Fourplex
12603 Telge Rd Unit 8E-H · Cypress, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 9/10 · Severe
- Hot days now (above 111°F)
- 7 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +13.3/30.0
- ARV discount +9.9/15.0
- Schools +5.1/10.0
- Condition / age +4.8/5.0
- 1% rule +4.3/10.0
- DSCR +4.0/10.0
- Rent growth +2.5/5.0
- Livability +2.5/5.0
- Appreciation +0.0/10.0
$795,000
12603 Telge Rd Unit 8E-H · Cypress, TX 77429
12 bd · 10.0 ba · 6,780 sqft · MultiFamily
· 134 Days on market
Built 2020
2,940 sqft lot
Garage
$117/sqft
· 5% below area
Est $840k · 5% under
$330/mo HOA · 18% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed
Listing remarks
Newer Fourplex - Fully leased. Ready for your 1031 exchange. Starwood Farms is located in the high growth area of Northwest Houston in Cypress Texas. This neighborhood of luxury townhomes is conveniently located less than five miles from major employers, highly rated schools, shopping and an extensive highway system. Great rental units as the tenants can step out the door and enjoy the beautiful park like setting with great neighborhood amenities (pool, playground, zipline, dog park and walking trails). Each unit features a covered patio, 3 beds, 2.5 baths, gourmet kitchen, smart home system & private garage.
Key facts
- Luxury townhomes
- Gourmet kitchen
- Covered patio
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4 × 3.0-bed/2.5-bath units multifamily listed at $795k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $1 ($17/yr) — positive. Per door: $0/mo.
- The deal already cash-flows at list — no discount required.
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $737k (7.2% below list).
- Recommended offer: $700k (12.0% below list) — sets the bar for market timing.
- Cap rate 6.3% vs local median 2.7% in Cypress — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
- 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: Lamkin El (math 31% / reading 42%, grade F, #1,883 of 4,322 statewide, top 44%, 893 students, 69% FRL); Arnold Middle (math 48% / reading 52%, grade C, #347 of 1,662 statewide, top 21%, 1,414 students, 67% FRL); Cypress-Fairbanks J J A E P (12 students, 0% FRL) — zoned schools at 45% FRL track the district average.
- Market conditions: 948 active listings in the ZIP; 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 $5k of loan paydown is wiped out by about $24k 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 134 days — a 12% lower offer ($700k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$699,600
(12.0% below list)
Questions for the listing agent
- It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 0.93% ✗
- Cap rate
- 6.30%
- Cash-on-cash
- 0.01%
- DSCR
- 1.00
- GRM
- 9.0
CMA / ARV
- ARV (median comp)
- $839,855
- List price
- $795,000
- Delta
- -5.34%
- Verdict
- FAIR
- Comps
- 16 within 1.0 mi
Show comp detail 5 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 12603 Telge Rd Unit 8 I-L | 0.12mi | 12/8.0 | 6,780 (0%) | 7mo | $799,000 | $118 | 81 |
| 12603 Telge Rd Unit 19 E-H | 0.14mi | 12/12.0 | 6,780 (0%) | 17mo | $790,000 | $117 | 71 |
| 12603 Telge Rd Unit 18 A-D | 0.12mi | 12/12.0 | 6,780 (0%) | 21mo | $840,000 | $124 | 69 |
| 12603 Telge Rd Unit 18 E-H | 0.12mi | 12/12.0 | 6,780 (0%) | 21mo | $840,000 | $124 | 69 |
| 12603 Telge Rd Unit 11A-D | 0.01mi | 12/2.0 | 6,780 (0%) | 41mo | $840,000 | $124 | 60 |
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 · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- -16.2%
- Equity multiple
- 0.42×
- Total profit
- $-128,421
- Equity at exit
- $118,537
10-year hold
- IRR
- -7.9%
- Equity multiple
- 0.50×
- Total profit
- $-110,437
- Equity at exit
- $68,737
Cash invested: $222,600 (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.
Active competition Active MLS
- For sale now
- 2 active · 1 under contract
- Median asking
- $789,950 ($117/sqft)
- Median days on market
- 143 d
- This list price
- 50% of active listings are priced below it
- ARV vs active asking
- +6.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 77429
- Active inventory
- 948
- Price-to-rent
- 35.9×
Monthly cashflow live
↻
- Estimated rent
- $7,374 high interval (Pro) →
- Mortgage (P&I)
- −$4,169
- Tax est. 1.5%
- −$994 /mo · $11,925/yr
- Insurance
- −$331
- HOA
- −$330
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$1,549
- Net cashflow
- $1
4-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 4× units | 3 | 2.5 | $7,376 |
| #1 | 3 | 2.5 | $1,844 |
| #2 | 3 | 2.5 | $1,844 |
| #3 | 3 | 2.5 | $1,844 |
| #4 | 3 | 2.5 | $1,844 |
| Total (4 units) | $7,374 | ||
Break-even live
Break-even rent
$7,372
Max offer price
$795,000
Occupancy floor
95%
Sensitivity live
| Price | -10% $551 | -5% $276 | +0% $1 | +5% $-273 | +10% $-548 |
|---|---|---|---|---|---|
| Rent | -10% $-581 | -5% $-290 | +0% $1 | +5% $293 | +10% $584 |
| Rate | -1.0pp $402 | -0.5pp $204 | base $1 | +0.5pp $-205 | +1.0pp $-414 |
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
- $198,750
- Closing costs
- $23,850
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 12603 Telge Rd Cypress, TX | 3.0 | 2.5–3.0 | 1695 | $1,938 | $1.14 | 139d | 6 | 0.03mi |
| 12603 Telge Rd Cypress, TX | 3.0 | 2.5–3.0 | 1650 | $1,912 | $1.16 | 7d | 7 | 0.03mi |
| 12807 Telge Rd Cypress, TX | 1.0–2.0 | 1.0–2.0 | 1024 | $2,072 | $2.02 | 4d | 26 | 0.33mi |
| 12610 Pine Bough Ln Cypress, TX | 4.0 | 2.5 | 2239 | $2,016 | $0.90 | 51d | 1 | 0.34mi |
| 12871 Telge Rd Cypress, TX | 2.0 | 2.0 | 1085 | $1,240 | $1.14 | 18d | 1 | 0.46mi |
| 12903 Telge Rd Unit 233 Cypress, TX | 2.0 | 2.0 | 1085 | $1,640 | $1.51 | 0d | 1 | 0.46mi |
| 12841 Telge Rd Cypress, TX | 2.0 | 2.0 | 1085 | $1,474 | $1.36 | 139d | 1 | 0.46mi |
| 12500 Barker Cypress Rd Unit 2228 Cypress, TX | 2.0 | 2.0 | 1127 | $1,629 | $1.45 | 48d | 1 | 1.11mi |
| 12500 Barker Cypress Rd Unit 306 Cypress, TX | 3.0 | 2.0 | 1353 | $2,144 | $1.58 | 24d | 1 | 1.11mi |
| 12500 Barker Cypress Rd Unit 510 Cypress, TX | 3.0 | 2.0 | 1354 | $1,691 | $1.25 | 80d | 1 | 1.11mi |
| 12500 Barker Cypress Rd Unit 3174 Cypress, TX | 3.0 | 2.0 | 1376 | $2,122 | $1.54 | 77d | 1 | 1.11mi |
| 12500 Barker Cypress Rd Unit 12533 Cypress, TX | 3.0 | 2.0 | 1376 | $2,071 | $1.51 | 70d | 1 | 1.11mi |
| 12500 Barker Cypress Rd Unit 209 Cypress, TX | 2.0 | 2.0 | 1127 | $1,601 | $1.42 | 24d | 1 | 1.11mi |
| 12500 Barker Cypress Rd Unit 3174 Cypress, TX | 3.0 | 2.0 | 1376 | $2,122 | $1.54 | 69d | 1 | 1.11mi |
| 12500 Barker Cypress Rd Unit 3228 Cypress, TX | 3.0 | 2.0 | 1353 | $2,103 | $1.55 | 48d | 1 | 1.11mi |
| 14210 Galvani Dr Cypress, TX | 4.0 | 2.0 | 1554 | $1,895 | $1.22 | 75d | 1 | 1.21mi |
| 12506 Barker Cypress Rd Cypress, TX | 2.0 | 2.0 | 1114 | $1,379 | $1.24 | 10d | 1 | 1.24mi |
| 12521 Barker Cypress Rd Cypress, TX | 2.0 | 2.0 | 1093 | $1,683 | $1.54 | 20d | 1 | 1.26mi |
| 12579 Barker Cypress Rd Cypress, TX | 2.0 | 2.0 | 1093 | $1,177 | $1.08 | 18d | 1 | 1.26mi |
| 12611 Barker Cypress Rd #233 Cypress, TX | 2.0 | 2.0 | 1093 | $1,664 | $1.52 | 0d | 1 | 1.26mi |
| 11518 Amber Canyon Dr Houston, TX | 4.0 | 2.0 | 2230 | $2,300 | $1.03 | 139d | 1 | 1.29mi |
| 13611 Ravensway Dr Unit B Cypress, TX | 2.0 | 2.0 | 1100 | $1,200 | $1.09 | 54d | 1 | 1.31mi |
| 14227 Bella Dr Cypress, TX | 3.0 | 2.0 | 1757 | $1,925 | $1.10 | 26d | 1 | 1.33mi |
| 12515 Barker Cypress Rd Unit 12552 Cypress, TX | 2.0 | 2.0 | 1093 | $1,613 | $1.48 | 70d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 12548 Cypress, TX | 3.0 | 2.0 | 1433 | $2,054 | $1.43 | 70d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 209 Cypress, TX | 2.0 | 2.0 | 1093 | $1,653 | $1.51 | 24d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 306 Cypress, TX | 3.0 | 2.0 | 1433 | $2,094 | $1.46 | 24d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 2174 Cypress, TX | 2.0 | 2.0 | 1093 | $1,653 | $1.51 | 106d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 424 Cypress, TX | 2.0 | 2.0 | 1093 | $1,629 | $1.49 | 101d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 2174 Cypress, TX | 2.0 | 2.0 | 1093 | $1,664 | $1.52 | 65d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 2112 Cypress, TX | 2.0 | 2.0 | 1093 | $1,659 | $1.52 | 48d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 3174 Cypress, TX | 3.0 | 2.0 | 1433 | $2,105 | $1.47 | 69d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 209 Cypress, TX | 2.0 | 2.0 | 1093 | $1,629 | $1.49 | 78d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 510 Cypress, TX | 3.0 | 2.0 | 1433 | $2,070 | $1.44 | 80d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 3228 Cypress, TX | 3.0 | 2.0 | 1433 | $2,054 | $1.43 | 77d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 3174 Cypress, TX | 3.0 | 2.0 | 1433 | $2,094 | $1.46 | 106d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 422 Cypress, TX | 2.0 | 2.0 | 1093 | $1,629 | $1.49 | 103d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 3112 Cypress, TX | 3.0 | 2.0 | 1433 | $2,100 | $1.47 | 48d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 306 Cypress, TX | 3.0 | 2.0 | 1433 | $2,070 | $1.44 | 78d | 1 | 1.35mi |
| 12515 Barker Cypress Rd Unit 2228 Cypress, TX | 2.0 | 2.0 | 1093 | $1,664 | $1.52 | 77d | 1 | 1.35mi |
Property features AI
Finance
- Other
- Association/community pool and playground
- Financial info
- Property configured as a 4-unit building (total of 4 units)
- HOA & community
- Starwood Farms HOAMonthly association feeAssociation amenities include dog park, maintained grounds, picnic area, playground, pool, trash service, and gated accessAssociation fee covers common areas, structure maintenance, recreation facilities, sewer, trash, and water
Exterior
- Parking
- Garage with garage door opener
- Security
- Security gateOwned security systemFire alarm
- Utilities
- Electricity availableWater available
- Home design
- Residential income propertyFaces south
- Construction
- Built in 2020Cement siding and stone exteriorComposition roof
- Exterior features
- PatioPrivate entranceCommunity/association pool
Interior
- Kitchen
- DishwasherDisposalMicrowaveRefrigerator
- Bedrooms
- Unit(s) with 3 bedrooms (one unit type listed)
- Flooring
- VinylCarpet
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (electric)Central air (electric)HVAC energy-efficient
- Interior features
- Laminate countersPrivate entrance
- Laundry & utility
- Washer hookupDryer hookup
HOA detail $330/mo · $3,960/yr
- Likely covers
- pool
Listing history 50 events
-
2026-09-24days on market $795,000 Active 134 DOM
-
2026-09-23days on market $795,000 Active 133 DOM
-
2026-09-22days on market $795,000 Active 132 DOM
-
2026-09-21days on market $795,000 Active 131 DOM
-
2026-09-20days on market $795,000 Active 130 DOM
-
2026-09-19days on market $795,000 Active 129 DOM
-
2026-09-18days on market $795,000 Active 128 DOM
-
2026-09-17days on market $795,000 Active 127 DOM
-
2026-09-16days on market $795,000 Active 126 DOM
-
2026-09-14days on market $795,000 Active 124 DOM
-
2026-09-13days on market $795,000 Active 123 DOM
-
2026-09-12days on market $795,000 Active 122 DOM
-
2026-09-11days on market $795,000 Active 121 DOM
-
2026-09-05days on market $795,000 Active 115 DOM
-
2026-09-04days on market $795,000 Active 114 DOM
-
2026-09-02days on market $795,000 Active 112 DOM
-
2026-08-31days on market $795,000 Active 110 DOM
-
2026-08-29days on market $795,000 Active 108 DOM
-
2026-08-28days on market $795,000 Active 107 DOM
-
2026-08-27days on market $795,000 Active 106 DOM
-
2026-08-26days on market $795,000 Active 105 DOM
-
2026-08-25days on market $795,000 Active 104 DOM
-
2026-08-24days on market $795,000 Active 103 DOM
-
2026-08-23days on market $795,000 Active 102 DOM
-
2026-08-22days on market $795,000 Active 101 DOM
-
2026-08-21days on market $795,000 Active 100 DOM
-
2026-08-20days on market $795,000 Active 99 DOM
-
2026-08-19days on market $795,000 Active 98 DOM
-
2026-08-18days on market $795,000 Active 97 DOM
-
2026-08-17days on market $795,000 Active 96 DOM
-
2026-08-16days on market $795,000 Active 95 DOM
-
2026-08-15days on market $795,000 Active 94 DOM
-
2026-08-14days on market $795,000 Active 93 DOM
-
2026-08-13days on market $795,000 Active 92 DOM
-
2026-08-12days on market $795,000 Active 91 DOM
-
2026-08-11days on market $795,000 Active 90 DOM
-
2026-08-10days on market $795,000 Active 89 DOM
-
2026-08-09days on market $795,000 Active 88 DOM
-
2026-08-08days on market $795,000 Active 87 DOM
-
2026-08-06days on market $795,000 Active 85 DOM
-
2026-08-05days on market $795,000 Active 84 DOM
-
2026-08-04days on market $795,000 Active 83 DOM
-
2026-08-03days on market $795,000 Active 82 DOM
-
2026-07-31days on market $795,000 Active 79 DOM
-
2026-07-30days on market $795,000 Active 78 DOM
-
2026-07-30days on market $795,000 Active 77 DOM
-
2026-07-28days on market $795,000 Active 76 DOM
-
2026-07-26days on market $795,000 Active 74 DOM
-
2026-07-24days on market $795,000 Active 72 DOM
-
2026-07-23days on market $795,000 Active 71 DOM
ⓘ 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 · 23 d/yr by 30 yrs out
- Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $88,488
- − Mortgage interest
- −$44,532
- − Property taxes
- −$11,925
- − Insurance
- −$3,975
- − Repairs & maintenance
- −$7,079
- − Management
- −$7,079
- − HOA
- −$3,960
- − Depreciation
- −$23,127
- Taxable loss
- −$13,190
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$3,166
- After-tax cash flow
- $3,182/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 · 12 photos
95/100
None rehab
This fourplex is in excellent condition with no visible repairs needed. It is fully leased and ready for your 1031 exchange. The smart home system and landscaping improvements would significantly increase its value.
Value-add opportunities
- Both Smart home system — Enhances convenience and energy efficiency ↑
- Both Landscaping improvements — Enhances curb appeal and property value ↑
- Both Painting exterior — Enhances curb appeal and property value ↑
D
Composite school gradezoned avg 51/100
Zoned Schools
Elementary
Lamkin El
F
TX #1,883/4,322
Nat'l #22,441/41,679
Middle
Arnold Middle
C
TX #347/1,662
Nat'l #3,460/14,009
High
Cy-Fair H S
B
TX #186/1,632
Nat'l #2,657/17,239
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 — Cypress
No livability data for this city. (Only ~50 U.S. cities are tracked.)
Census & demographics
- County
- Harris County · 5,571,493 people
- City population
- 212,884
- Metro
- Houston-The Woodlands-Sugar Land, TX
- Population (ZIP)
- 96,334
- Household income
- $119,191
- Rent vs Own
- Severe rent burden
- 11% of renters
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 0.66)
- Race & ethnicity
- White 52% Hispanic / Latino 23% Two or more races 15% Black 11% Asian 10%
- Hispanic origin (detail)
- Mexican 16%
- Common ancestry
- Romanian 3% Lithuanian 2% Italian 2%
- Foreign-born
- 17% · Canada, Vietnam, Jamaica
- Languages at home
- 73% English-only · Spanish 14% Other Indo-European 3% Vietnamese 3%
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
- ▼ -125.36%
- Current HPI
- 232.7267
- Rent YoY
- —
- Metro
- —
- State GDP YoY
- ▲ 3.95%
- F500 in state
- 110
Industry mix (Fortune 500 HQ in TX)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Energy | 16 | $1,198B |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
1 event — show timeline
- 2026-05-13 Listed $795,000 HARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…