19410 Briarsedge Ct · Houston, TX 77449

$150,000

5 bd · 2.0 ba · 1,793 sqft · SingleFamily public records · 2 Days on market

Built 2002 6,468 sqft lot Est $278k · 46% under $44/mo HOA · 2% of rent

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Why this score? — see what drove the B+ 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 +26.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• Schools +5.7/10.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

Move in condition! Available for immediate occupancy! Beautiful interior. Split plan. Well maintained all brick home in a quiet cul de sac location. Replace all light fixtures,peuter chandelier, Nickle finish in all door knobs,neutral upgraded carpets in all bedrooms,ceramic tiles in kitchen/breakfast/all bathrooms,wood floors in living & dining;accent colors in living/dining/kitchen/breakfast,kid's bedrooms all done 8/08. Gas log added 10/09. Easy to show. Appointment required. Must see!!

Key facts

• 6,468 sq ft lot
• 2 garage spots
• Built 2002

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.5% 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: Mayde Creek H S (math 42% / reading 54%, grade D, #571 of 1,632 statewide, top 36%, 2,940 students, 78% FRL) — zoned schools average 78% FRL vs 27% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 48% at this address vs 62% district-wide (-14 pts) — the specific schools serving this property underperform the Katy ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.9%/yr); 744 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 32% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price.
• 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 $150,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.56% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.33%
• DSCR: 1.50
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $277,915
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3610 Maple Pass Ct	0.14mi	4/2.0 (-1)	1,803 (+1%)	1mo	$299,999	$166	87
3511 Sweetspire Rd	0.20mi	4/2.0 (-1)	1,934 (+8%)	4mo	$299,900	$155	69
3238 Lindenfield Dr	0.53mi	4/2.0 (-1)	1,824 (+2%)	22mo	$279,000	$153	49
3714 E Piper Grove Dr	0.26mi	4/2.5 (-1)	1,953 (+9%)	22mo	$304,990	$156	48
19326 Bristlestar Dr	0.41mi	4/2.0 (-1)	2,021 (+13%)	10mo	$299,995	$148	46
3130 Lanville Ln	0.70mi	4/2.0 (-1)	1,888 (+5%)	10mo	$245,000	$130	45
4307 Hawk Meadow Dr	0.67mi	4/2.5 (-1)	1,704 (-5%)	19mo	$274,000	$161	38
19202 Bristlestar Dr	0.53mi	4/2.0 (-1)	2,030 (+13%)	16mo	$299,000	$147	35
3102 Williams Cir	0.74mi	4/2.0 (-1)	1,916 (+7%)	17mo	$250,000	$130	35
3103 Hartcliff Cir	0.71mi	4/2.5 (-1)	2,055 (+15%)	4mo	$290,000	$141	32
19011 Appletree Hill Ln	0.73mi	4/2.0 (-1)	2,006 (+12%)	19mo	$325,000	$162	25
18926 Rising Mesquite St	0.75mi	4/3.5 (-1)	1,995 (+11%)	16mo	$397,415	$199	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.27% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $5,584
• Equity at exit: $34,268

10-year hold

• IRR: 6.6%
• Equity multiple: 1.53×
• Total profit: $22,456
• Equity at exit: $34,356

Cash invested: $42,000 (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 77449

• Home prices YoY: -0.5%
• Rents YoY: -2.9%
• Active inventory: 744
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,338 high
• Mortgage (P&I): −$787
• Tax from tax record: −$557 /mo · $6,682/yr
• Insurance: −$62
• HOA: −$44
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $397

Break-even live

Break-even rent $1,835

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $482	-5% $439	+0% $397	+5% $354	+10% $312
Rent	-10% $212	-5% $304	+0% $397	+5% $489	+10% $581
Rate	-1.0pp $472	-0.5pp $435	base $397	+0.5pp $358	+1.0pp $318

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19810 Hoppers Creek Dr Katy, TX	4.0	2.0	2400	$1,956	$0.81	22d	1	0.33mi
19403 Misty Cove Dr Katy, TX	4.0	2.0	1714	$1,999	$1.17	6d	1	0.36mi
19319 Cypress Arbor Ct Katy, TX	4.0	3.0	1794	$1,940	$1.08	8d	1	0.63mi
4211 Fair Country Ln Katy, TX	4.0	3.0	2342	$2,275	$0.97	25d	1	1.19mi
20102 Twilight Canyon Rd Katy, TX	4.0	2.5	1633	$3,395	$2.08	3d	1	1.23mi
2923 Granite Vale Rd Houston, TX	4.0	2.0	2319	$2,350	$1.01	44d	1	1.38mi
4818 Twisting Rd Houston, TX	4.0	2.5	2516	$2,245	$0.89	21d	1	1.40mi
3331 Dale Ridge Trl Houston, TX	4.0	2.5	2216	$2,121	$0.96	22d	1	1.45mi
20811 Trenton Valley Ln Katy, TX	4.0	3.0	2350	$2,200	$0.94	44d	1	1.47mi
5039 Lamppost Hill Ct Katy, TX	4.0	2.5	2384	$1,896	$0.80	23d	1	1.47mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: gas

Listing history 5 events

1. 2026-06-07
   statusdays on market $150,000 Pending 2 DOM
2. 2026-06-04
   statusdays on market $150,000 Active 1 DOM
3. 2026-06-03
   days on market $150,000 Coming Soon 2 DOM
4. 2026-06-02
   remarks 410-char remark
5. 2026-06-02
   listed $150,000 Coming Soon 1 DOM

ⓘ 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: $6,682 · $557/mo
• Projected year-2 tax: $6,682 · $557/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 ≥110°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,050
• − Mortgage interest: −$8,402
• − Property taxes: −$6,682
• − Insurance: −$750
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − HOA: −$528
• − Depreciation: −$4,364
• Taxable income: $2,836
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $4,079/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): 130,028
• Household income: $87,808
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 3088.0

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: Hispanic / Latino 49% Two or more races 22% Black 20% White 19% Asian 6%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1% Cuban 4%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 48% English-only · Spanish 40% Other Indo-European 3% 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: ▼ -1.27%
• Current HPI: 254.6622
• Rent YoY: ▼ -2.86%
• 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

+15.5% since first listed

5 events — show timeline

• 2026-06-02 Coming Soon $150,000 HARMLS
• 2009-08-07 Sold (Public Records) — Public Records
• 2009-07-31 Sold (MLS) — HARMLS
• 2009-07-30 Listing Removed — HARMLS
• 2009-02-27 Listed $129,900 HARMLS

Property tax history

+3.7%/yr

Latest (2025): $6,682 · +1.4% YoY. Source: county tax records.