26139 Sea Rosemary Ln · Houston, TX 77493

$294,990

4 bd · 3.0 ba · 1,868 sqft · SingleFamily · 20 Days on market

Built 2026 Excellent condition Est $295k · at est. $183/mo HOA · 7% 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 +10.5/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Condition / age +5.0/5.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

New Construction Lennar Houston Home - The Cornwall Floor Plan - This new four-bedroom home offers convenient single-floor living. An open-concept design blends the kitchen, dining room and family room for optimal multitasking and everyday transitions. A nearby covered patio provides effortless outdoor recreation. Three secondary bedrooms are tucked away to the side of the home, and the luxurious owner’s suite is nestled into a private rear corner, complete with a full bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Open-concept design
• Full bathroom
• Walk-in closet

Tags

• SINGLE-FLOOR LIVING
• OPEN-CONCEPT DESIGN
• COVERED PATIO
• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Address: 26139 Sea Rosemary Ln, Park Row, TX 77493; Listing status: Active
• Financial info: List price $331,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Cornwall plan
• Exterior features: Spec home

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living area (1,868 total living area)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $295k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (11.1% below list).
• Recommended offer: $262k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: schools D, crime 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $9k 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 20 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Recommended offer $262,140 (11.1% 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: 0.89% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $295,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6614 Sienna Sunrise Ln	0.10mi	4/2.0	2,013 (+8%)	1mo	$309,790	$154	78
6634 Sienna Sunrise Ln	0.15mi	4/2.0	2,013 (+8%)	0mo	$305,990	$152	76
6666 Iron Clover Dr	0.14mi	4/2.0	1,655 (-11%)	0mo	$283,590	$171	70
6671 Iron Clover Dr	0.14mi	3/2.5 (-1)	1,635 (-12%)	0mo	$265,000	$162	66
26906 Rosebay Woods Dr	0.48mi	4/2.0	1,760 (-6%)	1mo	$262,990	$149	63
26527 Ivory Petal Dr	0.41mi	4/2.0	2,083 (+12%)	1mo	$309,140	$148	57
26803 Scarlet Willow Dr	0.70mi	4/2.5	1,968 (+5%)	0mo	$275,240	$140	56
26607 Ivory Petal Dr	0.44mi	4/2.0	2,083 (+12%)	1mo	$380,990	$183	56
6806 Violet Clover Ave	0.29mi	3/2.0 (-1)	1,629 (-13%)	1mo	$257,240	$158	55
26707 Scarlet Willow Dr	0.59mi	4/2.0	1,720 (-8%)	1mo	$322,990	$188	54
6738 Violet Clover Ave	0.30mi	3/2.0 (-1)	1,629 (-13%)	1mo	$272,890	$168	54
26811 Scarlet Willow Dr	0.72mi	4/2.0	1,720 (-8%)	1mo	$270,590	$157	49

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: -23.6%
• Equity multiple: 0.21×
• Total profit: $-64,930
• Equity at exit: $43,984

10-year hold

• IRR: -31.2%
• Equity multiple: -0.19×
• Total profit: $-97,971
• Equity at exit: $25,505

Cash invested: $82,597 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,621 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$183
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-151

Break-even live

Break-even rent $2,812

Max offer price $273,183

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: $73,748
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6758 Sunset Velvet Dr Katy, TX	3.0	2.0	1580	$2,350	$1.49	43d	1	0.31mi
26642 Prairie Smoke Ln Katy, TX	3.0	2.0	1949	$2,300	$1.18	43d	1	0.60mi
26811 Prairie Smoke Ln Katy, TX	4.0	2.0	1656	$2,250	$1.36	43d	1	0.75mi
6414 Orchid Beach Dr Katy, TX	5.0	4.0	2490	$3,000	$1.20	12d	1	1.01mi
26802 Cenzontle Dr Katy, TX	3.0	2.0	1470	$1,850	$1.26	43d	1	1.04mi
7410 Hillside Arbor Dr Katy, TX	4.0	2.0	2289	$2,400	$1.05	43d	1	1.11mi
7402 Clover Chase Dr Katy, TX	4.0	3.0	1840	$2,400	$1.30	43d	1	1.14mi
6303 Marigold Blaze Dr Katy, TX	3.0	2.0	1474	$2,250	$1.53	43d	1	1.21mi
6427 Seafoam Lake Dr Katy, TX	4.0	4.0	2479	$3,000	$1.21	1d	1	1.32mi
27507 Hudson Sands Ln Katy, TX	4.0	3.0	2294	$3,000	$1.31	16d	1	1.35mi
5819 Bright Keel Dr Katy, TX	4.0	3.0	2598	$2,400	$0.92	43d	1	1.42mi
27327 Blue Pool Dr Katy, TX	4.0	3.0	2100	$2,600	$1.24	43d	1	1.42mi
5631 Pearl Vista Dr Katy, TX	4.0	3.0	2039	$3,000	$1.47	20d	1	1.47mi

HOA detail

• Monthly dues: $183 · $2,196/yr

Listing history 12 events

1. 2026-06-15
   remarks 658-char remark
2. 2026-06-15
   status $294,990 Pending 20 DOM
3. 2026-06-15
   days on market $294,990 Active 20 DOM
4. 2026-06-13
   days on market $294,990 Active 18 DOM
5. 2026-06-09
   days on market $294,990 Active 14 DOM
6. 2026-06-08
   days on market $294,990 Active 13 DOM
7. 2026-06-07
   days on market $294,990 Active 12 DOM
8. 2026-06-04
   days on market $294,990 Active 9 DOM
9. 2026-06-03
   days on market $294,990 Active 8 DOM
10. 2026-06-02
    days on market $294,990 Active 7 DOM
11. 2026-06-01
    days on market $294,990 Active 6 DOM
12. 2026-05-31
    days on market $294,990 Active 5 DOM

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

Taxation est. · year 1

• Rental income: $31,457
• − Mortgage interest: −$16,524
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − HOA: −$2,196
• − Depreciation: −$8,582
• Taxable loss: −$6,778
• Est. tax savings @ 24.0%: +$1,627
• After-tax cash flow: $-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 · 23 photos

Excellent 100/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor updates to the interior walls and flooring to further enhance its resale and rental value.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting
• Resale Updating the flooring in the bathrooms — Modern flooring can improve the overall aesthetic and functionality of the bathrooms
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting ↑
• Resale Updating the flooring in the bathrooms — Modern flooring can improve the overall aesthetic and functionality of the bathrooms ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters ↑

ⓘ 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 — 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): 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