2909 Grand Anse Dr · Katy, TX 77493

$210,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 204 Days on market

Built 2022 Excellent condition 4,978 sqft lot $156/sqft · 30% below area Est $302k · 30% under $117/mo HOA · 5% of rent ↓ 22% 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).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• 1% rule +6.3/10.0
• Schools +6.1/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• DSCR +2.3/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For a better view and feel please click on the link to view a 3-D VIRTUAL TOUR. Great location in the Master planned community of Sunterra. This single-story residence in Katy, Texas, offers 1350 sq. ft. of thoughtfully designed living space. 3-bed, 2-bath, 2-car garage, a large primary suite, and two full bathrooms. Modern kitchen features granite countertops, stainless steel appliances, and ample cabinet space. The living room is bright and inviting, with a large TV and comfortable seating. Dedicated office space throughout the home, neutral tones and contemporary decor that creates a cohesive and welcoming atmosphere, perfect for comfortable family living or entertaining guests. 2,303-acre master-planned community, near Interstate 10 and west of the Grand Parkway in thriving Katy. Designed to fit your lifestyle, the master plan calls for a Crystal Lagoon, lakes, parks, playgrounds and an expansive Amenity Village with a clubhouse and a pool overlooking the lagoon.

Key facts

• 3d virtual tour
• Modern kitchen
• Granite countertops

Tags

• 3D VIRTUAL TOUR
• MASTER PLANNED COMMUNITY
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DEDICATED OFFICE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (14.3% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $180k (14.3% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.3% 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.
• Zoned schools: Katy El (math 63% / reading 61%, grade B, #321 of 4,322 statewide, top 8%, 682 students, 26% FRL); Katy J H (math 52% / reading 51%, grade C, #318 of 1,662 statewide, top 20%, 1,094 students, 53% FRL); Katy H S (math 62% / reading 74%, grade B, #150 of 1,632 statewide, top 10%, 3,330 students, 38% FRL).
• Market conditions: Rents soft (-0.8%/yr); 3403 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $85k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.

Recommended offer $180,041 (14.3% 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 204 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.13% ✓
• Cap rate: 5.23%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 7.4

CMA / ARV

• ARV (median comp): $301,598
• List price: $210,000
• Delta: -30.37%
• 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
2504 Bolinas Bluff Dr	0.21mi	3/2.0	1,434 (+6%)	9mo	$294,000	$205	73
2877 Grand Anse Dr	0.10mi	3/2.0	1,416 (+5%)	20mo	$299,995	$212	70
2860 Shimmer Edge Dr	0.09mi	3/2.0	1,416 (+5%)	23mo	$296,687	$210	69
2820 Grand Anse Dr	0.16mi	3/2.0	1,416 (+5%)	21mo	$295,000	$208	66
2505 Allegretto Sea Dr	0.23mi	3/2.0	1,428 (+6%)	19mo	$299,990	$210	64
2525 Malibu Glen Dr	0.35mi	3/2.0	1,428 (+6%)	18mo	$290,000	$203	59
3053 Eagle Bay Dr	0.74mi	3/2.0	1,434 (+6%)	2mo	$273,990	$191	54
3061 Eagle Bay Dr	0.73mi	3/2.0	1,489 (+10%)	1mo	$318,690	$214	48
3085 Eagle Bay Dr	0.72mi	3/2.5	1,470 (+9%)	3mo	$279,990	$190	48
3060 Eagle Bay Dr	0.75mi	3/2.5	1,470 (+9%)	3mo	$281,990	$192	46
3049 Eagle Bay Dr	0.74mi	3/2.0	1,539 (+14%)	2mo	$313,990	$204	40
712 Lake Lacosta Dr	0.64mi	3/2.0	1,457 (+8%)	21mo	$309,990	$213	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: -27.5%
• Equity multiple: 0.11×
• Total profit: $-52,357
• Equity at exit: $31,312

10-year hold

• IRR: -54.1%
• Equity multiple: -0.46×
• Total profit: $-85,944
• Equity at exit: $18,157

Cash invested: $58,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 19 under contract
• Months of supply: 3.7 mo (27%/mo absorbed)
• Median asking: $341,445 ($208/sqft)
• Median days on market: 29 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +7.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77493

• Rents YoY: -0.8%
• Active inventory: 3403
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,368 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$750 /mo · $9,002/yr
• Insurance: −$88
• HOA: −$117
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-185

Break-even live

Break-even rent $2,602

Max offer price $180,041

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-126	+0% $-185	+5% $-245	+10% $-304
Rent	-10% $-372	-5% $-279	+0% $-185	+5% $-92	+10% $2
Rate	-1.0pp $-79	-0.5pp $-132	base $-185	+0.5pp $-240	+1.0pp $-295

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: $52,500
• Closing costs: $6,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2654 Aruba Bend Dr Katy, TX	3.0–5.0	2.0–3.0	1958	$2,438	$1.25	0d	79	0.07mi
28625 Clay Rd Katy, TX	4.0	2.0	1872	$2,000	$1.07	93d	1	0.82mi
3136 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	62d	1	1.13mi
3124 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,170	$1.22	21d	1	1.15mi
3083 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,035	$1.32	21d	1	1.16mi
3112 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,170	$1.22	21d	1	1.17mi
3071 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,020	$1.31	21d	1	1.19mi
3037 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,164	$1.41	73d	1	1.24mi
3020 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,195	$1.24	21d	1	1.29mi
3048 Majestic Sunrise Dr Katy, TX	4.0	2.0	1670	$2,120	$1.27	21d	1	1.35mi
3004 Majestic Sunrise Dr Katy, TX	3.0	2.0	1474	$1,942	$1.32	93d	1	1.40mi
3057 Majestic Sunrise Dr Katy, TX	4.0	2.0	1644	$2,100	$1.28	21d	1	1.42mi

HOA detail $117/mo · $1,404/yr

• Likely covers: landscapingpool

Listing history 50 events

1. 2026-08-03
   days on market $210,000 Active 204 DOM
2. 2026-07-31
   days on market $210,000 Active 201 DOM
3. 2026-07-30
   days on market $210,000 Active 200 DOM
4. 2026-07-30
   days on market $210,000 Active 199 DOM
5. 2026-07-28
   days on market $210,000 Active 198 DOM
6. 2026-07-26
   days on market $210,000 Active 196 DOM
7. 2026-07-24
   days on market $210,000 Active 194 DOM
8. 2026-07-23
   days on market $210,000 Active 193 DOM
9. 2026-07-22
   days on market $210,000 Active 192 DOM
10. 2026-07-21
    days on market $210,000 Active 191 DOM
11. 2026-07-20
    days on market $210,000 Active 190 DOM
12. 2026-07-18
    days on market $210,000 Active 188 DOM
13. 2026-07-18
    days on market $210,000 Active 187 DOM
14. 2026-07-16
    days on market $210,000 Active 186 DOM
15. 2026-07-15
    days on market $210,000 Active 185 DOM
16. 2026-07-14
    days on market $210,000 Active 184 DOM
17. 2026-07-13
    days on market $210,000 Active 183 DOM
18. 2026-07-13
    days on market $210,000 Active 182 DOM
19. 2026-07-11
    days on market $210,000 Active 181 DOM
20. 2026-07-10
    days on market $210,000 Active 180 DOM
21. 2026-07-09
    days on market $210,000 Active 179 DOM
22. 2026-07-07
    days on market $210,000 Active 177 DOM
23. 2026-07-06
    days on market $210,000 Active 176 DOM
24. 2026-07-06
    days on market $210,000 Active 175 DOM
25. 2026-07-05
    days on market $210,000 Active 174 DOM
26. 2026-07-03
    days on market $210,000 Active 173 DOM
27. 2026-07-02
    days on market $210,000 Active 172 DOM
28. 2026-07-01
    days on market $210,000 Active 171 DOM
29. 2026-06-30
    days on market $210,000 Active 170 DOM
30. 2026-06-29
    days on market $210,000 Active 169 DOM
31. 2026-06-28
    days on market $210,000 Active 168 DOM
32. 2026-06-27
    days on market $210,000 Active 167 DOM
33. 2026-06-26
    days on market $210,000 Active 166 DOM
34. 2026-06-24
    days on market $210,000 Active 164 DOM
35. 2026-06-22
    days on market $210,000 Active 162 DOM
36. 2026-06-21
    days on market $210,000 Active 161 DOM
37. 2026-06-18
    days on market $210,000 Active 158 DOM
38. 2026-06-17
    days on market $210,000 Active 157 DOM
39. 2026-06-16
    days on market $210,000 Active 156 DOM
40. 2026-06-15
    days on market $210,000 Active 155 DOM
41. 2026-06-09
    days on market $210,000 Active 149 DOM
42. 2026-06-08
    days on market $210,000 Active 148 DOM
43. 2026-06-07
    days on market $210,000 Active 147 DOM
44. 2026-06-04
    days on market $210,000 Active 144 DOM
45. 2026-06-03
    days on market $210,000 Active 143 DOM
46. 2026-06-02
    days on market $210,000 Active 142 DOM
47. 2026-06-01
    days on market $210,000 Active 141 DOM
48. 2026-05-31
    days on market $210,000 Active 140 DOM
49. 2026-05-11
    price $210,000 981-char remark

    Show marketing remark (981 chars)

    For a better view and feel please click on the link to view a 3-D VIRTUAL TOUR. Great location in the Master planned community of Sunterra. This single-story residence in Katy, Texas, offers 1350 sq. ft. of thoughtfully designed living space. 3-bed, 2-bath, 2-car garage, a large primary suite, and two full bathrooms. Modern kitchen features granite countertops, stainless steel appliances, and ample cabinet space. The living room is bright and inviting, with a large TV and comfortable seating. Dedicated office space throughout the home, neutral tones and contemporary decor that creates a cohesive and welcoming atmosphere, perfect for comfortable family living or entertaining guests. 2,303-acre master-planned community, near Interstate 10 and west of the Grand Parkway in thriving Katy. Designed to fit your lifestyle, the master plan calls for a Crystal Lagoon, lakes, parks, playgrounds and an expansive Amenity Village with a clubhouse and a pool overlooking the lagoon.

50. 2026-05-01
    price $230,000 981-char remark

    Show marketing remark (981 chars)

    For a better view and feel please click on the link to view a 3-D VIRTUAL TOUR. Great location in the Master planned community of Sunterra. This single-story residence in Katy, Texas, offers 1350 sq. ft. of thoughtfully designed living space. 3-bed, 2-bath, 2-car garage, a large primary suite, and two full bathrooms. Modern kitchen features granite countertops, stainless steel appliances, and ample cabinet space. The living room is bright and inviting, with a large TV and comfortable seating. Dedicated office space throughout the home, neutral tones and contemporary decor that creates a cohesive and welcoming atmosphere, perfect for comfortable family living or entertaining guests. 2,303-acre master-planned community, near Interstate 10 and west of the Grand Parkway in thriving Katy. Designed to fit your lifestyle, the master plan calls for a Crystal Lagoon, lakes, parks, playgrounds and an expansive Amenity Village with a clubhouse and a pool overlooking the lagoon.

ⓘ 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: $9,002 · $750/mo
• Projected year-2 tax: $9,002 · $750/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,416
• − Mortgage interest: −$11,763
• − Property taxes: −$9,002
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − HOA: −$1,404
• − Depreciation: −$6,109
• Taxable loss: −$5,459
• Est. tax savings @ 24.0%: +$1,310
• After-tax cash flow: $-912/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

Excellent 95/100 None rehab

This single-story home in Sunterra, Texas, is in excellent condition with no visible repairs needed. It offers a well-maintained exterior, modern kitchen, and spacious living areas. The home is move-in ready and would benefit from minor updates to enhance its curb appeal and energy efficiency.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Rental Replace faux wood blinds with energy-efficient blinds — Energy-efficient blinds can reduce energy costs and improve home's energy efficiency ↑
• Both Add smart home features — Smart home features can increase home's value and appeal to tech-savvy buyers ↑

C Composite school gradezoned avg 60/100

Zoned Schools

Elementary Katy El B TX #321/4,322 Nat'l #6,217/41,679 Middle Katy J H C TX #318/1,662 Nat'l #3,192/14,009 High Katy H S B TX #150/1,632 Nat'l #2,439/17,239

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

B Composite livability gradescore 76/100

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 · 60,772 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: 21% of renters

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Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

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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%

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Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

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

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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

-22.2% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $210,000 HARMLS
• 2026-05-01 Price Changed $230,000 HARMLS
• 2026-04-07 Price Changed $279,900 HARMLS
• 2026-01-11 Listed $294,990 HARMLS
• 2024-01-25 Sold (MLS) — HARMLS
• 2023-12-19 Pending — HARMLS
• 2023-11-23 Price Changed $269,995 HARMLS
• 2023-11-22 Relisted — HARMLS
• 2023-04-13 Pending — HARMLS
• 2023-03-03 Listed $269,962 HARMLS

Property tax history

+129.9%/yr

Latest (2025): $9,002 · +6.5% YoY. Source: county tax records.