19215 Cypress Canyon Dr · Houston, TX 77449

$202,000

3 bd · 1.5 ba · 899 sqft · SingleFamily public records · 23 Days on market

Built 1981 4,948 sqft lot Est $185k · 9% over $29/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 +11.7/30.0
• Appreciation +4.4/10.0
• Schools +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• ARV discount +3.4/15.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

LOOK NO FURTHER! This beautifully updated home in the established neighborhood of Cypress Meadow awaits its new owner, new roof, new AC, granite counter tops and more! This one-story home features spacious living room with a fireplace to take the chill of cool mornings or evenings. Great location for schools and shopping. Neighborhood amenities include park, pool, green space and walking trails. See it today, you'll love it!

Key facts

• Cozy fireplace
• Granite countertops
• Walking trails

Tags

• GRANITE COUNTERTOPS
• COZY FIREPLACE
• NEIGHBORHOOD AMENITIES
• WALKING TRAILS

Property features AI

Finance

• HOA & community: Community managed by Crest Management; Annual association fee of $350

Exterior

• Parking: Attached garage, 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (entry level: First); Built in 1981
• Construction: Brick and cement siding exterior; Composition roof; Slab foundation
• Exterior features: Deck; Patio; Fenced backyard; Private yard; Located in a subdivision

Interior

• Kitchen: Microwave
• Bedrooms: Primary bedroom (First level) — 12x12; Bedroom (First level) — 10x12; Bedroom (First level) — 10x9
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (gas)
• Interior features: Breakfast bar; Primary bedroom with private bath; Combined living/dining area; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $202k.

Deal economics

• At list price, monthly cash flow is $-59 ($-703/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (7.9% below list).
• Recommended offer: $186k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Robinson El (math 28% / reading 36%, grade F, #2,268 of 4,322 statewide, top 55%, 1,283 students, 82% FRL); Thornton Middle (math 28% / reading 41%, grade F, #858 of 1,662 statewide, top 54%, 1,397 students, 80% FRL); Cypress-Fairbanks J J A E P (12 students, 0% FRL).
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-15 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 (-2.9%/yr); 763 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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 23 days — a 2% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask is 11443% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $55k; list at $202k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,944 (7.9% 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: 0.92% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $185,194
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19451 Cypress Cliff Dr	0.40mi	2/1.0 (-1)	820 (-9%)	2mo	$169,000	$206	58
19418 Cypress Cliff Dr	0.33mi	2/1.0 (-1)	820 (-9%)	6mo	$175,000	$213	58
19470 Cypress Canyon Dr	0.37mi	2/1.0 (-1)	968 (+8%)	14mo	$160,000	$165	51
19442 Cypress Arbor Dr	0.42mi	2/1.0 (-1)	968 (+8%)	13mo	$167,000	$173	50
19463 Cypress Canyon Dr	0.35mi	3/2.0	1,028 (+14%)	12mo	$175,000	$170	48
4430 Hawk Meadow Dr	0.54mi	2/1.0 (-1)	886 (-1%)	22mo	$219,000	$247	47
19463 Cypress River Dr	0.39mi	2/1.0 (-1)	820 (-9%)	17mo	$180,000	$220	46
4434 Hawk Meadow Dr	0.54mi	3/1.5	1,025 (+14%)	7mo	$210,000	$205	46
19411 Cypress Bay Ct	0.34mi	2/1.0 (-1)	820 (-9%)	23mo	$189,000	$230	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.27% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.53×
• Total profit: $-26,739
• Equity at exit: $46,147

10-year hold

• IRR: -7.8%
• Equity multiple: 0.39×
• Total profit: $-34,754
• Equity at exit: $46,266

Cash invested: $56,560 (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 77449

• Home prices YoY: -0.5%
• Rents YoY: -2.9%
• Active inventory: 763
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$1,059
• Tax from tax record: −$355 /mo · $4,261/yr
• Insurance: −$84
• HOA: −$29
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-59

Break-even live

Break-even rent $1,934

Max offer price $191,647

Occupancy floor 98%

Sensitivity live

Price	-10% $56	-5% $-1	+0% $-59	+5% $-116	+10% $-173
Rent	-10% $-206	-5% $-132	+0% $-59	+5% $15	+10% $88
Rate	-1.0pp $43	-0.5pp $-7	base $-59	+0.5pp $-111	+1.0pp $-164

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: $50,500
• Closing costs: $6,060
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19087 Windy Stone Dr Unit EKH2 Katy, TX	2.0	2.0	827	$1,472	$1.78	13d	1	0.53mi
19770 Clay Rd Katy, TX	1.0–2.0	1.0–2.0	1002	$1,818	$1.81	1d	14	0.84mi
4315 N Fry Rd Katy, TX	1.0–3.0	1.0–2.5	1091	$2,419	$2.22	0d	368	0.89mi
19818 Kieth Harrow Blvd Katy, TX	2.0	2.0	945	$1,365	$1.44	45d	1	0.92mi
20235 Kieth Harrow Blvd Katy, TX	1.0–2.0	1.0–2.0	776	$1,250	$1.61	1d	9	1.11mi
20235 Kieth Harrow Blvd Katy, TX	1.0–2.0	1.0–2.0	776	$1,472	$1.90	45d	11	1.21mi
5751 Greenhouse Rd Katy, TX	1.0–2.0	1.0–2.0	963	$1,747	$1.81	0d	57	1.33mi
3740 Barker Cypress Rd Houston, TX	1.0–2.0	1.0–2.0	933	$2,070	$2.22	1d	249	1.40mi
5906 Grand Colony Dr Katy, TX	2.0–3.0	2.0	1143	$1,720	$1.50	1d	10	1.49mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: pool

Listing history 39 events

1. 2026-06-16
   days on market $202,000 Pending 23 DOM
2. 2026-06-15
   days on market $202,000 Pending 22 DOM
3. 2026-06-13
   days on market $202,000 Pending 20 DOM
4. 2026-06-13
   statusdays on market $202,000 Pending 19 DOM
5. 2026-06-09
   days on market $202,000 Active 16 DOM
6. 2026-06-08
   days on market $202,000 Active 15 DOM
7. 2026-06-07
   days on market $202,000 Active 14 DOM
8. 2026-06-04
   days on market $202,000 Active 11 DOM
9. 2026-06-03
   days on market $202,000 Active 10 DOM
10. 2026-06-02
    days on market $202,000 Active 9 DOM
11. 2026-06-01
    days on market $202,000 Active 8 DOM
12. 2026-05-31
    days on market $202,000 Active 7 DOM
13. 2026-05-22
    historical $1,750
14. 2026-05-21
    status Active
15. 2026-04-27
    status Pending
16. 2026-04-01
    listed $1,750
17. 2026-03-31
    price $205,000
18. 2026-03-15
    price $199,999
19. 2026-03-01
    price $200,000
20. 2026-02-19
    listed $210,000 Active
21. 2022-08-12
    soldstatus Sold 429-char remark

    Show marketing remark (429 chars)

    LOOK NO FURTHER! This beautifully updated home in the established neighborhood of Cypress Meadow awaits its new owner, new roof, new AC, granite counter tops and more! This one-story home features spacious living room with a fireplace to take the chill of cool mornings or evenings. Great location for schools and shopping. Neighborhood amenities include park, pool, green space and walking trails. See it today, you'll love it!

22. 2022-07-28
    status Pending 429-char remark

    Show marketing remark (429 chars)

    LOOK NO FURTHER! This beautifully updated home in the established neighborhood of Cypress Meadow awaits its new owner, new roof, new AC, granite counter tops and more! This one-story home features spacious living room with a fireplace to take the chill of cool mornings or evenings. Great location for schools and shopping. Neighborhood amenities include park, pool, green space and walking trails. See it today, you'll love it!

23. 2022-07-25
    status Option Pending 429-char remark

    Show marketing remark (429 chars)

    LOOK NO FURTHER! This beautifully updated home in the established neighborhood of Cypress Meadow awaits its new owner, new roof, new AC, granite counter tops and more! This one-story home features spacious living room with a fireplace to take the chill of cool mornings or evenings. Great location for schools and shopping. Neighborhood amenities include park, pool, green space and walking trails. See it today, you'll love it!

24. 2022-07-20
    listed $189,900 Active 429-char remark

    Show marketing remark (429 chars)

    LOOK NO FURTHER! This beautifully updated home in the established neighborhood of Cypress Meadow awaits its new owner, new roof, new AC, granite counter tops and more! This one-story home features spacious living room with a fireplace to take the chill of cool mornings or evenings. Great location for schools and shopping. Neighborhood amenities include park, pool, green space and walking trails. See it today, you'll love it!

25. 2022-07-01
    historical
26. 2022-06-28
    listed $159,900 Active
27. 2022-06-24
    historical
28. 2022-06-08
    listed $169,900 Active
29. 2022-06-03
    soldstatus
30. 2022-04-21
    price $1,520
31. 2022-04-19
    status Pending
32. 2022-04-18
    historical
33. 2022-04-13
    price $157,000
34. 2022-04-03
    listed $170,000 Active
35. 2007-06-26
    historical
36. 2006-10-31
    listed $78,000
37. 1995-10-24
    soldstatus
38. 1991-05-07
    soldstatus
39. 1991-05-01
    soldstatus $54,543

ⓘ 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: $4,261 · $355/mo
• Projected year-2 tax: $4,261 · $355/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 · 21 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: $22,313
• − Mortgage interest: −$11,315
• − Property taxes: −$4,261
• − Insurance: −$1,010
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − HOA: −$348
• − Depreciation: −$5,876
• Taxable loss: −$4,067
• Est. tax savings @ 24.0%: +$976
• After-tax cash flow: $273/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): 130,028
• Household income: $87,808
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 3088.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 22% Black 20% White 19% Asian 6%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1% Cuban 4%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 48% English-only · Spanish 40% Other Indo-European 3% Vietnamese 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: ▼ -1.27%
• Current HPI: 254.6622
• Rent YoY: ▼ -2.86%
• 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

-96.8% since first listed

27 events — show timeline

• 2026-05-22 Rental Removed $1,750 HARMLS
• 2026-05-21 Relisted — HARMLS
• 2026-04-27 Pending — HARMLS
• 2026-04-01 Listed for Rent $1,750 HARMLS
• 2026-03-31 Price Changed $205,000 HARMLS
• 2026-03-15 Price Changed $199,999 HARMLS
• 2026-03-01 Price Changed $200,000 HARMLS
• 2026-02-19 Listed $210,000 HARMLS
• 2022-08-12 Sold (MLS) — HARMLS
• 2022-07-28 Pending — HARMLS
• 2022-07-25 Pending — HARMLS
• 2022-07-20 Listed $189,900 HARMLS
• 2022-07-01 Listing Removed — HARMLS
• 2022-06-28 Listed $159,900 HARMLS
• 2022-06-24 Listing Removed — HARMLS
• 2022-06-08 Listed $169,900 HARMLS
• 2022-06-03 Sold (Public Records) — Public Records
• 2022-04-21 Price Changed $1,520 RENT.
• 2022-04-19 Pending — HARMLS
• 2022-04-18 Listing Removed — HARMLS
• 2022-04-13 Price Changed $157,000 HARMLS
• 2022-04-03 Listed $170,000 HARMLS
• 2007-06-26 Listing Removed — HARMLS
• 2006-10-31 Listed $78,000 HARMLS
• 1995-10-24 Sold (Public Records) — Public Records
• 1991-05-07 Sold (Public Records) — Public Records
• 1991-05-01 Sold (Public Records) $54,543 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,261 · +2.8% YoY. Source: county tax records.