22706 Tabberts Way · Houston, TX 77447

$220,000

3 bd · 2.0 ba · 1,397 sqft · SingleFamily public records · 26 Days on market

Built 2016 7,052 sqft lot $157/sqft · 17% below area Est $264k · 17% under $54/mo HOA · 3% 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).

• ARV discount +15.0/15.0
• Cash flow +8.3/30.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 22706 Tabberts Way in Hockley, TX a home that blends comfort, character, and exceptional outdoor living. This inviting property offers an open, functional layout filled with natural light, creating a warm and welcoming atmosphere ideal for both daily living and entertaining. Spacious living areas flow effortlessly, providing flexibility and ease. The true highlight is the beautifully custom-built patio, crafted with remarkable detail and quality. This one-of-a-kind outdoor space is perfect for gatherings, quiet evenings, or weekend BBQs. Thoughtfully designed and visually impressive, it expands your living space outdoors and truly sets this home apart. Conveniently located with q

Key facts

• Custom-built patio
• Outdoor living
• 7,052 sq ft lot

Tags

• CUSTOM-BUILT PATIO
• OUTDOOR LIVING
• QUICK ACCESS TO US HIGHWAY 290

Property features AI

Finance

• HOA & community: Part of Bauer Landing Homeowners Association; Annual association fee of $650

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all main rooms listed on first floor)
• Construction: Brick construction; Built in 2016; Composition roof; Slab foundation
• Exterior features: Covered patio; Patio; Deck; Fully fenced yard; Corner lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Garbage disposal
• Bedrooms: Primary bedroom on the first floor (13 x 12); Two additional bedrooms on the first floor (each 10 x 9)
• Flooring: Bamboo flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Attic fan; HVAC energy-efficient feature
• Interior features: Ceiling fans; Seller provided disclosure available
• Laundry & utility: Electric dryer hookup; Utility room on the first floor (8 x 3)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (8.3% below list).
• Recommended offer: $185k (16.0% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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.
• Waller ISD (rural): math 30% / reading 35% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Evelyn Turlington El (math 46% / reading 45%, grade D-, #1,112 of 4,322 statewide, top 26%, 1,084 students, 69% FRL); Schultz J H (math 31% / reading 37%, grade F, #892 of 1,662 statewide, top 55%, 1,120 students, 65% FRL); Waller H S (math 25% / reading 40%, grade F, #1,029 of 1,632 statewide, top 64%, 2,639 students, 62% FRL).
• Market conditions: Rents soft (-1.6%/yr); 1791 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 26 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,799 (16.0% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.92% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 9.1

CMA / ARV

• ARV (median comp): $264,047
• List price: $220,000
• Delta: -16.68%
• 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
22706 Tabberts Way	0.00mi	3/2.0	1,397 (0%)	1mo	$220,000	$157	99
21118 Baltic Rain Dr	0.15mi	3/2.0	1,448 (+4%)	4mo	$225,000	$155	84
22530 Threefold Ridge Dr	0.10mi	3/2.0	1,576 (+13%)	1mo	$249,700	$158	73
21002 Echo Manor Dr	0.28mi	3/2.0	1,513 (+8%)	0mo	$262,000	$173	73
21015 Echo Manor Dr	0.26mi	3/2.0	1,507 (+8%)	7mo	$240,000	$159	69
20719 Nala Bear Dr	0.52mi	3/2.0	1,414 (+1%)	11mo	$234,000	$165	65
22418 Threefold Ridge Dr	0.20mi	3/2.0	1,576 (+13%)	7mo	$229,000	$145	64
20818 Bastion Settle Dr	0.18mi	3/2.5	1,576 (+13%)	6mo	$248,000	$157	64
22803 Gentle Shadow Dr	0.61mi	3/2.0	1,470 (+5%)	5mo	$280,000	$190	59
20730 Solstice Point Dr	0.35mi	3/2.0	1,597 (+14%)	7mo	$249,000	$156	54
22710 Crate Falls Dr	0.43mi	3/2.0	1,549 (+11%)	11mo	$229,900	$148	53
21022 Solstice Point Dr	0.35mi	3/2.0	1,591 (+14%)	10mo	$249,900	$157	52

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: -26.8%
• Equity multiple: 0.12×
• Total profit: $-54,056
• Equity at exit: $32,803

10-year hold

• IRR: -44.0%
• Equity multiple: -0.39×
• Total profit: $-85,459
• Equity at exit: $19,022

Cash invested: $61,600 (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.

Methodology + full state rankings →

ZIP-level market 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 1791
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$494 /mo · $5,926/yr
• Insurance: −$92
• HOA: −$54
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-199

Break-even live

Break-even rent $2,270

Max offer price $184,799

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-137	+0% $-199	+5% $-262	+10% $-324
Rent	-10% $-359	-5% $-279	+0% $-199	+5% $-120	+10% $-40
Rate	-1.0pp $-88	-0.5pp $-143	base $-199	+0.5pp $-256	+1.0pp $-314

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22719 Klingamans Way Hockley, TX	3.0	2.0	1416	$1,689	$1.19	3d	1	0.14mi
22023 Lost Lantern Dr Hockley, TX	3.0–4.0	2.0	1601	$1,901	$1.19	1d	1	0.50mi
20313 Evergreen Cypress Dr Hockley, TX	2.0–5.0	2.0–3.5	2051	$2,353	$1.15	0d	1	0.67mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 16 events

1. 2026-05-17
   historical Active Under Contract 905-char remark
2. 2026-04-24
   listed $220,000 Active 905-char remark
3. 2026-04-23
   historical
4. 2026-04-11
   price $235,990
5. 2026-03-27
   price $239,999
6. 2026-02-25
   listed $249,990 Active
7. 2026-02-19
   historical
8. 2026-01-17
   price $268,999
9. 2025-11-03
   listed $275,000 Active
10. 2024-03-27
    historical
11. 2024-01-29
    listed $299,900 Active
12. 2016-11-09
    soldstatus Sold
13. 2016-10-24
    status Pending
14. 2016-09-27
    status Active
15. 2016-09-21
    status Pending
16. 2016-09-02
    listed $186,900 Active

ⓘ 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: $5,926 · $494/mo
• Projected year-2 tax: $5,926 · $494/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 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,211
• − Mortgage interest: −$12,323
• − Property taxes: −$5,926
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − HOA: −$648
• − Depreciation: −$6,400
• Taxable loss: −$6,060
• Est. tax savings @ 24.0%: +$1,454
• After-tax cash flow: $-937/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: Waller ISD
• NCES district ID: 4844430
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $58,911
• Composite: 29.12/100
• National rank: #6593
• State rank: #532 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): 25,231
• Household income: $116,925
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 265.0

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 0.63)
• Race & ethnicity: White 44% Hispanic / Latino 41% Two or more races 16% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 69% English-only · Spanish 28% Other Indo-European 1% Vietnamese 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: ▼ -112.73%
• Current HPI: 249.6969
• Rent YoY: ▼ -1.58%
• 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

+17.7% since first listed

19 events — show timeline

• 2026-06-02 Sold (Public Records) — Public Records
• 2026-06-01 Sold (MLS) — HARMLS
• 2026-05-21 Pending — HARMLS
• 2026-05-17 Contingent — HARMLS
• 2026-04-24 Listed $220,000 HARMLS
• 2026-04-23 Listing Removed — HARMLS
• 2026-04-11 Price Changed $235,990 HARMLS
• 2026-03-27 Price Changed $239,999 HARMLS
• 2026-02-25 Listed $249,990 HARMLS
• 2026-02-19 Listing Removed — HARMLS
• 2026-01-17 Price Changed $268,999 HARMLS
• 2025-11-03 Listed $275,000 HARMLS
• 2024-03-27 Listing Removed — HARMLS
• 2024-01-29 Listed $299,900 HARMLS
• 2016-11-09 Sold (MLS) — HARMLS
• 2016-10-24 Pending — HARMLS
• 2016-09-27 Relisted — HARMLS
• 2016-09-21 Pending — HARMLS
• 2016-09-02 Listed $186,900 HARMLS

Property tax history

+1.2%/yr

Latest (2025): $5,926 · -0.9% YoY. Source: county tax records.