20731 Tayman Oaks Dr · Houston, TX 77433

$260,000

3 bd · 2.5 ba · 2,023 sqft · SingleFamily public records · 60 Days on market

Built 2008 4,665 sqft lot $129/sqft · at area comps Est $271k · at est. $46/mo HOA · 2% of rent ↓ 4% since listing

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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
• ARV discount +9.3/15.0
• 1% rule +4.6/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ROOF 2022 (50 Year warranty transfers to new owner) * AC Unit 2024 * Kitchen Remodel 2023 * Solar Panels Paid off by seller at closing Welcome home to this beautifully maintained 3 bedroom 2 1/2-bathroom home in Cypress, TX! This home offers carpet free interior and a recently remodeled kitchen with granite countertops, backsplash and new appliances (2023). Major updates include a roof (2022) and HVAC system (2024) offering peace of mind for years to come. The home also offers a versatile game room/flex space, a spacious primary suite with a large walk in closet designed for both functionality and comfort - perfect for everyday living and entertaining. Zoned to CFISD with quick access to HWY 99 and HWY 290.

Key facts

• Roof 2022
• Ac unit 2024
• Kitchen remodel 2023

Tags

• ROOF 2022
• AC UNIT 2024
• KITCHEN REMODEL 2023
• SOLAR PANELS PAID OFF
• CARPET FREE INTERIOR
• VERSATILE GAME ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-78 ($-932/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (3.6% below list).
• Recommended offer: $246k (5.3% below list) — sets the bar for cash-flow.
• 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: Walker El (math 23% / reading 38%, grade F, #2,464 of 4,322 statewide, top 58%, 1,025 students, 77% 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 30% at this address vs 48% district-wide (-19 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; 31 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 60 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: 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 $246,278 (5.3% 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 60 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 8.6

CMA / ARV

• ARV (median comp): $270,830
• List price: $260,000
• Delta: -4.00%
• 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
21010 Garden Palm Dr	0.12mi	3/2.5	1,994 (-1%)	2mo	$319,000	$160	91
7915 Palm Glade Dr	0.40mi	3/2.5	2,027 (+0%)	3mo	$379,999	$187	78
20702 Desert Shadows Ln	0.26mi	3/2.5	2,140 (+6%)	1mo	$265,000	$124	77
8218 E Pine Creek Bnd	0.42mi	3/2.5	2,108 (+4%)	2mo	$305,000	$145	72
21126 Turtle Glen Ln	0.41mi	4/2.0 (+1)	2,039 (+1%)	2mo	$325,000	$159	71
21043 Salt Rock Dr	0.27mi	4/2.5 (+1)	1,900 (-6%)	3mo	$344,900	$182	70
8135 W Pine Creek Bnd	0.29mi	3/2.0	2,250 (+11%)	1mo	$339,000	$151	65
7554 Appleberry Dr	0.34mi	3/2.0	1,812 (-10%)	2mo	$275,000	$152	63
7606 Blue Coast Ct	0.53mi	3/2.5	1,852 (-8%)	2mo	$312,995	$169	60
8114 Sweetstone Grove Ct	0.49mi	4/2.5 (+1)	2,205 (+9%)	1mo	$285,000	$129	56
8515 Clarkman Ridge Ln	0.66mi	3/2.0	2,199 (+9%)	2mo	$295,000	$134	51
7946 Driftwood Bay Dr	0.53mi	4/3.0 (+1)	2,217 (+10%)	3mo	$399,491	$180	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: -22.3%
• Equity multiple: 0.26×
• Total profit: $-54,226
• Equity at exit: $38,767

10-year hold

• IRR: -28.5%
• Equity multiple: -0.11×
• Total profit: $-81,171
• Equity at exit: $22,480

Cash invested: $72,800 (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 77433

• Home prices YoY: -28.5%
• Rents YoY: -1.3%
• Active inventory: 2065
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,506 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$540 /mo · $6,479/yr
• Insurance: −$108
• HOA: −$46
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-78

Break-even live

Break-even rent $2,605

Max offer price $246,278

Occupancy floor 98%

Sensitivity live

Price	-10% $70	-5% $-4	+0% $-78	+5% $-151	+10% $-225
Rent	-10% $-276	-5% $-177	+0% $-78	+5% $21	+10% $120
Rate	-1.0pp $53	-0.5pp $-12	base $-78	+0.5pp $-145	+1.0pp $-214

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21014 Montego Breeze Ln Cypress, TX	4.0	2.5	2489	$2,953	$1.19	45d	1	0.18mi
21010 Treasure Gate Ln Cypress, TX	4.0	2.0	2157	$2,768	$1.28	45d	1	0.23mi
21054 Montego Breeze Ln Cypress, TX	3.0–5.0	2.0–3.5	1935	$2,199	$1.14	14d	21	0.25mi
21038 Treasure Gate Ln Cypress, TX	4.0	2.5	1804	$2,676	$1.48	45d	1	0.26mi
21046 Treasure Gate Ln Cypress, TX	4.0	2.5	2489	$3,045	$1.22	45d	1	0.29mi
21114 Montego Bay Dr Cypress, TX	3.0	2.5	2124	$2,499	$1.18	45d	1	0.53mi
20519 Keegans Ledge Ln Cypress, TX	4.0	3.0	1907	$2,100	$1.10	45d	1	0.54mi
21034 Shore Oak Dr Cypress, TX	4.0	3.0	2110	$2,950	$1.40	45d	1	0.58mi
7310 Coconut Bay Dr Cypress, TX	4.0	2.0	1620	$2,307	$1.42	45d	1	0.59mi
21038 Bay Village Dr Cypress, TX	4.0	2.5	1904	$2,491	$1.31	45d	1	0.62mi
7546 Coral Terrace Dr Cypress, TX	3.0	2.5	2050	$2,699	$1.32	45d	1	0.67mi
7911 Tuscan Cypress Dr Cypress, TX	4.0	3.0	1730	$2,475	$1.43	45d	1	0.74mi
21235 Catalina Palm Dr Cypress, TX	4.0	2.0	1756	$2,600	$1.48	45d	1	0.74mi
20211 Longenbaugh Rd Cypress, TX	1.0–3.0	1.0–2.0	1065	$2,500	$2.35	0d	25	0.74mi
20126 Breezy Oak Ct Cypress, TX	3.0	2.0	1667	$2,100	$1.26	6d	1	0.76mi
21054 Breezeway Cove Dr Bridgeland, TX	3.0–4.0	2.5–3.5	1784	$2,450	$1.37	1d	41	0.80mi
20123 Braley Ct Cypress, TX	3.0	2.5	1726	$1,976	$1.14	1d	1	0.91mi
7830 Ashland Springs Ln Cypress, TX	4.0	2.5	2352	$1,974	$0.84	22d	1	1.05mi
20735 Dewberry Creek Ln Katy, TX	4.0	2.0	1609	$1,756	$1.09	24d	1	1.10mi
19758 Crossfalls Ln Cypress, TX	4.0	2.5	2156	$2,070	$0.96	46d	1	1.14mi
7558 Magnolia Orchid Ln Cypress, TX	4.0	2.5	1743	$2,390	$1.37	45d	1	1.17mi
6810 N Fry Rd Katy, TX	1.0–3.0	1.0–3.0	1151	$2,683	$2.33	1d	58	1.20mi
21035 Carmel Valley Dr Katy, TX	3.0	2.0	1431	$1,791	$1.25	26d	1	1.21mi
7850 Maverick Trace Ln Cypress, TX	3.0	3.0	1852	$1,875	$1.01	45d	1	1.24mi
19815 Blushdawn Sierra Ct Cypress, TX	3.0	2.5	2590	$2,050	$0.79	26d	1	1.31mi
19738 Tacoma Bluff Dr Cypress, TX	4.0	2.5	2238	$5,000	$2.23	24d	1	1.32mi
20507 Barker Bend Ct Katy, TX	3.0	2.0	1488	$1,825	$1.23	45d	1	1.33mi
21415 Bluebonnet Cove Ct Katy, TX	4.0	2.5	2514	$3,000	$1.19	45d	1	1.40mi
21454 Bluebonnet Cove Ct Katy, TX	4.0	2.5	2320	$2,600	$1.12	45d	1	1.41mi
6642 High Stone Ln Katy, TX	4.0	2.0	2091	$1,999	$0.96	45d	1	1.41mi
6506 Garden Canyon Dr Katy, TX	3.0	2.0	1842	$1,895	$1.03	24d	1	1.43mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 20 events

1. 2026-06-21
   days on market $260,000 Active 60 DOM
2. 2026-06-18
   days on market $260,000 Active 57 DOM
3. 2026-06-17
   days on market $260,000 Active 56 DOM
4. 2026-06-16
   days on market $260,000 Active 55 DOM
5. 2026-06-15
   days on market $260,000 Active 54 DOM
6. 2026-06-13
   days on market $260,000 Active 52 DOM
7. 2026-06-13
   days on market $260,000 Active 51 DOM
8. 2026-06-09
   days on market $260,000 Active 48 DOM
9. 2026-06-08
   days on market $260,000 Active 47 DOM
10. 2026-06-07
    days on market $260,000 Active 46 DOM
11. 2026-06-04
    days on market $260,000 Active 43 DOM
12. 2026-06-03
    days on market $260,000 Active 42 DOM
13. 2026-06-02
    days on market $260,000 Active 41 DOM
14. 2026-06-02
    days on market $260,000 Active 40 DOM
15. 2026-05-31
    days on market $260,000 Active 39 DOM
16. 2026-05-19
    price $260,000 719-char remark

    Show marketing remark (719 chars)

    ROOF 2022 (50 Year warranty transfers to new owner) * AC Unit 2024 * Kitchen Remodel 2023 * Solar Panels Paid off by seller at closing Welcome home to this beautifully maintained 3 bedroom 2 1/2-bathroom home in Cypress, TX! This home offers carpet free interior and a recently remodeled kitchen with granite countertops, backsplash and new appliances (2023). Major updates include a roof (2022) and HVAC system (2024) offering peace of mind for years to come. The home also offers a versatile game room/flex space, a spacious primary suite with a large walk in closet designed for both functionality and comfort - perfect for everyday living and entertaining. Zoned to CFISD with quick access to HWY 99 and HWY 290.

17. 2026-05-06
    status Active 719-char remark

    Show marketing remark (719 chars)

    ROOF 2022 (50 Year warranty transfers to new owner) * AC Unit 2024 * Kitchen Remodel 2023 * Solar Panels Paid off by seller at closing Welcome home to this beautifully maintained 3 bedroom 2 1/2-bathroom home in Cypress, TX! This home offers carpet free interior and a recently remodeled kitchen with granite countertops, backsplash and new appliances (2023). Major updates include a roof (2022) and HVAC system (2024) offering peace of mind for years to come. The home also offers a versatile game room/flex space, a spacious primary suite with a large walk in closet designed for both functionality and comfort - perfect for everyday living and entertaining. Zoned to CFISD with quick access to HWY 99 and HWY 290.

18. 2026-04-29
    status Pending 719-char remark

    Show marketing remark (719 chars)

    ROOF 2022 (50 Year warranty transfers to new owner) * AC Unit 2024 * Kitchen Remodel 2023 * Solar Panels Paid off by seller at closing Welcome home to this beautifully maintained 3 bedroom 2 1/2-bathroom home in Cypress, TX! This home offers carpet free interior and a recently remodeled kitchen with granite countertops, backsplash and new appliances (2023). Major updates include a roof (2022) and HVAC system (2024) offering peace of mind for years to come. The home also offers a versatile game room/flex space, a spacious primary suite with a large walk in closet designed for both functionality and comfort - perfect for everyday living and entertaining. Zoned to CFISD with quick access to HWY 99 and HWY 290.

19. 2026-04-21
    status Pending 719-char remark

    Show marketing remark (719 chars)

    ROOF 2022 (50 Year warranty transfers to new owner) * AC Unit 2024 * Kitchen Remodel 2023 * Solar Panels Paid off by seller at closing Welcome home to this beautifully maintained 3 bedroom 2 1/2-bathroom home in Cypress, TX! This home offers carpet free interior and a recently remodeled kitchen with granite countertops, backsplash and new appliances (2023). Major updates include a roof (2022) and HVAC system (2024) offering peace of mind for years to come. The home also offers a versatile game room/flex space, a spacious primary suite with a large walk in closet designed for both functionality and comfort - perfect for everyday living and entertaining. Zoned to CFISD with quick access to HWY 99 and HWY 290.

20. 2026-04-16
    listed $270,000 Active 719-char remark

    Show marketing remark (719 chars)

    ROOF 2022 (50 Year warranty transfers to new owner) * AC Unit 2024 * Kitchen Remodel 2023 * Solar Panels Paid off by seller at closing Welcome home to this beautifully maintained 3 bedroom 2 1/2-bathroom home in Cypress, TX! This home offers carpet free interior and a recently remodeled kitchen with granite countertops, backsplash and new appliances (2023). Major updates include a roof (2022) and HVAC system (2024) offering peace of mind for years to come. The home also offers a versatile game room/flex space, a spacious primary suite with a large walk in closet designed for both functionality and comfort - perfect for everyday living and entertaining. Zoned to CFISD with quick access to HWY 99 and HWY 290.

ⓘ 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: $6,479 · $540/mo
• Projected year-2 tax: $6,479 · $540/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $30,077
• − Mortgage interest: −$14,564
• − Property taxes: −$6,479
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,406
• − Management: −$2,406
• − HOA: −$552
• − Depreciation: −$7,564
• Taxable loss: −$5,194
• Est. tax savings @ 24.0%: +$1,247
• After-tax cash flow: $315/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

-3.7% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $260,000 HARMLS
• 2026-05-06 Relisted — HARMLS
• 2026-04-29 Pending — HARMLS
• 2026-04-21 Pending — HARMLS
• 2026-04-16 Listed $270,000 HARMLS

Property tax history

+7.3%/yr

Latest (2025): $6,479 · +9.8% YoY. Source: county tax records.