22910 Sherioaks Ln · The Woodlands, TX 77389

$199,900

4 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 25 Days on market

Built 1983 4,199 sqft lot $138/sqft · at area comps Est $206k · at est. $15/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +16.9/30.0
• ARV discount +8.9/15.0
• 1% rule +6.1/10.0
• DSCR +5.3/10.0
• Livability +4.5/5.0
• Schools +4.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET!!! * * HUD HOMES ARE SOLD ''AS IS'' * * * * Square footage information is from the FHA Appraisal and is deemed reliable but not guaranteed. Nice 4 bedroom home in Spring and Klein ISD!! Living with fireplace, country kitchen with breakfast area, master down with french doors leading to patio area. The community is near shopping, recreational facilities and freeways. Needs a little TLC. Great starter home so don't miss out!!

Key facts

• 4,199 sq ft lot
• 2 garage spots
• Built 1983

Property features AI

Finance

• HOA & community: Association managed by Chaparral Mgmt; Annual association fee of $175

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-level entry noted (rooms on first and second floors present)
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1983
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen on first floor (approx. 10 x 16)
• Bedrooms: Primary bedroom on the first floor (approx. 11 x 13); Bedroom on second floor (approx. 11 x 11); Bedroom on second floor (approx. 10 x 11); Bedroom on second floor (approx. 9 x 9)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Central electric air conditioning
• Interior features: One fireplace; Tub shower

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 2.3% in The Woodlands — 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 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D-.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hildebrandt Int (math 35% / reading 42%, grade F, #704 of 1,662 statewide, top 43%, 1,046 students, 53% FRL); Klein Collins H S (math 40% / reading 55%, grade D, #583 of 1,632 statewide, top 36%, 3,422 students, 45% FRL).
• Market conditions: Rents rising (+1.9%/yr); 399 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $1k of loan paydown is wiped out by about $6k 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 25 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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.
• Current owner paid $62k; list at $200k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 7.5

CMA / ARV

• ARV (median comp): $206,324
• List price: $199,900
• Delta: -3.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22910 Sherioaks Ln	0.00mi	4/2.0	1,450 (0%)	0mo	$199,900	$138	100
22911 Sherioaks Ln	0.03mi	3/2.0 (-1)	1,556 (+7%)	1mo	$210,000	$135	81
4927 Fox Hollow Blvd	0.17mi	3/2.0 (-1)	1,403 (-3%)	5mo	$225,000	$160	77
23019 Rothwood Rd	0.26mi	3/2.0 (-1)	1,370 (-6%)	0mo	$239,000	$174	73
5015 Meadowfox Pl	0.12mi	3/2.0 (-1)	1,422 (-2%)	20mo	$219,990	$155	69
4911 Fox Hollow Blvd	0.20mi	3/2.0 (-1)	1,382 (-5%)	13mo	$190,000	$137	67
4907 Fox Hollow Blvd	0.21mi	3/2.0 (-1)	1,344 (-7%)	15mo	$240,000	$179	61
23015 Rothwood Rd	0.26mi	3/2.0 (-1)	1,326 (-9%)	19mo	$259,533	$196	53

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-26,088
• Equity at exit: $29,806

10-year hold

• IRR: -6.0%
• Equity multiple: 0.63×
• Total profit: $-20,491
• Equity at exit: $17,284

Cash invested: $55,972 (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 77389

• Rents YoY: 1.9%
• Active inventory: 399
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$474 /mo · $5,684/yr
• Insurance: −$83
• HOA: −$15
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $133

Break-even live

Break-even rent $2,051

Max offer price $199,900

Occupancy floor 89%

Sensitivity live

Price	-10% $246	-5% $190	+0% $133	+5% $76	+10% $20
Rent	-10% $-42	-5% $45	+0% $133	+5% $221	+10% $308
Rate	-1.0pp $234	-0.5pp $184	base $133	+0.5pp $81	+1.0pp $28

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4927 Fox Hollow Blvd Spring, TX	3.0	2.0	1403	$1,799	$1.28	21d	1	0.15mi
23223 Gosling Rd Spring, TX	1.0–3.0	1.0–2.0	952	$2,223	$2.34	0d	29	0.60mi
5730 Blue Harvest DR The Woodlands, TX	3.0–4.0	2.5	1660	$3,391	$2.04	0d	95	0.71mi
5701 Spring Stuebner Rd Spring, TX	3.0	2.0–2.5	1510	$2,099	$1.39	0d	6	1.16mi
5709 Spring Stuebner Rd Unit 5709 Spring, TX	3.0	2.5	1520	$2,094	$1.38	6d	1	1.16mi
22197 Northcrest Dr Spring, TX	3.0	2.0	1592	$2,260	$1.42	25d	1	1.45mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 23 events

1. 2026-05-18
   status Pending 930-char remark
2. 2026-04-29
   listed $199,900 Active 930-char remark
3. 2025-03-18
   historical $1,615
4. 2025-02-26
   price $1,615
5. 2025-02-15
   price $1,645
6. 2025-01-17
   listed $1,695
7. 2014-01-08
   soldstatus
8. 2013-10-30
   soldstatus Sold 450-char remark

   Show marketing remark (450 chars)

   BACK ON THE MARKET!!! * * HUD HOMES ARE SOLD ''AS IS'' * * * * Square footage information is from the FHA Appraisal and is deemed reliable but not guaranteed. Nice 4 bedroom home in Spring and Klein ISD!! Living with fireplace, country kitchen with breakfast area, master down with french doors leading to patio area. The community is near shopping, recreational facilities and freeways. Needs a little TLC. Great starter home so don't miss out!!

9. 2013-09-20
   status Pending 450-char remark

   Show marketing remark (450 chars)

   BACK ON THE MARKET!!! * * HUD HOMES ARE SOLD ''AS IS'' * * * * Square footage information is from the FHA Appraisal and is deemed reliable but not guaranteed. Nice 4 bedroom home in Spring and Klein ISD!! Living with fireplace, country kitchen with breakfast area, master down with french doors leading to patio area. The community is near shopping, recreational facilities and freeways. Needs a little TLC. Great starter home so don't miss out!!

10. 2013-09-19
    status Active 450-char remark

    Show marketing remark (450 chars)

    BACK ON THE MARKET!!! * * HUD HOMES ARE SOLD ''AS IS'' * * * * Square footage information is from the FHA Appraisal and is deemed reliable but not guaranteed. Nice 4 bedroom home in Spring and Klein ISD!! Living with fireplace, country kitchen with breakfast area, master down with french doors leading to patio area. The community is near shopping, recreational facilities and freeways. Needs a little TLC. Great starter home so don't miss out!!

11. 2013-09-10
    status Pending 450-char remark

    Show marketing remark (450 chars)

    BACK ON THE MARKET!!! * * HUD HOMES ARE SOLD ''AS IS'' * * * * Square footage information is from the FHA Appraisal and is deemed reliable but not guaranteed. Nice 4 bedroom home in Spring and Klein ISD!! Living with fireplace, country kitchen with breakfast area, master down with french doors leading to patio area. The community is near shopping, recreational facilities and freeways. Needs a little TLC. Great starter home so don't miss out!!

12. 2013-09-06
    status Active 450-char remark

    Show marketing remark (450 chars)

    BACK ON THE MARKET!!! * * HUD HOMES ARE SOLD ''AS IS'' * * * * Square footage information is from the FHA Appraisal and is deemed reliable but not guaranteed. Nice 4 bedroom home in Spring and Klein ISD!! Living with fireplace, country kitchen with breakfast area, master down with french doors leading to patio area. The community is near shopping, recreational facilities and freeways. Needs a little TLC. Great starter home so don't miss out!!

13. 2013-08-28
    status Pending 450-char remark

    Show marketing remark (450 chars)

    BACK ON THE MARKET!!! * * HUD HOMES ARE SOLD ''AS IS'' * * * * Square footage information is from the FHA Appraisal and is deemed reliable but not guaranteed. Nice 4 bedroom home in Spring and Klein ISD!! Living with fireplace, country kitchen with breakfast area, master down with french doors leading to patio area. The community is near shopping, recreational facilities and freeways. Needs a little TLC. Great starter home so don't miss out!!

14. 2013-08-22
    status Active 450-char remark

    Show marketing remark (450 chars)

    BACK ON THE MARKET!!! * * HUD HOMES ARE SOLD ''AS IS'' * * * * Square footage information is from the FHA Appraisal and is deemed reliable but not guaranteed. Nice 4 bedroom home in Spring and Klein ISD!! Living with fireplace, country kitchen with breakfast area, master down with french doors leading to patio area. The community is near shopping, recreational facilities and freeways. Needs a little TLC. Great starter home so don't miss out!!

15. 2013-08-02
    status Pending 450-char remark

    Show marketing remark (450 chars)

    BACK ON THE MARKET!!! * * HUD HOMES ARE SOLD ''AS IS'' * * * * Square footage information is from the FHA Appraisal and is deemed reliable but not guaranteed. Nice 4 bedroom home in Spring and Klein ISD!! Living with fireplace, country kitchen with breakfast area, master down with french doors leading to patio area. The community is near shopping, recreational facilities and freeways. Needs a little TLC. Great starter home so don't miss out!!

16. 2013-07-26
    status Active 450-char remark

    Show marketing remark (450 chars)

    BACK ON THE MARKET!!! * * HUD HOMES ARE SOLD ''AS IS'' * * * * Square footage information is from the FHA Appraisal and is deemed reliable but not guaranteed. Nice 4 bedroom home in Spring and Klein ISD!! Living with fireplace, country kitchen with breakfast area, master down with french doors leading to patio area. The community is near shopping, recreational facilities and freeways. Needs a little TLC. Great starter home so don't miss out!!

17. 2013-07-22
    status Pending 450-char remark

    Show marketing remark (450 chars)

    BACK ON THE MARKET!!! * * HUD HOMES ARE SOLD ''AS IS'' * * * * Square footage information is from the FHA Appraisal and is deemed reliable but not guaranteed. Nice 4 bedroom home in Spring and Klein ISD!! Living with fireplace, country kitchen with breakfast area, master down with french doors leading to patio area. The community is near shopping, recreational facilities and freeways. Needs a little TLC. Great starter home so don't miss out!!

18. 2013-07-10
    listed $70,000 Active 450-char remark

    Show marketing remark (450 chars)

    BACK ON THE MARKET!!! * * HUD HOMES ARE SOLD ''AS IS'' * * * * Square footage information is from the FHA Appraisal and is deemed reliable but not guaranteed. Nice 4 bedroom home in Spring and Klein ISD!! Living with fireplace, country kitchen with breakfast area, master down with french doors leading to patio area. The community is near shopping, recreational facilities and freeways. Needs a little TLC. Great starter home so don't miss out!!

19. 2008-09-11
    soldstatus
20. 2004-10-05
    soldstatus
21. 1998-11-30
    soldstatus
22. 1998-11-01
    soldstatus $61,900
23. 1998-09-17
    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: $5,684 · $474/mo
• Projected year-2 tax: $5,684 · $474/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 · 25 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: $26,631
• − Mortgage interest: −$11,198
• − Property taxes: −$5,684
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − HOA: −$180
• − Depreciation: −$5,815
• Taxable loss: −$1,506
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $1,957/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 of 826 in TX

Livability — The Woodlands

• Score: 91/100
• State rank: #1
• US rank: #47

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 106,505
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 45,701
• Household income: $140,683
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 1191.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 30% Two or more races 15% Black 7% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 22% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 21% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -159.54%
• Current HPI: 236.5688
• Rent YoY: ▲ 1.94%
• 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

+222.9% since first listed

26 events — show timeline

• 2026-06-09 Sold (Public Records) — Public Records
• 2026-06-09 Sold (MLS) — HARMLS
• 2026-05-25 Pending — HARMLS
• 2026-05-18 Pending — HARMLS
• 2026-04-29 Listed $199,900 HARMLS
• 2025-03-18 Rental Removed $1,615 HARMLS
• 2025-02-26 Price Changed $1,615 HARMLS
• 2025-02-15 Price Changed $1,645 HARMLS
• 2025-01-17 Listed for Rent $1,695 HARMLS
• 2014-01-08 Sold (Public Records) — Public Records
• 2013-10-30 Sold (MLS) — HARMLS
• 2013-09-20 Pending — HARMLS
• 2013-09-19 Relisted — HARMLS
• 2013-09-10 Pending — HARMLS
• 2013-09-06 Relisted — HARMLS
• 2013-08-28 Pending — HARMLS
• 2013-08-22 Relisted — HARMLS
• 2013-08-02 Pending — HARMLS
• 2013-07-26 Relisted — HARMLS
• 2013-07-22 Pending — HARMLS
• 2013-07-10 Listed $70,000 HARMLS
• 2008-09-11 Sold (Public Records) — Public Records
• 2004-10-05 Sold (Public Records) — Public Records
• 1998-11-30 Sold (Public Records) — Public Records
• 1998-11-01 Sold (Public Records) $61,900 Public Records
• 1998-09-17 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $5,684 · +4.4% YoY. Source: county tax records.