7334 Enchanted Creek Dr · Houston, TX 77433

$219,995

3 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 2 Days on market

Built 2006 4,830 sqft lot Est $210k · at est. $40/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 +10.2/30.0
• ARV discount +5.3/15.0
• Schools +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully updated single story retreat where modern style meets everyday comfort. From the charming brick exterior and mature shade trees to the bright, refreshed interior, this home is truly move in ready. Inside, you’ll find luxury vinyl plank flooring, crisp white cabinetry, sleek black hardware, updated lighting, and spa inspired bathrooms that create a clean, elevated feel throughout. The open concept layout offers effortless flow between the kitchen, dining, and living spaces, perfect for entertaining or relaxing at home. The spacious primary suite features a large walk-in closet and an upgraded ensuite bath with dual vanities. Secondary bedrooms offer fle

Key facts

• Brick exterior
• Black hardware
• Mature shade trees

Tags

• BRICK EXTERIOR
• MATURE SHADE TREES
• LUXURY VINYL PLANK FLOORING
• WHITE CABINETRY
• BLACK HARDWARE
• UPDATED LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (11.0% below list).
• Recommended offer: $196k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Duryea El (math 23% / reading 31%, grade F, #2,791 of 4,322 statewide, top 68%, 827 students, 83% FRL); Hopper Middle (math 24% / reading 34%, grade F, #1,103 of 1,662 statewide, top 67%, 930 students, 80% FRL); Cypress-Fairbanks J J A E P (12 students, 0% FRL).
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-20 pts) — the specific schools serving this property underperform the Cypress-Fairbanks ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.3%/yr); 2065 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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).
• This rent is only 16% of the median local income ($144k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $195,801 (11.0% 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. 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 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $209,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7303 Rising Brook Dr	0.11mi	3/2.0	1,157 (+4%)	0mo	$205,000	$177	88
7335 River Pines Dr	0.31mi	3/2.0	1,108 (-1%)	13mo	$215,000	$194	74
19942 Mountain Dale Dr	0.38mi	3/2.0	1,162 (+4%)	10mo	$229,000	$197	67
19910 Westcliffe Ct	0.38mi	2/1.5 (-1)	1,068 (-4%)	5mo	$185,000	$173	64
7443 River Pines Dr	0.36mi	3/2.0	1,189 (+6%)	14mo	$219,999	$185	60
19906 Willowbrook Dr	0.38mi	3/2.0	1,195 (+7%)	14mo	$229,900	$192	59
19927 Mountain Dale Dr	0.44mi	3/2.0	1,282 (+15%)	1mo	$199,000	$155	54
6910 Wilrose Haven Dr	0.59mi	3/2.0	1,196 (+7%)	13mo	$235,000	$196	50
19911 Brockland Ln	0.60mi	3/2.0	1,204 (+8%)	13mo	$225,999	$188	48
7114 Pheasant Grove Dr	0.71mi	3/2.0	1,230 (+10%)	3mo	$227,000	$185	47
19906 Stoney Haven Dr	0.37mi	2/1.0 (-1)	1,015 (-9%)	14mo	$184,500	$182	47
7156 Village Lake Dr	0.43mi	2/1.0 (-1)	996 (-11%)	13mo	$189,900	$191	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: -24.0%
• Equity multiple: 0.20×
• Total profit: $-49,176
• Equity at exit: $32,802

10-year hold

• IRR: -32.6%
• Equity multiple: -0.21×
• Total profit: $-74,688
• Equity at exit: $19,021

Cash invested: $61,599 (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 77433

• Home prices YoY: -28.5%
• Rents YoY: -1.3%
• Active inventory: 2065
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$386 /mo · $4,628/yr
• Insurance: −$92
• HOA: −$40
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-124

Break-even live

Break-even rent $2,115

Max offer price $198,052

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-62	+0% $-124	+5% $-186	+10% $-249
Rent	-10% $-279	-5% $-202	+0% $-124	+5% $-47	+10% $30
Rate	-1.0pp $-13	-0.5pp $-68	base $-124	+0.5pp $-181	+1.0pp $-239

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: $54,999
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19917 Stoney Haven Dr Cypress, TX	2.0	1.5	1060	$1,579	$1.49	45d	1	0.38mi
20978 Farm to Market Road 529 Cypress, TX	2.0	2.0	1025	$1,725	$1.68	45d	1	0.41mi
20978 Farm to Market Road 529 Unit SWFS2 Cypress, TX	2.0	2.0	1025	$1,725	$1.68	4d	1	0.41mi
19943 Crested Hill Ln Cypress, TX	3.0	2.0	1204	$1,621	$1.35	9d	1	0.50mi
19903 Mountain Dale Dr Cypress, TX	3.0	2.0	1356	$1,896	$1.40	1d	1	0.57mi
6810 N Fry Rd Katy, TX	1.0–3.0	1.0–3.0	1151	$2,683	$2.33	1d	58	0.62mi
20634 Longenbaugh Rd Cypress, TX	2.0	2.0	1018	$1,775	$1.74	26d	1	0.71mi
20634 Longenbaugh Rd Cypress, TX	2.0	2.0	1018	$1,775	$1.74	45d	1	0.71mi
19715 Swan Valley Dr Cypress, TX	3.0	2.0	1380	$1,886	$1.37	45d	1	0.75mi
20211 Longenbaugh Rd Cypress, TX	1.0–3.0	1.0–2.0	1065	$2,500	$2.35	0d	25	0.77mi
19939 Longenbaugh Rd Cypress, TX	1.0–2.0	1.0–2.0	933	$2,105	$2.26	3d	15	0.81mi
21054 Montego Breeze Ln Cypress, TX	3.0–5.0	2.0–3.5	1935	$2,199	$1.14	14d	21	0.81mi
20507 Barker Bend Ct Katy, TX	3.0	2.0	1488	$1,825	$1.23	45d	1	0.82mi
20217 Longenbaugh Rd Cypress, TX	2.0	2.0	1112	$1,565	$1.41	45d	1	0.84mi
21035 Carmel Valley Dr Katy, TX	3.0	2.0	1431	$1,791	$1.25	26d	1	0.93mi
6619 Rusty Ridge Ln Katy, TX	3.0	2.5	1450	$1,895	$1.31	5d	1	0.94mi
19434 Glenway Falls Dr Katy, TX	3.0	2.0	1326	$1,800	$1.36	45d	1	0.95mi
8357 Fry Rd Cypress, TX	2.0	2.0	1018	$1,775	$1.74	1d	1	1.18mi
8357 Fry Rd Unit FCC Cypress, TX	2.0	2.0	1018	$1,775	$1.74	13d	1	1.18mi
6502 Wellington Meadows Dr Katy, TX	3.0	2.0	1416	$1,500	$1.06	14d	1	1.22mi
20967 Young Meadows Way Katy, TX	3.0	2.0	1256	$1,795	$1.43	9d	1	1.40mi
21447 FM 529 Rd Cypress, TX	1.0–3.0	1.0–2.0	996	$2,205	$2.21	1d	28	1.41mi
18723 Lippizaner Dr Cypress, TX	3.0	2.0	1274	$1,750	$1.37	9d	1	1.48mi
18723 Lippizaner Dr Cypress, TX	3.0	2.0	1274	$1,750	$1.37	12d	1	1.48mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 2 events

1. 2026-06-21
   remarks 693-char remark
2. 2026-06-21
   listed $219,995 Coming Soon 2 DOM

ⓘ 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: $4,628 · $386/mo
• Projected year-2 tax: $4,628 · $386/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 ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,496
• − Mortgage interest: −$12,323
• − Property taxes: −$4,628
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − HOA: −$480
• − Depreciation: −$6,400
• Taxable loss: −$5,195
• Est. tax savings @ 24.0%: +$1,247
• After-tax cash flow: $-244/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 116,550
• Household income: $143,934
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 1700.0

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 39% Hispanic / Latino 27% Black 17% Two or more races 14% Asian 13%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 2% Romanian 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 66% English-only · Spanish 19% Other Indo-European 4% Vietnamese 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: ▼ -87.83%
• Current HPI: 220.2136
• Rent YoY: ▼ -1.27%
• 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

+221.2% since first listed

8 events — show timeline

• 2026-06-19 Coming Soon $219,995 HARMLS
• 2026-04-17 Sold (Public Records) — Public Records
• 2012-08-21 Sold (Public Records) — Public Records
• 2012-08-20 Sold (MLS) — HARMLS
• 2012-07-20 Sold (Public Records) — Public Records
• 2012-07-19 Listing Removed — HARMLS
• 2012-07-06 Listed $68,500 HARMLS
• 2012-06-19 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,628 · +9.1% YoY. Source: county tax records.