22819 Cabanna Rd · The Woodlands, TX 77389

$185,000

4 bd · 2.0 ba · 1,153 sqft · SingleFamily public records · 1 Days on market

Built 2004 4,917 sqft lot Est $195k · 5% under $33/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 +22.7/30.0
• ARV discount +9.8/15.0
• 1% rule +7.5/10.0
• DSCR +7.3/10.0
• 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

New carpet (dogs have never been allowed on) in bedrooms and the rest of home is tiled. 3 bedrooms but owner has changed garage into 4th bedroom. Also has a covered back porch. Sq footage is different from taxes due to garage conversion. Owners will convert back to garage upon request, prior to close. Sellers have been only owners of this well kept home. Great location. .. Close to TX-99, I-45, and the Exxon Mobil Campus. This home will be a great starter home or investment. it is a must see! NEVER FLOODED!

Key facts

• Lush new sod
• Tile floors
• Tranquil backyard

Tags

• FRESHLY REPAINTED INTERIOR
• BRAND NEW FLOORING
• TILE FLOORS
• FULLY CONVERTED GARAGE
• TRANQUIL BACKYARD
• LUSH NEW SOD

Property features AI

Finance

• Other: Municipal Utility District disclosure available
• HOA & community: Fox Hollow homeowners association; Annual HOA fee of $400

Exterior

• Parking: Driveway; Additional parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all primary living areas on the first floor); Fronting/facing direction not specified
• Construction: Brick construction; Composition roof; Slab foundation; Built in 2004
• Exterior features: Concrete road surface; Located in a subdivision

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Disposal; Refrigerator
• Bedrooms: Primary bedroom on the first floor (approx. 14 x 14); Bedroom on the first floor (approx. 14 x 11); Bedroom on the first floor (approx. 12 x 11); Bedroom on the first floor (approx. 11 x 9); Living room on the first floor (approx. 17 x 19); Total of 5 rooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Breakfast bar; Tub with shower; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.3% 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); 383 active listings in the ZIP; 4 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

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: 1.25% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $194,857
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22918 Cabanna Rd	0.07mi	3/2.0 (-1)	1,075 (-7%)	2mo	$199,000	$185	78
22935 Sherioaks Ln	0.10mi	3/2.0 (-1)	1,196 (+4%)	8mo	$196,000	$164	77
22830 Cabanna Rd	0.04mi	3/2.0 (-1)	1,075 (-7%)	13mo	$164,000	$153	71
5019 Meadowfox Pl	0.19mi	3/2.0 (-1)	1,102 (-4%)	10mo	$190,000	$172	70
5010 Meadowfox Pl	0.21mi	3/2.0 (-1)	1,216 (+6%)	9mo	$205,000	$169	69
5002 Deer Point Dr	0.25mi	3/2.0 (-1)	1,124 (-2%)	16mo	$179,900	$160	66
4910 Deer Point Dr	0.28mi	3/2.0 (-1)	1,127 (-2%)	17mo	$230,000	$204	64

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: -6.4%
• Equity multiple: 0.77×
• Total profit: $-12,068
• Equity at exit: $27,584

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $6,386
• Equity at exit: $15,995

Cash invested: $51,800 (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: 383
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,311 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$429 /mo · $5,148/yr
• Insurance: −$77
• HOA: −$33
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $317

Break-even live

Break-even rent $1,910

Max offer price $185,000

Occupancy floor 81%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.28mi
23223 Gosling Rd Spring, TX	1.0–3.0	1.0–2.0	952	$2,223	$2.34	4d	28	0.51mi
5730 Blue Harvest DR The Woodlands, TX	3.0–4.0	2.5	1660	$3,391	$2.04	5d	98	0.63mi
5701 Spring Stuebner Rd Spring, TX	3.0	2.0–2.5	1500	$2,099	$1.40	1d	6	1.04mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 35 events

1. 2026-06-18
   days on marketlisting id $185,000 Active 1 DOM
2. 2026-06-18
   days on market $185,000 Active 2 DOM
3. 2026-06-16
   pricedays on marketlisting id $185,000 Active 1 DOM
4. 2026-06-15
   days on market $189,900 Active 132 DOM
5. 2026-06-13
   days on market $189,900 Active 130 DOM
6. 2026-06-09
   days on market $189,900 Active 126 DOM
7. 2026-06-08
   days on market $189,900 Active 125 DOM
8. 2026-06-07
   days on market $189,900 Active 124 DOM
9. 2026-06-04
   days on market $189,900 Active 121 DOM
10. 2026-06-03
    days on market $189,900 Active 120 DOM
11. 2026-06-02
    days on market $189,900 Active 119 DOM
12. 2026-06-01
    days on market $189,900 Active 118 DOM
13. 2026-05-31
    days on market $189,900 Active 117 DOM
14. 2026-05-18
    status Active
15. 2026-05-18
    price $189,900
16. 2026-04-25
    status Pending
17. 2026-04-25
    historical
18. 2026-04-23
    status Pending
19. 2026-04-17
    status Pending
20. 2026-03-27
    status Active
21. 2026-03-23
    status Pending
22. 2026-01-09
    listed $199,900 Active
23. 2026-01-05
    historical
24. 2025-12-13
    price $199,900
25. 2025-09-27
    listed $210,000 Active
26. 2023-12-04
    historical $1,599
27. 2023-11-26
    price $1,599
28. 2023-10-22
    listed $1,675
29. 2020-06-24
    soldstatus
30. 2020-01-24
    soldstatus
31. 2020-01-23
    soldstatus Sold 513-char remark

    Show marketing remark (513 chars)

    New carpet (dogs have never been allowed on) in bedrooms and the rest of home is tiled. 3 bedrooms but owner has changed garage into 4th bedroom. Also has a covered back porch. Sq footage is different from taxes due to garage conversion. Owners will convert back to garage upon request, prior to close. Sellers have been only owners of this well kept home. Great location. .. Close to TX-99, I-45, and the Exxon Mobil Campus. This home will be a great starter home or investment. it is a must see! NEVER FLOODED!

32. 2020-01-16
    status Pending 513-char remark

    Show marketing remark (513 chars)

    New carpet (dogs have never been allowed on) in bedrooms and the rest of home is tiled. 3 bedrooms but owner has changed garage into 4th bedroom. Also has a covered back porch. Sq footage is different from taxes due to garage conversion. Owners will convert back to garage upon request, prior to close. Sellers have been only owners of this well kept home. Great location. .. Close to TX-99, I-45, and the Exxon Mobil Campus. This home will be a great starter home or investment. it is a must see! NEVER FLOODED!

33. 2020-01-10
    status Option Pending 513-char remark

    Show marketing remark (513 chars)

    New carpet (dogs have never been allowed on) in bedrooms and the rest of home is tiled. 3 bedrooms but owner has changed garage into 4th bedroom. Also has a covered back porch. Sq footage is different from taxes due to garage conversion. Owners will convert back to garage upon request, prior to close. Sellers have been only owners of this well kept home. Great location. .. Close to TX-99, I-45, and the Exxon Mobil Campus. This home will be a great starter home or investment. it is a must see! NEVER FLOODED!

34. 2020-01-09
    listed $125,000 Active 513-char remark

    Show marketing remark (513 chars)

    New carpet (dogs have never been allowed on) in bedrooms and the rest of home is tiled. 3 bedrooms but owner has changed garage into 4th bedroom. Also has a covered back porch. Sq footage is different from taxes due to garage conversion. Owners will convert back to garage upon request, prior to close. Sellers have been only owners of this well kept home. Great location. .. Close to TX-99, I-45, and the Exxon Mobil Campus. This home will be a great starter home or investment. it is a must see! NEVER FLOODED!

35. 2007-03-07
    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: $5,148 · $429/mo
• Projected year-2 tax: $5,148 · $429/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $27,737
• − Mortgage interest: −$10,363
• − Property taxes: −$5,148
• − Insurance: −$925
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − HOA: −$396
• − Depreciation: −$5,382
• Taxable income: $1,085
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $3,540/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

+51.9% since first listed

22 events — show timeline

• 2026-05-18 Relisted — HARMLS
• 2026-05-18 Price Changed $189,900 HARMLS
• 2026-04-25 Pending — HARMLS
• 2026-04-25 Listing Removed — HARMLS
• 2026-04-23 Pending — HARMLS
• 2026-04-17 Pending — HARMLS
• 2026-03-27 Relisted — HARMLS
• 2026-03-23 Pending — HARMLS
• 2026-01-09 Listed $199,900 HARMLS
• 2026-01-05 Listing Removed — HARMLS
• 2025-12-13 Price Changed $199,900 HARMLS
• 2025-09-27 Listed $210,000 HARMLS
• 2023-12-04 Rental Removed $1,599 HARMLS
• 2023-11-26 Price Changed $1,599 HARMLS
• 2023-10-22 Listed for Rent $1,675 HARMLS
• 2020-06-24 Sold (Public Records) — Public Records
• 2020-01-24 Sold (Public Records) — Public Records
• 2020-01-23 Sold (MLS) — HARMLS
• 2020-01-16 Pending — HARMLS
• 2020-01-10 Pending — HARMLS
• 2020-01-09 Listed $125,000 HARMLS
• 2007-03-07 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $5,148 · +6.2% YoY. Source: county tax records.