Majestic Plan · Katy, TX 77493

$334,990

4 bd · 2.5 ba · 2,550 sqft · SingleFamily · 246 Days on market

Good condition ↓ 2% 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +2.4/10.0
• Rent growth +2.3/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4-5 Bedrooms | 2.5-3.5 Bathrooms | Approx. 2,550 Sq. Ft. The Majestic offers a thoughtful two-story layout that blends open concept living with comfortable private retreats. From the foyer, the home opens into a bright great room that connects seamlessly to the casual dining area and kitchen, creating a welcoming space ideal for everyday living or entertaining. The kitchen features a large island, pantry storage, and clear sightlines across the main floor. Just beyond the dining area, a covered patio extends outdoor living, with an option to enlarge it for even more gathering space. A dining room and nearby powder room enhance functionality on the first floor, while a flexible layout allows buyers to convert the dining room into an optional study. For added versatility, the plan also offers an optional fifth bedroom with a third full bath, perfect for guests, extended family, or a private home office. Upstairs, the primary suite is tucked along the rear of the home for privacy and features a spacious walk-in closet and well-appointed bath. Buyers may personalize the suite with options such as an added bath, enlarged shower, or shower seat. Three additional bedrooms are grouped near a full bath, offering comfortable accommodations for family or overnight guests. A generous game room completes the second floor, providing space for recreation, relaxation, or a second gathering area. With its balanced layout, flexible options, and inviting living spaces, the Majestic adapts easil

Key facts

• Open concept living
• Private bath
• Covered patio

Tags

• TWO STORY LAYOUT
• OPEN CONCEPT LIVING
• COVERED PATIO
• OPTIONAL FIFTH BEDROOM
• SPACIOUS WALK IN CLOSET
• PRIVATE BATH

🏗️ New construction. The $334,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $411,580.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-438 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (9.1% below list).
• Recommended offer: $295k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.0% vs local median 3.0% in Katy — 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 76/100 on livability (#111 in TX, #3,613 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime C-, amenities D, commute F.
• Katy ISD (suburban): math 61% / reading 63% proficiency, ranked #29 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.8%/yr); 2696 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 runs 31% of the median local income ($118k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 246 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,791 (12.0% 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. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 0.74% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.57%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $411,580
• List price: $334,990
• Delta: -18.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5007 Canyon Grove Dr	0.05mi	4/2.5	2,793 (+10%)	1mo	$412,990	$148	81
2237 Sonder Shore Dr	0.51mi	4/3.0	2,554 (+0%)	1mo	$379,990	$149	74
27034 Flower Isle Ln	0.20mi	4/3.0	2,262 (-11%)	1mo	$375,315	$166	69
4669 Cleo Day Dr	0.65mi	4/3.0	2,488 (-2%)	1mo	$359,990	$145	63
5627 Pearl Vista Dr	0.60mi	4/3.5	2,449 (-4%)	1mo	$419,115	$171	60
5619 Pearl Vista Dr	0.59mi	4/3.5	2,432 (-5%)	1mo	$394,889	$162	60
27022 Sunset Palace Dr	0.60mi	4/2.5	2,754 (+8%)	1mo	$422,651	$153	58
5614 Sandcastle Ridge Dr	0.62mi	4/3.5	2,782 (+9%)	0mo	$499,236	$179	51
4652 Peony Green Dr	0.55mi	5/3.0 (+1)	2,824 (+11%)	2mo	$369,990	$131	48
27411 Cinnamon Shores Dr	0.64mi	4/2.5	2,206 (-14%)	1mo	$349,990	$159	47
4684 Peony Green Dr	0.59mi	4/3.0	2,190 (-14%)	2mo	$359,990	$164	45
4784 Luna Landing Dr	0.71mi	4/3.0	2,168 (-15%)	0mo	$335,990	$155	40

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: -27.4%
• Equity multiple: 0.10×
• Total profit: $-103,499
• Equity at exit: $61,368

10-year hold

• IRR: -41.3%
• Equity multiple: -0.39×
• Total profit: $-160,389
• Equity at exit: $35,586

Cash invested: $115,242 (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 77493

• Rents YoY: -0.8%
• Active inventory: 2696
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,045 high
• Mortgage (P&I): −$2,158
• Tax est. 1.5%: −$514 /mo · $6,174/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $-438

Break-even live

Break-even rent $3,600

Max offer price $348,133

Occupancy floor —

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: $102,895
• Closing costs: $12,347
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27064 Beach Ball Dr Katy, TX	3.0–4.0	2.5–3.5	1705	$2,957	$1.73	1d	25	0.31mi
1495 Twilight Green Dr Katy, TX	3.0	2.5	2000	$2,400	$1.20	44d	1	0.43mi
27035 Beacon Glen Dr Katy, TX	2.0–4.0	2.0–3.0	1890	$3,949	$2.09	1d	16	0.52mi
4633 Peony Green Dr Katy, TX	5.0	3.0	2680	$3,995	$1.49	24d	1	0.56mi
5631 Pearl Vista Dr Katy, TX	4.0	3.0	2039	$3,000	$1.47	21d	1	0.59mi
27327 Blue Pool Dr Katy, TX	4.0	3.0	2100	$2,600	$1.24	44d	1	0.71mi
5819 Bright Keel Dr Katy, TX	4.0	3.0	2598	$2,400	$0.92	44d	1	0.77mi
27507 Hudson Sands Ln Katy, TX	4.0	3.0	2294	$3,000	$1.31	17d	1	1.02mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$2,762	$1.28	10d	1	1.12mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$3,850	$1.79	44d	1	1.12mi
3136 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	13d	1	1.13mi
3041 Colusa Ridge Dr Katy, TX	4.0	2.5	2263	$2,500	$1.10	13d	1	1.14mi
3124 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	24d	1	1.14mi
3112 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	24d	1	1.16mi
3076 Dylan Skyland Dr Katy, TX	4.0	2.5	2240	$3,395	$1.52	24d	1	1.17mi
3020 Nori Shores Dr Katy, TX	5.0	2.5	2408	$3,995	$1.66	24d	1	1.18mi
3020 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	13d	1	1.21mi
6414 Orchid Beach Dr Katy, TX	5.0	4.0	2490	$3,000	$1.20	13d	1	1.33mi
3104 Nori Shores Dr Katy, TX	5.0	2.5	1947	$3,695	$1.90	4d	1	1.35mi
6427 Seafoam Lake Dr Katy, TX	4.0	4.0	2479	$3,000	$1.21	1d	1	1.39mi
3084 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,325	$1.12	13d	1	1.44mi
3072 Fantasy Terrace Dr Katy, TX	4.0	2.0	2279	$2,550	$1.12	22d	1	1.45mi
3053 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,440	$1.17	15d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $334,990 Active 246 DOM
2. 2026-06-17
   days on market $334,990 Active 245 DOM
3. 2026-06-16
   days on market $334,990 Active 244 DOM
4. 2026-06-15
   days on market $334,990 Active 243 DOM
5. 2026-06-09
   days on market $334,990 Active 237 DOM
6. 2026-06-08
   days on market $334,990 Active 236 DOM
7. 2026-06-07
   days on market $334,990 Active 235 DOM
8. 2026-06-04
   days on market $334,990 Active 232 DOM
9. 2026-06-03
   days on market $334,990 Active 231 DOM
10. 2026-06-02
    pricedays on market $334,990 Active 230 DOM
11. 2026-06-01
    days on market $324,990 Active 229 DOM
12. 2026-05-31
    days on market $324,990 Active 228 DOM
13. 2026-01-31
    price $324,990 1500-char remark

    Show marketing remark (1500 chars)

    4-5 Bedrooms | 2.5-3.5 Bathrooms | Approx. 2,550 Sq. Ft. The Majestic offers a thoughtful two-story layout that blends open concept living with comfortable private retreats. From the foyer, the home opens into a bright great room that connects seamlessly to the casual dining area and kitchen, creating a welcoming space ideal for everyday living or entertaining. The kitchen features a large island, pantry storage, and clear sightlines across the main floor. Just beyond the dining area, a covered patio extends outdoor living, with an option to enlarge it for even more gathering space. A dining room and nearby powder room enhance functionality on the first floor, while a flexible layout allows buyers to convert the dining room into an optional study. For added versatility, the plan also offers an optional fifth bedroom with a third full bath, perfect for guests, extended family, or a private home office. Upstairs, the primary suite is tucked along the rear of the home for privacy and features a spacious walk-in closet and well-appointed bath. Buyers may personalize the suite with options such as an added bath, enlarged shower, or shower seat. Three additional bedrooms are grouped near a full bath, offering comfortable accommodations for family or overnight guests. A generous game room completes the second floor, providing space for recreation, relaxation, or a second gathering area. With its balanced layout, flexible options, and inviting living spaces, the Majestic adapts easil

14. 2025-11-04
    price $319,990 1500-char remark

    Show marketing remark (1500 chars)

    4-5 Bedrooms | 2.5-3.5 Bathrooms | Approx. 2,550 Sq. Ft. The Majestic offers a thoughtful two-story layout that blends open concept living with comfortable private retreats. From the foyer, the home opens into a bright great room that connects seamlessly to the casual dining area and kitchen, creating a welcoming space ideal for everyday living or entertaining. The kitchen features a large island, pantry storage, and clear sightlines across the main floor. Just beyond the dining area, a covered patio extends outdoor living, with an option to enlarge it for even more gathering space. A dining room and nearby powder room enhance functionality on the first floor, while a flexible layout allows buyers to convert the dining room into an optional study. For added versatility, the plan also offers an optional fifth bedroom with a third full bath, perfect for guests, extended family, or a private home office. Upstairs, the primary suite is tucked along the rear of the home for privacy and features a spacious walk-in closet and well-appointed bath. Buyers may personalize the suite with options such as an added bath, enlarged shower, or shower seat. Three additional bedrooms are grouped near a full bath, offering comfortable accommodations for family or overnight guests. A generous game room completes the second floor, providing space for recreation, relaxation, or a second gathering area. With its balanced layout, flexible options, and inviting living spaces, the Majestic adapts easil

15. 2025-10-15
    listed $332,990 Active 1500-char remark

    Show marketing remark (1500 chars)

    4-5 Bedrooms | 2.5-3.5 Bathrooms | Approx. 2,550 Sq. Ft. The Majestic offers a thoughtful two-story layout that blends open concept living with comfortable private retreats. From the foyer, the home opens into a bright great room that connects seamlessly to the casual dining area and kitchen, creating a welcoming space ideal for everyday living or entertaining. The kitchen features a large island, pantry storage, and clear sightlines across the main floor. Just beyond the dining area, a covered patio extends outdoor living, with an option to enlarge it for even more gathering space. A dining room and nearby powder room enhance functionality on the first floor, while a flexible layout allows buyers to convert the dining room into an optional study. For added versatility, the plan also offers an optional fifth bedroom with a third full bath, perfect for guests, extended family, or a private home office. Upstairs, the primary suite is tucked along the rear of the home for privacy and features a spacious walk-in closet and well-appointed bath. Buyers may personalize the suite with options such as an added bath, enlarged shower, or shower seat. Three additional bedrooms are grouped near a full bath, offering comfortable accommodations for family or overnight guests. A generous game room completes the second floor, providing space for recreation, relaxation, or a second gathering area. With its balanced layout, flexible options, and inviting living spaces, the Majestic adapts easil

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,545
• − Mortgage interest: −$23,055
• − Property taxes: −$6,174
• − Insurance: −$2,058
• − Repairs & maintenance: −$2,924
• − Management: −$2,924
• − Depreciation: −$11,973
• Taxable loss: −$12,562
• Est. tax savings @ 24.0%: +$3,015
• After-tax cash flow: $-2,247/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This home is in excellent condition with a good curb appeal and interior. Minor updates to the exterior and interior can significantly enhance its value for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance
• Both New kitchen appliances — Modernizes the kitchen and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Modernizes the kitchen and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Katy ISD
• NCES district ID: 4825170
• Math proficiency: 61% ▼ -7.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $90,312
• Composite: 56.59/100
• National rank: #1146
• State rank: #29 of 826 in TX

Livability — Katy

• Score: 76/100
• State rank: #111
• US rank: #3613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 413,575
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 71,484
• Household income: $118,464
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 913.0

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 36% Hispanic / Latino 33% Two or more races 16% Black 15% Asian 12%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, Jamaica
• Languages at home: 64% English-only · Spanish 22% Vietnamese 5% French/Haitian/Cajun 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: ▼ -140.65%
• Current HPI: 233.1683
• Rent YoY: ▼ -0.80%
• 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

-2.4% since first listed

3 events — show timeline

• 2026-01-31 Price Changed $324,990 Zillow
• 2025-11-04 Price Changed $319,990 Zillow
• 2025-10-15 Listed $332,990 Zillow