5226 Brownlee Ln · Houston, TX 77379

$249,900

4 bd · 3.0 ba · 2,808 sqft · SingleFamily public records · 34 Days on market

Built 1976 9,875 sqft lot $89/sqft · 21% below area Est $317k · 21% under $56/mo HOA · 2% 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• 1% rule +5.2/10.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! Move In Ready !!! This home has it all! Adj. formals. Gameroom dn. ! Open bl. panelled liv. area w/ gas log firepl. ,wet bar & full wall of windows overlooking bk. yard. Kitchen w/ replaced appliances & cabinets, some w/ rollers. Corner lot! Kitchen & morning rm. adj. liv. area! French doors to living rm. Two decked attics w/ lots of storage. Across street from park! All new Wood Laminate Flooring ! Klein ISD! HURRY!

Key facts

• Ample cabinetry
• Private backyard
• Outdoor gatherings

Tags

• SPACIOUS LIVING AREAS
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• PRIVATE BACKYARD
• OUTDOOR GATHERINGS
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Has association (CIVIC AS OF TERRANOVA) with $675 annual fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1976; Slab foundation; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Subdivision lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: Primary bedroom on second floor; Additional bedrooms on second and first floors
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; One fireplace; 10 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $75 ($897/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.1% 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.
• 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: Klein H S (math 58% / reading 67%, grade B-, #234 of 1,632 statewide, top 14%, 3,352 students, 45% FRL).
• Zoned-school proficiency averages 62% at this address vs 44% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Klein ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.9%/yr); 622 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $7k 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 34 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago 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 $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.02% ✓
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 8.2

CMA / ARV

• ARV (median comp): $316,606
• List price: $249,900
• Delta: -21.07%
• 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
5318 Springton Ln	0.16mi	4/2.5	2,732 (-3%)	2mo	$340,000	$124	85
5223 Ashmere Ln	0.26mi	4/2.5	2,899 (+3%)	2mo	$312,300	$108	79
18103 Fireside Dr	0.52mi	4/2.5	2,810 (+0%)	3mo	$355,000	$126	71
17706 Terrawren Ln	0.54mi	4/2.5	2,780 (-1%)	2mo	$365,000	$131	70
17903 Fireside Dr	0.29mi	4/2.5	2,566 (-9%)	1mo	$295,000	$115	69
5211 Alamosa Ln	0.50mi	4/2.5	2,747 (-2%)	3mo	$334,900	$122	69
17815 S Cypress Villas Dr	0.35mi	4/2.5	2,460 (-12%)	2mo	$207,000	$84	59
17618 Terrawren Ln	0.55mi	4/2.5	3,020 (+8%)	2mo	$375,000	$124	58
5511 Lacreek Ln	0.35mi	4/2.5	2,415 (-14%)	3mo	$349,900	$145	56
4460 W Cypress Villas Dr	0.45mi	4/2.5	2,405 (-14%)	3mo	$194,900	$81	51
5411 Alamosa Ln	0.54mi	4/2.5	3,178 (+13%)	3mo	$389,000	$122	48
5407 Dunleith Ln	0.68mi	4/3.5	3,163 (+13%)	2mo	$400,000	$126	43

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-43,034
• Equity at exit: $37,261

10-year hold

• IRR: -18.6%
• Equity multiple: 0.15×
• Total profit: $-59,527
• Equity at exit: $21,607

Cash invested: $69,972 (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 77379

• Home prices YoY: -34.7%
• Rents YoY: -1.9%
• Active inventory: 622
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$469 /mo · $5,622/yr
• Insurance: −$104
• HOA: −$56
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $75

Break-even live

Break-even rent $2,455

Max offer price $249,900

Occupancy floor 92%

Sensitivity live

Price	-10% $216	-5% $146	+0% $75	+5% $4	+10% $-67
Rent	-10% $-127	-5% $-26	+0% $75	+5% $175	+10% $276
Rate	-1.0pp $201	-0.5pp $138	base $75	+0.5pp $10	+1.0pp $-56

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17734 Moss Point Dr Spring, TX	4.0	3.5	2734	$2,470	$0.90	16d	1	0.42mi
4827 Cypressdale Dr Spring, TX	5.0	2.0	2244	$2,300	$1.02	25d	1	0.76mi
18011 Tall Cypress Dr Spring, TX	4.0	2.5	2824	$3,120	$1.10	8d	1	0.82mi
16415 Lapis River Dr Spring, TX	4.0	2.5	2804	$2,500	$0.89	44d	1	0.90mi
5714 Sunset Oak Spring, TX	5.0	4.0	3954	$3,450	$0.87	44d	1	1.01mi
6302 Laver Love Dr Spring, TX	4.0	3.5	3553	$3,549	$1.00	6d	1	1.15mi
18620 Louetta Creek Dr Spring, TX	3.0–4.0	2.5–3.0	1930	$2,499	$1.29	13d	3	1.20mi
3906 Postwood Dr Spring, TX	4.0	2.5	2211	$2,045	$0.92	8d	1	1.26mi

HOA detail

• Monthly dues: $56 · $672/yr
• Likely covers: gas

Listing history 19 events

1. 2026-06-03
   days on market $249,900 Pending 34 DOM
2. 2026-06-02
   days on market $249,900 Pending 33 DOM
3. 2026-06-01
   days on market $249,900 Pending 32 DOM
4. 2026-05-31
   days on market $249,900 Pending 31 DOM
5. 2026-05-12
   status Active 886-char remark
6. 2026-05-07
   status Pending 886-char remark
7. 2026-04-30
   listed $259,900 Active 886-char remark
8. 2013-10-09
   soldstatus
9. 2013-09-27
   soldstatus Sold 444-char remark

   Show marketing remark (444 chars)

   WOW! Move In Ready !!! This home has it all! Adj. formals. Gameroom dn. ! Open bl. panelled liv. area w/ gas log firepl. ,wet bar & full wall of windows overlooking bk. yard. Kitchen w/ replaced appliances & cabinets, some w/ rollers. Corner lot! Kitchen & morning rm. adj. liv. area! French doors to living rm. Two decked attics w/ lots of storage. Across street from park! All new Wood Laminate Flooring ! Klein ISD! HURRY!

10. 2013-09-23
    status Pending 444-char remark

    Show marketing remark (444 chars)

    WOW! Move In Ready !!! This home has it all! Adj. formals. Gameroom dn. ! Open bl. panelled liv. area w/ gas log firepl. ,wet bar & full wall of windows overlooking bk. yard. Kitchen w/ replaced appliances & cabinets, some w/ rollers. Corner lot! Kitchen & morning rm. adj. liv. area! French doors to living rm. Two decked attics w/ lots of storage. Across street from park! All new Wood Laminate Flooring ! Klein ISD! HURRY!

11. 2013-08-14
    price $158,900 444-char remark

    Show marketing remark (444 chars)

    WOW! Move In Ready !!! This home has it all! Adj. formals. Gameroom dn. ! Open bl. panelled liv. area w/ gas log firepl. ,wet bar & full wall of windows overlooking bk. yard. Kitchen w/ replaced appliances & cabinets, some w/ rollers. Corner lot! Kitchen & morning rm. adj. liv. area! French doors to living rm. Two decked attics w/ lots of storage. Across street from park! All new Wood Laminate Flooring ! Klein ISD! HURRY!

12. 2013-08-14
    status Active 444-char remark

    Show marketing remark (444 chars)

    WOW! Move In Ready !!! This home has it all! Adj. formals. Gameroom dn. ! Open bl. panelled liv. area w/ gas log firepl. ,wet bar & full wall of windows overlooking bk. yard. Kitchen w/ replaced appliances & cabinets, some w/ rollers. Corner lot! Kitchen & morning rm. adj. liv. area! French doors to living rm. Two decked attics w/ lots of storage. Across street from park! All new Wood Laminate Flooring ! Klein ISD! HURRY!

13. 2013-08-13
    historical 444-char remark

    Show marketing remark (444 chars)

    WOW! Move In Ready !!! This home has it all! Adj. formals. Gameroom dn. ! Open bl. panelled liv. area w/ gas log firepl. ,wet bar & full wall of windows overlooking bk. yard. Kitchen w/ replaced appliances & cabinets, some w/ rollers. Corner lot! Kitchen & morning rm. adj. liv. area! French doors to living rm. Two decked attics w/ lots of storage. Across street from park! All new Wood Laminate Flooring ! Klein ISD! HURRY!

14. 2013-06-14
    listed $159,900 Active 444-char remark

    Show marketing remark (444 chars)

    WOW! Move In Ready !!! This home has it all! Adj. formals. Gameroom dn. ! Open bl. panelled liv. area w/ gas log firepl. ,wet bar & full wall of windows overlooking bk. yard. Kitchen w/ replaced appliances & cabinets, some w/ rollers. Corner lot! Kitchen & morning rm. adj. liv. area! French doors to living rm. Two decked attics w/ lots of storage. Across street from park! All new Wood Laminate Flooring ! Klein ISD! HURRY!

15. 2011-07-19
    soldstatus
16. 2011-07-15
    soldstatus

    Show marketing remark (514 chars)

    WOW! this home has it all! Adj. formals.Gameroom dn.! Open bl. panelled liv.area w/gas log firepl.,wet bar & full wall of windows overlooking bk.yard. Kitchen w/replaced appliances & cabinets, some w/ rollers. Corner lot! All water pipes replaced! Fresh int.paint & wallpaper removal 4/2011! Hardi-plank siding! 2 in.blinds in some windows. Kitchen & morning rm. adj.liv.area! French doors to living rm. Two decked attics w/lots of storage. Across street from park! Home Warranty! Klein ISD! HURRY!

17. 2011-06-21
    historical

    Show marketing remark (514 chars)

    WOW! this home has it all! Adj. formals.Gameroom dn.! Open bl. panelled liv.area w/gas log firepl.,wet bar & full wall of windows overlooking bk.yard. Kitchen w/replaced appliances & cabinets, some w/ rollers. Corner lot! All water pipes replaced! Fresh int.paint & wallpaper removal 4/2011! Hardi-plank siding! 2 in.blinds in some windows. Kitchen & morning rm. adj.liv.area! French doors to living rm. Two decked attics w/lots of storage. Across street from park! Home Warranty! Klein ISD! HURRY!

18. 2011-05-05
    listed $147,900

    Show marketing remark (514 chars)

    WOW! this home has it all! Adj. formals.Gameroom dn.! Open bl. panelled liv.area w/gas log firepl.,wet bar & full wall of windows overlooking bk.yard. Kitchen w/replaced appliances & cabinets, some w/ rollers. Corner lot! All water pipes replaced! Fresh int.paint & wallpaper removal 4/2011! Hardi-plank siding! 2 in.blinds in some windows. Kitchen & morning rm. adj.liv.area! French doors to living rm. Two decked attics w/lots of storage. Across street from park! Home Warranty! Klein ISD! HURRY!

19. 1980-07-24
    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: $5,622 · $469/mo
• Projected year-2 tax: $5,622 · $469/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $30,591
• − Mortgage interest: −$13,998
• − Property taxes: −$5,622
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − HOA: −$672
• − Depreciation: −$7,270
• Taxable loss: −$3,115
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $1,645/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 — 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): 85,190
• Household income: $107,486
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 2220.0

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 0.68)
• Race & ethnicity: White 49% Hispanic / Latino 24% Two or more races 15% Black 11% Asian 11%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 71% English-only · Spanish 16% Other Indo-European 5% Other Asian/Pacific 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: ▼ -116.58%
• Current HPI: 218.9608
• Rent YoY: ▼ -1.95%
• 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

+69.0% since first listed

18 events — show timeline

• 2026-06-04 Pending — HARMLS
• 2026-05-29 Pending — HARMLS
• 2026-05-19 Price Changed $249,900 HARMLS
• 2026-05-12 Relisted — HARMLS
• 2026-05-07 Pending — HARMLS
• 2026-04-30 Listed $259,900 HARMLS
• 2013-10-09 Sold (Public Records) — Public Records
• 2013-09-27 Sold (MLS) — HARMLS
• 2013-09-23 Pending — HARMLS
• 2013-08-14 Price Changed $158,900 HARMLS
• 2013-08-14 Relisted — HARMLS
• 2013-08-13 Listing Removed — HARMLS
• 2013-06-14 Listed $159,900 HARMLS
• 2011-07-19 Sold (Public Records) — Public Records
• 2011-07-15 Sold (MLS) — HARMLS
• 2011-06-21 Listing Removed — HARMLS
• 2011-05-05 Listed $147,900 HARMLS
• 1980-07-24 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $5,622 · -5.6% YoY. Source: county tax records.