24902 Signorelli Way · Katy, TX 77493

$283,900

4 bd · 2.5 ba · 1,760 sqft · SingleFamily public records · 65 Days on market

Built 2021 Good condition 5,174 sqft lot $161/sqft · 16% below area Est $340k · 16% under $75/mo HOA · 3% of rent

---

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 +14.9/15.0
• Cash flow +7.2/30.0
• Schools +5.7/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.3/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful area. Recent construction home. Ready to move in!! Area has community center and pool, such a bonus. Includes washer, dryer and fridge.

Key facts

• 5,174 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $284k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-387 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (10.9% below list).
• Recommended offer: $216k (24.1% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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.
• Zoned schools: Robert King El (math 41% / reading 44%, grade F, #1,313 of 4,322 statewide, top 31%, 981 students, 68% FRL); Katy J H (math 52% / reading 51%, grade C, #318 of 1,662 statewide, top 20%, 1,094 students, 53% 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 53% FRL vs 27% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 2729 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 65 days — a 6% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 3.0% of price.
• Climate carrying-cost: major 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 $215,517 (24.1% 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 65 days. Have you received any prior offers? Is the seller open to a 24% 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 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?
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: 0.89% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.84%
• DSCR: 0.74
• GRM: 9.3

CMA / ARV

• ARV (median comp): $339,951
• List price: $283,900
• Delta: -16.49%
• 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
24710 Puccini Pl	0.28mi	4/2.5	1,994 (+13%)	5mo	$335,000	$168	61
24634 Lakecrest Creek Dr	0.61mi	3/2.0 (-1)	1,728 (-2%)	3mo	$285,000	$165	58
24823 Goldoni Dr	0.47mi	3/2.5 (-1)	1,910 (+8%)	1mo	$279,000	$146	58
3742 Giorgio Pastel Pl	0.43mi	4/2.5	1,955 (+11%)	4mo	$285,000	$146	58
3261 Rachel Ln	0.48mi	3/2.0 (-1)	1,648 (-6%)	3mo	$265,000	$161	58
24558 Carlo Hue Trl	0.51mi	4/2.5	1,955 (+11%)	1mo	$280,000	$143	57
24559 Lorenzo Glaze Trl	0.54mi	3/2.5 (-1)	1,865 (+6%)	5mo	$255,000	$137	56
3814 Hermitage Dr	0.50mi	3/2.0 (-1)	1,616 (-8%)	2mo	$376,000	$233	54
3903 Giorgio Pastel Pl	0.46mi	3/2.5 (-1)	1,920 (+9%)	5mo	$272,500	$142	54
3815 Stefano Palette Ct	0.47mi	4/2.5	1,955 (+11%)	7mo	$289,900	$148	54
25319 Noltland Ln	0.42mi	3/2.0 (-1)	1,928 (+10%)	6mo	$390,880	$203	52
24418 Lakecrest Bend Dr	0.74mi	3/2.0 (-1)	1,953 (+11%)	3mo	$305,000	$156	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: -30.5%
• Equity multiple: 0.02×
• Total profit: $-77,776
• Equity at exit: $42,330

10-year hold

• IRR: -59.3%
• Equity multiple: -0.60×
• Total profit: $-126,920
• Equity at exit: $24,546

Cash invested: $79,492 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,531 high
• Mortgage (P&I): −$1,489
• Tax from tax record: −$704 /mo · $8,451/yr
• Insurance: −$118
• HOA: −$75
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-387

Break-even live

Break-even rent $3,021

Max offer price $215,517

Occupancy floor —

Sensitivity live

Price	-10% $-226	-5% $-307	+0% $-387	+5% $-467	+10% $-548
Rent	-10% $-587	-5% $-487	+0% $-387	+5% $-287	+10% $-187
Rate	-1.0pp $-244	-0.5pp $-315	base $-387	+0.5pp $-461	+1.0pp $-536

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: $70,975
• Closing costs: $8,517
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24907 Bastiani Canvas Ln Katy, TX	4.0	2.5	2018	$2,200	$1.09	45d	1	0.23mi
3030 Galileo Way Katy, TX	2.0–3.0	2.5	1285	$2,375	$1.85	12d	10	0.31mi
24720 Morton Ranch Rd Katy, TX	1.0–3.0	1.0–2.0	1074	$2,394	$2.23	0d	51	0.41mi
24530 Lorenzo Glaze Trl Katy, TX	4.0	2.5	2494	$2,081	$0.83	0d	1	0.57mi
3031 Bugatti Dr Katy, TX	3.0	2.5	2100	$1,700	$0.81	26d	1	0.99mi
4019 Ventana Ridge Dr Katy, TX	3.0–4.0	2.0–2.5	1622	$2,497	$1.54	0d	5	1.13mi
2150 Katy Fort Bend Rd Unit 2183 Katy, TX	3.0	2.0	1272	$1,821	$1.43	45d	1	1.39mi
2150 Katy Fort Bend Rd Unit 3174 Katy, TX	3.0	2.0	1272	$1,848	$1.45	0d	1	1.39mi
24246 Palomino Sage Trl Katy, TX	3.0	2.0	1860	$2,305	$1.24	46d	1	1.43mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-21
   days on market $283,900 Active 65 DOM
2. 2026-06-18
   days on market $283,900 Active 62 DOM
3. 2026-06-17
   days on market $283,900 Active 61 DOM
4. 2026-06-16
   days on market $283,900 Active 60 DOM
5. 2026-06-15
   days on market $283,900 Active 59 DOM
6. 2026-06-13
   pricedays on market $283,900 Active 57 DOM
7. 2026-06-09
   days on market $284,500 Active 53 DOM
8. 2026-06-08
   days on market $284,500 Active 52 DOM
9. 2026-06-07
   days on market $284,500 Active 51 DOM
10. 2026-06-04
    days on market $284,500 Active 48 DOM
11. 2026-06-03
    days on market $284,500 Active 47 DOM
12. 2026-06-02
    days on market $284,500 Active 46 DOM
13. 2026-06-01
    days on market $284,500 Active 45 DOM
14. 2026-05-31
    days on market $284,500 Active 44 DOM
15. 2026-05-18
    price $284,500 145-char remark

    Show marketing remark (145 chars)

    Wonderful area. Recent construction home. Ready to move in!! Area has community center and pool, such a bonus. Includes washer, dryer and fridge.

16. 2026-04-17
    listed $286,500 Active 145-char remark

    Show marketing remark (145 chars)

    Wonderful area. Recent construction home. Ready to move in!! Area has community center and pool, such a bonus. Includes washer, dryer and fridge.

17. 2024-03-03
    historical $1,800
18. 2024-02-17
    price $1,800
19. 2024-02-15
    price $2,075
20. 2024-02-13
    price $2,100
21. 2024-02-09
    price $2,150
22. 2024-02-05
    price $2,200
23. 2024-02-03
    price $2,225
24. 2024-01-24
    price $2,275
25. 2024-01-16
    listed $2,375
26. 2021-05-03
    soldstatus

ⓘ 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: $8,451 · $704/mo
• Projected year-2 tax: $8,451 · $704/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 6/10 Major FEMA zone X (unshaded) · 68% 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: $30,368
• − Mortgage interest: −$15,903
• − Property taxes: −$8,451
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − HOA: −$900
• − Depreciation: −$8,259
• Taxable loss: −$9,423
• Est. tax savings @ 24.0%: +$2,262
• After-tax cash flow: $-2,384/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 recently constructed home is move-in ready with good condition and minimal maintenance required. It offers a great value with potential for further updates to enhance its resale and rental appeal.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace countertops with quartz or granite — High-end countertops add value and appeal to potential buyers
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, attracting buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or granite — High-end countertops add value and appeal to potential buyers ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, attracting buyers and renters ↑

ⓘ 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

+11878.9% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $284,500 HARMLS
• 2026-04-17 Listed $286,500 HARMLS
• 2024-03-03 Rental Removed $1,800 HARMLS
• 2024-02-17 Price Changed $1,800 HARMLS
• 2024-02-15 Price Changed $2,075 HARMLS
• 2024-02-13 Price Changed $2,100 HARMLS
• 2024-02-09 Price Changed $2,150 HARMLS
• 2024-02-05 Price Changed $2,200 HARMLS
• 2024-02-03 Price Changed $2,225 HARMLS
• 2024-01-24 Price Changed $2,275 HARMLS
• 2024-01-16 Listed for Rent $2,375 HARMLS
• 2021-05-03 Sold (Public Records) — Public Records

Property tax history

+63.3%/yr

Latest (2025): $8,451 · -3.5% YoY. Source: county tax records.