 2 full baths. Completely painted & move-in ready. Light-filled interior featuring an open floorplan that creates a seamless flow from the entry into the main living, dining, and kitchen areas, ideal for both everyday living and entertaining. Granite countertops, ample cabinetry, and generous prep space, all overlooking the spacious living area. The private primary suite offers comfort and convenience. Situated on a generously sized lot of over 5,400 square feet, the backyard offers plenty of space for outdoor enjoyment, pets, or future customization. Located in the growing Katy Pointe neighborhood, residents enjo

Key facts

• 5,405 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Community association (CIA SERVICES) with annual fee; Association fee approximately $780 annually; Community pool

Exterior

• Parking: Attached garage, 2 car
• Utilities: Public water
• Home design: Residential property; Single-story (all primary living areas on first floor); Entry on first floor
• Construction: Built in 2020; Brick construction; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Free-standing range; Gas range; Microwave; Oven; Disposal; Refrigerator; Breakfast bar; Granite counters
• Bedrooms: Primary bedroom on first floor (approx. 13 x 16); Three additional bedrooms on first floor (approx. 10 x 10, 10 x 11, 10 x 12)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Breakfast bar; Granite counters; 6 total rooms
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (9.7% below list).
• Recommended offer: $222k (23.4% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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: crime 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); Stockdick J H (math 41% / reading 51%, grade D+, #462 of 1,662 statewide, top 28%, 1,313 students, 55% 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 54% FRL vs 27% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 2729 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 53 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 13388% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: 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 $222,269 (23.4% 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 53 days. Have you received any prior offers? Is the seller open to a 23% 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. 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: 0.90% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.67%
• DSCR: 0.75
• GRM: 9.2

CMA / ARV

• ARV (median comp): $333,017
• List price: $289,999
• Delta: -12.92%
• 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
24214 Golden Fallow Dr	0.18mi	3/2.0 (-1)	1,688 (-2%)	7mo	$329,500	$195	76
4407 Reese Ravine Ln	0.23mi	3/2.0 (-1)	1,691 (-2%)	6mo	$309,995	$183	74
4123 Meadowlark Creek Ln	0.33mi	3/2.0 (-1)	1,767 (+2%)	4mo	$309,999	$175	70
24319 Palomino Sage Trl	0.38mi	3/2.0 (-1)	1,615 (-6%)	6mo	$279,995	$173	60
4611 Tuscan Lily Dr	0.41mi	4/2.0	1,946 (+13%)	2mo	$309,900	$159	56
24559 Lorenzo Glaze Trl	0.65mi	3/2.5 (-1)	1,865 (+8%)	5mo	$255,000	$137	47
24558 Carlo Hue Trl	0.67mi	4/2.5	1,955 (+13%)	1mo	$280,000	$143	46
23714 Padova Gardens Dr	0.69mi	4/2.0	1,932 (+12%)	0mo	$310,990	$161	46
5010 Royal Regiment Ln	0.66mi	3/2.0 (-1)	1,513 (-12%)	3mo	$288,000	$190	40
23607 Tirino Shores Dr	0.65mi	3/2.0 (-1)	1,955 (+13%)	2mo	$300,000	$153	39
3815 Stefano Palette Ct	0.71mi	4/2.5	1,955 (+13%)	7mo	$289,900	$148	39
3903 Giorgio Pastel Pl	0.75mi	3/2.5 (-1)	1,920 (+11%)	5mo	$272,500	$142	37

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: -30.2%
• Equity multiple: 0.03×
• Total profit: $-78,771
• Equity at exit: $43,240

10-year hold

• IRR: -58.4%
• Equity multiple: -0.58×
• Total profit: $-128,417
• Equity at exit: $25,074

Cash invested: $81,200 (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: 2729
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,619 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$746 /mo · $8,948/yr
• Insurance: −$121
• HOA: −$65
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-383

Break-even live

Break-even rent $3,104

Max offer price $222,269

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-301	+0% $-383	+5% $-465	+10% $-548
Rent	-10% $-590	-5% $-487	+0% $-383	+5% $-280	+10% $-177
Rate	-1.0pp $-237	-0.5pp $-310	base $-383	+0.5pp $-459	+1.0pp $-535

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24246 Palomino Sage Trl Katy, TX	3.0	2.0	1860	$2,305	$1.24	46d	1	0.37mi
4019 Ventana Ridge Dr Katy, TX	3.0–4.0	2.0–2.5	1622	$2,497	$1.54	1d	5	0.48mi
5022 Brewcastle Ln Katy, TX	3.0	2.0	1524	$2,100	$1.38	45d	1	0.65mi
5103 Visionary Dr Katy, TX	3.0–4.0	2.0–2.5	1692	$3,096	$1.83	3d	9	0.98mi
3030 Galileo Way Katy, TX	2.0–3.0	2.5	1285	$2,375	$1.85	12d	10	0.99mi
23100 Clay Rd Katy, TX	1.0–3.0	1.0–2.0	988	$2,299	$2.33	1d	36	1.13mi
23030 Cunningham Falls Trl Katy, TX	1.0–3.0	1.0–2.0	1213	$2,900	$2.39	0d	242	1.23mi
22865 Terrazzo Dr Katy, TX	4.0	2.5	2017	$2,759	$1.37	17d	1	1.28mi
22855 Terrazzo Dr Katy, TX	3.0	2.5	1667	$2,399	$1.44	14d	1	1.29mi
4411 Andorno Dr Katy, TX	4.0	2.0	2094	$2,221	$1.06	26d	1	1.31mi
22841 Terrazzo Dr Katy, TX	3.0	2.5	1464	$2,249	$1.54	7d	1	1.31mi
22851 Terazzo Dr Katy, TX	3.0–4.0	2.5–3.0	1740	$3,304	$1.90	0d	1	1.32mi
3031 Bugatti Dr Katy, TX	3.0	2.5	2100	$1,700	$0.81	26d	1	1.35mi
22843 Castello Lakes Dr Katy, TX	4.0	2.0	2036	$2,148	$1.06	24d	1	1.36mi
22824 Frassino Pl Katy, TX	4.0	2.5	2017	$2,629	$1.30	3d	1	1.36mi
22808 Terrazzo Dr Katy, TX	4.0	2.5	2004	$2,499	$1.25	1d	1	1.37mi
24907 Bastiani Canvas Ln Katy, TX	4.0	2.5	2018	$2,200	$1.09	45d	1	1.39mi
22743 Terrazzo Dr Katy, TX	3.0	3.0	1200	$2,309	$1.92	45d	1	1.40mi
22737 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,649	$1.41	45d	1	1.42mi
22738 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,539	$1.36	21d	1	1.44mi
24720 Morton Ranch Rd Katy, TX	1.0–3.0	1.0–2.0	1074	$2,394	$2.23	1d	51	1.45mi
22719 Terrazzo Dr Katy, TX	4.0	2.5	2004	$2,559	$1.28	19d	1	1.45mi
22713 Terrazzo Dr Katy, TX	3.0	2.5	1667	$2,419	$1.45	14d	1	1.45mi
22722 Terrazzo Dr Katy, TX	4.0	2.5	2017	$2,559	$1.27	18d	1	1.46mi
22717 Terrazzo Dr Katy, TX	4.0	2.5	2017	$2,629	$1.30	7d	1	1.46mi
22728 Terrazzo Dr Katy, TX	3.0	2.5	1667	$2,369	$1.42	26d	1	1.47mi
22720 Terrazzo Dr Katy, TX	4.0	2.5	2004	$2,559	$1.28	19d	1	1.47mi
22718 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,439	$1.30	7d	1	1.47mi
22716 Terrazzo Dr Katy, TX	4.0	3.0	1865	$2,439	$1.31	7d	1	1.47mi
22712 Terrazzo Dr Katy, TX	3.0	2.5	1464	$2,179	$1.49	26d	1	1.48mi
22629 Terrazzo Dr Katy, TX	3.0	2.5	1464	$2,239	$1.53	7d	1	1.49mi
22627 Terrazzo Dr Katy, TX	3.0	2.5	1464	$2,239	$1.53	7d	1	1.49mi
22626 Terrazzo Dr Katy, TX	4.0	2.5	2004	$2,699	$1.35	45d	1	1.50mi
22624 Terrazzo Dr Katy, TX	4.0	3.0	1865	$2,569	$1.38	45d	1	1.50mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 17 events

1. 2026-06-21
   days on market $289,999 Active 53 DOM
2. 2026-06-18
   days on market $289,999 Active 50 DOM
3. 2026-06-17
   days on market $289,999 Active 49 DOM
4. 2026-06-16
   days on market $289,999 Active 48 DOM
5. 2026-06-15
   days on market $289,999 Active 47 DOM
6. 2026-06-13
   days on market $289,999 Active 45 DOM
7. 2026-06-09
   days on market $289,999 Active 41 DOM
8. 2026-06-08
   pricedays on market $289,999 Active 40 DOM
9. 2026-06-07
   days on market $299,999 Active 39 DOM
10. 2026-06-04
    days on market $299,999 Active 36 DOM
11. 2026-06-03
    days on market $299,999 Active 35 DOM
12. 2026-06-02
    days on market $299,999 Active 34 DOM
13. 2026-06-01
    days on market $299,999 Active 33 DOM
14. 2026-05-31
    days on market $299,999 Active 32 DOM
15. 2026-05-15
    price $299,999 802-char remark
16. 2026-04-29
    listed $310,000 Active 802-char remark
17. 2026-04-21
    historical $310,000 802-char remark

ⓘ 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: $8,948 · $746/mo
• Projected year-2 tax: $8,948 · $746/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 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: $31,426
• − Mortgage interest: −$16,244
• − Property taxes: −$8,948
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,514
• − Management: −$2,514
• − HOA: −$780
• − Depreciation: −$8,436
• Taxable loss: −$9,461
• Est. tax savings @ 24.0%: +$2,271
• After-tax cash flow: $-2,330/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 · 1 photo

Good 80/100 None rehab

This move-in ready home, built in 2020, offers a good condition with no visible repairs needed. It's ideal for both everyday living and entertaining, with a good resale and rental value potential.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting exterior — Improves curb appeal and adds value
• Both Landscaping and curb appeal — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Improves curb appeal and adds value ↑
• Both Landscaping and curb appeal — Enhances curb appeal and adds 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: 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 — 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: 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

-99.3% since first listed

6 events — show timeline

• 2026-06-18 Rental Removed $2,150 HARMLS
• 2026-06-11 Listed for Rent $2,150 HARMLS
• 2026-06-08 Price Changed $289,999 HARMLS
• 2026-05-15 Price Changed $299,999 HARMLS
• 2026-04-29 Listed $310,000 HARMLS
• 2026-04-21 Coming Soon $310,000 HARMLS

Property tax history

+1.3%/yr

Latest (2025): $8,948 · +5.2% YoY. Source: county tax records.