24926 Mason Creek Path · Houston, TX 77493

$324,900

4 bd · 2.5 ba · 2,666 sqft · SingleFamily public records · 53 Days on market

Built 2007 6,899 sqft lot $122/sqft · at area comps Est $341k · at est. $52/mo HOA · 2% 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 +10.7/30.0
• ARV discount +9.6/15.0
• Schools +5.7/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This move-in ready four-bedroom, 2.5-bathroom home is perfectly situated in the desirable Lakecrest neighborhood. The interior features a sought after floorplan with a formal dining room plus a spacious living area as the heart of the home highlighted a cozy fireplace centerpiece and soaring tall ceilings in the great room, creating a bright and airy atmosphere. The updated, island kitchen boasts elegant granite countertops, modern stainless steel appliances, ample storage space and a breakfast room, seamlessly connecting to the living areas for easy entertaining. The private primary suite located on the first floor provides a comfortable retreat, complete with a large walk-in and ensuite w

Key facts

• Formal dining room
• Tall ceilings
• Island kitchen

Tags

• FORMAL DINING ROOM
• COZY FIREPLACE
• TALL CEILINGS
• ISLAND KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Member of Lakecrest Community Association; Annual association fee: $625

Exterior

• Parking: Attached 2-car garage
• Security: Security gate
• Utilities: Public water; Public sewer; Asphalt road access
• Home design: Residential property; Faces south; Built in 2007; Slab foundation; Composition roof
• Construction: Brick and vinyl siding construction
• Exterior features: Deck; Patio; Fence (back yard); Storage shed(s); Tennis court(s)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom (First floor) — 19x15; Bedroom (Second floor) — 12x12; Bedroom (Second floor) — 14x11; Bedroom (Second floor) — 13x11; Library (First floor) — 12x10; Living room (First floor) — 25x16; Total rooms: 6
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (Gas); Central air (Electric)
• Interior features: Crown molding; Double vanity; Granite counters; High ceilings; Kitchen island; Pantry; Soaking tub; Separate shower; Tub/shower; Vaulted ceiling(s); Window treatments; Ceiling fan(s); Loft; Gas fireplace (1)
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (6.4% below list).
• Recommended offer: $298k (8.4% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• 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: Robert King El (math 41% / reading 44%, grade F, #1,313 of 4,322 statewide, top 31%, 981 students, 68% 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) — zoned schools average 53% FRL vs 27% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 2729 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($118k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 53 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $297,622 (8.4% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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: 0.94% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 8.9

CMA / ARV

• ARV (median comp): $341,101
• List price: $324,900
• Delta: -4.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24802 Colonial Maple Dr	0.33mi	4/2.5	2,637 (-1%)	3mo	$334,999	$127	80
25043 Lenora Dr	0.11mi	4/2.5	2,873 (+8%)	5mo	$334,990	$117	78
25007 Lenora Dr	0.08mi	4/2.5	2,443 (-8%)	6mo	$324,990	$133	77
24306 Lanning Dr	0.50mi	4/2.5	2,629 (-1%)	4mo	$338,000	$129	71
24514 Lake Path Cir	0.26mi	4/2.5	2,921 (+10%)	3mo	$364,900	$125	70
24735 Colonial Maple Dr	0.36mi	4/3.5	2,802 (+5%)	7mo	$333,000	$119	65
24202 Dan River Dr	0.66mi	4/2.5	2,702 (+1%)	2mo	$285,000	$105	65
24311 Lanning Dr	0.49mi	4/3.5	2,820 (+6%)	1mo	$405,000	$144	63
5084 Morrison Blvd	0.45mi	3/2.5 (-1)	2,406 (-10%)	1mo	$365,000	$152	57
1247 S Maple Dr	0.52mi	4/3.5	2,932 (+10%)	1mo	$375,000	$128	54
1719 Charlton House Ln	0.73mi	4/2.5	2,476 (-7%)	0mo	$339,990	$137	54
1610 Mason Knights Dr	0.36mi	5/3.5 (+1)	3,050 (+14%)	1mo	$345,000	$113	50

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: -23.5%
• Equity multiple: 0.22×
• Total profit: $-71,159
• Equity at exit: $48,444

10-year hold

• IRR: -31.9%
• Equity multiple: -0.19×
• Total profit: $-108,111
• Equity at exit: $28,091

Cash invested: $90,972 (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 77493

• Rents YoY: -0.8%
• Active inventory: 2729
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,042 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$666 /mo · $7,994/yr
• Insurance: −$135
• HOA: −$52
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $-154

Break-even live

Break-even rent $3,237

Max offer price $297,622

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-62	+0% $-154	+5% $-246	+10% $-338
Rent	-10% $-395	-5% $-275	+0% $-154	+5% $-34	+10% $86
Rate	-1.0pp $9	-0.5pp $-72	base $-154	+0.5pp $-239	+1.0pp $-324

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1739 Palmetto Park Dr Katy, TX	4.0	3.5	2998	$3,100	$1.03	46d	1	0.24mi
1508 Colonial Gorge Dr Katy, TX	4.0	2.5	1904	$2,650	$1.39	19d	1	0.52mi
2222 Princess Snow Cir Katy, TX	4.0	2.5	2958	$2,425	$0.82	15d	1	1.17mi
1724 Partnership Way Katy, TX	3.0	1.0–3.5	1536	$3,340	$2.17	0d	86	1.42mi

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 24 events

1. 2026-06-21
   days on market $324,900 Active 53 DOM
2. 2026-06-18
   price $324,900 Active 50 DOM
3. 2026-06-18
   days on market $329,900 Active 50 DOM
4. 2026-06-17
   days on market $329,900 Active 49 DOM
5. 2026-06-16
   days on market $329,900 Active 48 DOM
6. 2026-06-15
   days on market $329,900 Active 47 DOM
7. 2026-06-13
   days on market $329,900 Active 45 DOM
8. 2026-06-09
   days on market $329,900 Active 41 DOM
9. 2026-06-08
   days on market $329,900 Active 40 DOM
10. 2026-06-07
    days on market $329,900 Active 39 DOM
11. 2026-06-04
    days on market $329,900 Active 36 DOM
12. 2026-06-03
    days on market $329,900 Active 35 DOM
13. 2026-06-02
    days on market $329,900 Active 34 DOM
14. 2026-06-01
    days on market $329,900 Active 33 DOM
15. 2026-05-31
    days on market $329,900 Active 32 DOM
16. 2026-04-29
    listed $334,900 Active 992-char remark
17. 2024-03-24
    historical $2,450
18. 2024-03-02
    price $2,450
19. 2024-02-07
    price $2,550
20. 2024-01-24
    price $2,595
21. 2024-01-20
    price $2,635
22. 2024-01-13
    listed $2,695
23. 2022-06-19
    price $2,460
24. 2021-11-09
    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: $7,994 · $666/mo
• Projected year-2 tax: $7,994 · $666/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $36,500
• − Mortgage interest: −$18,199
• − Property taxes: −$7,994
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,920
• − Management: −$2,920
• − HOA: −$624
• − Depreciation: −$9,452
• Taxable loss: −$7,233
• Est. tax savings @ 24.0%: +$1,736
• After-tax cash flow: $-117/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: 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

Price history

+13107.3% since first listed

11 events — show timeline

• 2026-06-18 Price Changed $324,900 HARMLS
• 2026-05-29 Price Changed $329,900 HARMLS
• 2026-04-29 Listed $334,900 HARMLS
• 2024-03-24 Rental Removed $2,450 RENTLY
• 2024-03-02 Price Changed $2,450 RENTLY
• 2024-02-07 Price Changed $2,550 RENTLY
• 2024-01-24 Price Changed $2,595 RENTLY
• 2024-01-20 Price Changed $2,635 RENTLY
• 2024-01-13 Listed for Rent $2,695 RENTLY
• 2022-06-19 Price Changed $2,460 RENT.
• 2021-11-09 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $7,994 · -0.0% YoY. Source: county tax records.