19638 San Angelo Park Dr · Cypress, TX 77433

$305,000

3 bd · 2.5 ba · 1,813 sqft · Townhouse public records · 23 Days on market

Built 2021 Good condition 3,858 sqft lot 2-car garage $168/sqft · 7% below area Est $328k · 7% under $222/mo HOA · 9% of rent ↓ 3% 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 +10.7/15.0
• Schools +8.0/10.0
• Cash flow +4.8/30.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Livability +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the best of both worlds- A like-new townhome located in a quiet, fully developed section of Bridgeland with no ongoing construction and no required toll fees for access. And as an added bonus, HOA covers lawn care, exterior paint, and roof maintenance for easy, low-upkeep living! This lightly lived-in and beautifully maintained home offers first-floor living and 3 bedrooms, 2.5 baths, 2-car garage, with upstairs flex space ideal for a home office or game room. Bright, open layout with wood shutters, neutral paint, and timeless finishes throughout. Kitchen features large island with tile accent, granite counters, SS appliances, and walk-in pantry.

Key facts

• Hoa covers lawn care
• First-floor living
• Like-new townhome

Tags

• LIKE-NEW TOWNHOME
• QUIET SECTION OF BRIDGELAND
• HOA COVERS LAWN CARE
• HOA COVERS EXTERIOR PAINT
• HOA COVERS ROOF MAINTENANCE
• FIRST-FLOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-739 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (15.7% below list).
• Recommended offer: $197k (35.4% below list) — sets the bar for cash-flow.
• Cap rate 3.4% vs local median 2.8% in Cypress — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Pope El (math 81% / reading 78%, grade A, #35 of 4,322 statewide, top 1%, 1,001 students, 12% FRL); Smith Middle (math 79% / reading 78%, grade A+, #19 of 1,662 statewide, top 1%, 2,057 students, 14% FRL); Cypress-Fairbanks J J A E P (12 students, 0% FRL) — zoned schools average 8% FRL vs 43% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 79% at this address vs 48% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Cypress-Fairbanks ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.3%/yr); 2594 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% 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 23 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 3.2% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,157 (35.4% 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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 3.39%
• Cash-on-cash: -10.38%
• DSCR: 0.54
• GRM: 9.9

CMA / ARV

• ARV (median comp): $328,349
• List price: $305,000
• Delta: -8.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19610 Talley Valley Dr	0.07mi	3/2.5	1,754 (-3%)	1mo	$299,950	$171	91
19662 San Angelo Park Dr	0.04mi	3/2.5	1,916 (+6%)	1mo	$325,000	$170	88
19634 San Angelo Park Dr	0.00mi	3/2.5	1,802 (-1%)	20mo	$315,000	$175	82
19658 San Angelo Park Dr	0.03mi	3/2.5	1,916 (+6%)	13mo	$325,000	$170	78
15302 Spanish Ranchos Ways	0.25mi	3/2.0	1,871 (+3%)	10mo	$400,000	$214	72
15306 Spanish Ranchos Ways	0.26mi	2/2.0 (-1)	1,800 (-1%)	15mo	$425,000	$236	67
15130 Cougar Overlook Ct	0.03mi	3/2.5	1,975 (+9%)	21mo	$339,000	$172	66
19630 Talley Valley Dr	0.06mi	3/2.5	1,964 (+8%)	23mo	$335,000	$171	64
15322 Spanish Ranchos Way	0.28mi	2/2.0 (-1)	1,638 (-10%)	4mo	$345,500	$211	60
15339 Spanish Ranchos Way	0.30mi	3/2.0	1,604 (-12%)	12mo	$364,900	$227	55

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: -39.7%
• Equity multiple: -0.21×
• Total profit: $-103,571
• Equity at exit: $45,476

10-year hold

• IRR: -95.9%
• Equity multiple: -1.09×
• Total profit: $-178,091
• Equity at exit: $26,371

Cash invested: $85,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 2 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $325,000 ($171/sqft)
• Median days on market: 30 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.2% vs current asking $/sqft

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

ZIP-level market 77433

• Home prices YoY: -28.5%
• Rents YoY: -1.3%
• Active inventory: 2594
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,571 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$821 /mo · $9,858/yr
• Insurance: −$127
• HOA: −$222
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-739

Break-even live

Break-even rent $3,506

Max offer price $197,157

Occupancy floor —

Sensitivity live

Price	-10% $-566	-5% $-653	+0% $-739	+5% $-825	+10% $-912
Rent	-10% $-942	-5% $-840	+0% $-739	+5% $-637	+10% $-536
Rate	-1.0pp $-585	-0.5pp $-661	base $-739	+0.5pp $-818	+1.0pp $-898

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: $76,250
• Closing costs: $9,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19818 Upper Canyon Ct Cypress, TX	4.0	3.0	1891	$2,595	$1.37	43d	1	0.25mi
19818 Upper Canyon Ct Cypress, TX	4.0	3.0	1891	$2,595	$1.37	41d	1	0.25mi
15306 Spanish Ranchos Ways Cypress, TX	3.0	2.0	1800	$2,900	$1.61	92d	1	0.28mi
21815 Sunshine Cove Ln Cypress, TX	3.0	2.0	1780	$2,650	$1.49	92d	1	0.52mi
9743 Avalon View Dr Cypress, TX	4.0	2.0	1830	$2,495	$1.36	42d	1	0.55mi
18710 Colorado River Ln Cypress, TX	3.0	2.5	2033	$2,545	$1.25	54d	1	1.09mi
16110 Swift Fox Ct Cypress, TX	4.0	3.0	2601	$2,600	$1.00	92d	1	1.12mi
18618 Courteous Way Cypress, TX	3.0	3.0	2035	$2,875	$1.41	92d	1	1.21mi
11250 Mason Rd Cypress, TX	1.0–3.0	1.0–2.0	988	$2,495	$2.53	0d	30	1.31mi

Property features AI

Finance

• Other: Full ownership
• HOA & community: Association: InframarkAnnual association feeCommunity amenities include clubhouse, pool, fitness center, playground, parks, trails, tennis and basketball courts, dog park, picnic area, maintenance of groundsAssociation fee covers clubhouse, common areas, grounds maintenance and recreation facilities

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Owned security systemSmoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential property2-story homeSouth-facing
• Construction: Built in 2021Brick, cement siding and stone exteriorComposition roofSlab foundationBuilt by Chesmar
• Exterior features: DeckPatioPrivate yardFence (partial)Sprinkler/irrigationPaved drivewayFront yard

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowaveOvenENERGY STAR qualified appliances
• Bedrooms: Primary bedroom (Second level)Bedroom (Second level)Bedroom (Second level)
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (gas)Central air conditioning (electric)
• Interior features: Breakfast barDouble vanityHigh ceilingsKitchen islandKitchen/family room comboPrimary bedroom with attached bathPantryTub/showerWindow treatmentsCeiling fansProgrammable thermostatLow emissivity windowsWindow coveringsVentilation (improved indoor air quality)Energy-efficient appliances and systems
• Laundry & utility: Laundry in utility roomElectric dryer hookup

HOA detail $222/mo · $2,664/yr

• Likely covers: landscapingroof

Listing history 25 events

1. 2026-08-08
   days on market $305,000 Active 23 DOM
2. 2026-08-06
   days on market $305,000 Active 21 DOM
3. 2026-08-05
   days on market $305,000 Active 20 DOM
4. 2026-08-04
   days on market $305,000 Active 19 DOM
5. 2026-08-03
   days on market $305,000 Active 18 DOM
6. 2026-07-31
   days on market $305,000 Active 15 DOM
7. 2026-07-30
   days on market $305,000 Active 14 DOM
8. 2026-07-30
   days on market $305,000 Active 13 DOM
9. 2026-07-28
   days on market $305,000 Active 12 DOM
10. 2026-07-26
    days on market $305,000 Active 10 DOM
11. 2026-07-24
    days on market $305,000 Active 8 DOM
12. 2026-07-23
    days on market $305,000 Active 7 DOM
13. 2026-07-22
    days on market $305,000 Active 6 DOM
14. 2026-07-21
    days on market $305,000 Active 5 DOM
15. 2026-07-20
    days on market $305,000 Active 4 DOM
16. 2026-07-18
    days on market $305,000 Active 2 DOM
17. 2026-07-18
    pricedays on marketlisting id $305,000 Active 1 DOM
18. 2026-05-31
    days on market $299,900 Active 109 DOM
19. 2026-04-09
    price $299,900 986-char remark
20. 2026-02-12
    listed $315,000 Active 986-char remark
21. 2026-02-12
    historical
22. 2025-11-06
    listed $315,000 Active
23. 2025-09-26
    historical
24. 2025-09-02
    price $310,000
25. 2025-03-26
    listed $315,000 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: $9,858 · $821/mo
• Projected year-2 tax: $9,858 · $821/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,853
• − Mortgage interest: −$17,085
• − Property taxes: −$9,858
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$2,664
• − Depreciation: −$8,873
• Taxable loss: −$14,088
• Est. tax savings @ 24.0%: +$3,381
• After-tax cash flow: $-5,485/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

Good 80/100 None rehab

This move-in-ready townhome in Bridgeland offers a good condition with modern updates and a quiet location.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Freshens up the interior and improves comfort ↑
• Both Install smart home devices — Enhances convenience and adds modern appeal ↑

B Composite school gradezoned avg 80/100

Zoned Schools

Elementary Pope El A TX #35/4,322 Nat'l #1,230/41,679 Middle Smith Middle A+ TX #19/1,662 Nat'l #332/14,009 High Bridgeland H S A TX #34/1,632 Nat'l #1,002/17,239

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): 116,550
• Household income: $143,934
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 39% Hispanic / Latino 27% Black 17% Two or more races 14% Asian 13%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 2% Romanian 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 66% English-only · Spanish 19% Other Indo-European 4% Vietnamese 4%

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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: ▼ -87.83%
• Current HPI: 220.2136
• Rent YoY: ▼ -1.27%
• 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

Property features AI

Finance

• Other: Full ownership
• HOA & community: Association: InframarkAnnual association feeCommunity amenities include clubhouse, pool, fitness center, playground, parks, trails, tennis and basketball courts, dog park, picnic area, maintenance of groundsAssociation fee covers clubhouse, common areas, grounds maintenance and recreation facilities

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Owned security systemSmoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential property2-story homeSouth-facing
• Construction: Built in 2021Brick, cement siding and stone exteriorComposition roofSlab foundationBuilt by Chesmar
• Exterior features: DeckPatioPrivate yardFence (partial)Sprinkler/irrigationPaved drivewayFront yard

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowaveOvenENERGY STAR qualified appliances
• Bedrooms: Primary bedroom (Second level)Bedroom (Second level)Bedroom (Second level)
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (gas)Central air conditioning (electric)
• Interior features: Breakfast barDouble vanityHigh ceilingsKitchen islandKitchen/family room comboPrimary bedroom with attached bathPantryTub/showerWindow treatmentsCeiling fansProgrammable thermostatLow emissivity windowsWindow coveringsVentilation (improved indoor air quality)Energy-efficient appliances and systems
• Laundry & utility: Laundry in utility roomElectric dryer hookup

Price history

-3.2% since first listed

6 events — show timeline

• 2026-07-16 Listed $305,000 HARMLS
• 2026-02-12 Listing Removed — HARMLS
• 2025-11-06 Listed $315,000 HARMLS
• 2025-09-26 Listing Removed — HARMLS
• 2025-09-02 Price Changed $310,000 HARMLS
• 2025-03-26 Listed $315,000 HARMLS

Property tax history

+58.6%/yr

Latest (2025): $9,858 · -4.0% YoY. Source: county tax records.