25703 Bottlebrush Sedge St · Houston, TX 77493

$275,000

3 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 43 Days on market

Built 2019 Good condition 4,904 sqft lot $178/sqft · at area comps Est $276k · at est. $52/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).

• Cash flow +9.5/30.0
• ARV discount +7.7/15.0
• Schools +5.7/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Bottlebrush Sedge a beautiful 1-story home with 3 bedrooms, 2 full bath and a private study. As soon as you walk in, you will notice the high ceilings, sun filled living room and the large kitchen and breakfast bar. The kitchen is outfitted with stainless steel appliances, an island, upgraded countertops, raised bartop and plenty of cabinet storage. The open concept makes for perfect entertaining and functional living. You can relax in the comfort of your owner's suite and owner's bath that features double vanity sinks, walk-in shower and soaking tub. Love the outdoors on your patio, enjoy playing in the fully fenced backyard. Come visit us and fall in love with your dream home.

Key facts

• 4,904 sq ft lot
• 2 garage spots
• Built 2019

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Signature Association with an annual fee of $620; Curbs in the community

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2019; Slab foundation; Composition roof
• Construction: Brick and cement siding construction
• Exterior features: Deck; Patio; Porch; Fully fenced backyard; Private yard; Subdivision setting; Concrete road access

Interior

• Kitchen: Dishwasher; Electric oven; Free-standing range; Gas cooktop; Disposal; Microwave; Refrigerator
• Bedrooms: 4 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Engineered hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Breakfast bar; Double vanity; High ceilings; Kitchen island; Kitchen/family room combo; Pantry; Soaking tub; Separate shower; Tub/shower; Window treatments; Kitchen/dining combo
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (6.4% below list).
• Recommended offer: $241k (12.3% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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.
• 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); 2696 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $8k 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 43 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $241,057 (12.3% 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 43 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.94% ✗
• Cap rate: 5.45%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 8.9

CMA / ARV

• ARV (median comp): $276,027
• List price: $275,000
• Delta: -0.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25734 Bottlebrush Sedge St	0.07mi	3/2.0	1,565 (+1%)	3mo	$280,000	$179	93
5722 Savanna Pasture Rd	0.18mi	3/2.0	1,560 (+1%)	1mo	$260,000	$167	90
5738 Savanna Pasture Rd	0.21mi	3/2.0	1,540 (-0%)	3mo	$259,990	$169	87
5603 Savanna Pasture Rd	0.11mi	4/2.0 (+1)	1,558 (+1%)	4mo	$269,786	$173	85
25519 Pitchfork Ranch Pl	0.42mi	4/2.0 (+1)	1,569 (+1%)	1mo	$265,000	$169	72
25554 Pitchfork Ranch Pl	0.43mi	4/2.0 (+1)	1,569 (+1%)	2mo	$260,000	$166	71
25535 Pitchfork Ranch Pl	0.41mi	3/2.0	1,480 (-4%)	4mo	$259,999	$176	70
5935 Waggoner Ranch Trl	0.42mi	3/2.0	1,496 (-3%)	7mo	$280,000	$187	69
25406 Katy Gate Ln	0.52mi	3/2.0	1,505 (-3%)	6mo	$275,000	$183	66
25919 Llano Knoll Ln	0.44mi	3/2.0	1,499 (-3%)	9mo	$269,900	$180	66
25514 Reign Wayman Ct	0.60mi	3/2.0	1,592 (+3%)	2mo	$280,000	$176	66
5023 Yellow Rays Trl	0.44mi	4/2.0 (+1)	1,710 (+10%)	9mo	$299,900	$175	50

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: -25.3%
• Equity multiple: 0.17×
• Total profit: $-64,103
• Equity at exit: $41,003

10-year hold

• IRR: -38.1%
• Equity multiple: -0.30×
• Total profit: $-99,753
• Equity at exit: $23,777

Cash invested: $77,000 (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: 2696
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,573 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$616 /mo · $7,395/yr
• Insurance: −$115
• HOA: −$52
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-192

Break-even live

Break-even rent $2,816

Max offer price $241,057

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6758 Sunset Velvet Dr Katy, TX	3.0	2.0	1580	$2,350	$1.49	43d	1	1.36mi
27064 Beach Ball Dr Katy, TX	3.0–4.0	2.5–3.5	1705	$2,406	$1.41	1d	25	1.50mi

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 14 events

1. 2026-06-18
   days on market $275,000 Active 43 DOM
2. 2026-06-17
   days on market $275,000 Active 42 DOM
3. 2026-06-16
   days on market $275,000 Active 41 DOM
4. 2026-06-15
   days on market $275,000 Active 40 DOM
5. 2026-06-13
   days on market $275,000 Active 38 DOM
6. 2026-06-09
   days on market $275,000 Active 34 DOM
7. 2026-06-08
   days on market $275,000 Active 33 DOM
8. 2026-06-07
   days on market $275,000 Active 32 DOM
9. 2026-06-04
   days on market $275,000 Active 29 DOM
10. 2026-06-03
    days on market $275,000 Active 28 DOM
11. 2026-06-02
    days on market $275,000 Active 27 DOM
12. 2026-06-01
    days on market $275,000 Active 26 DOM
13. 2026-05-31
    days on market $275,000 Active 25 DOM
14. 2026-05-06
    listed $275,000 Active 740-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: $7,395 · $616/mo
• Projected year-2 tax: $7,395 · $616/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 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 3/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,879
• − Mortgage interest: −$15,404
• − Property taxes: −$7,395
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − HOA: −$624
• − Depreciation: −$8,000
• Taxable loss: −$6,861
• Est. tax savings @ 24.0%: +$1,647
• After-tax cash flow: $-659/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 is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, exterior, flooring, and interior walls/paint. The home is move-in ready with minimal repairs and maintenance needed. The highest-ROI updates that would raise its value are painting the exterior brick and landscaping improvements.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental 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: 3,226,434
• 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

1 event — show timeline

• 2026-05-06 Listed $275,000 HARMLS

Property tax history

+2.0%/yr

Latest (2025): $7,395 · -0.0% YoY. Source: county tax records.