14602 Jasper Stream Ct · Houston, TX 77069

$325,900

4 bd · 2.5 ba · 2,519 sqft · SingleFamily public records · 6 Days on market

Built 2019 5,240 sqft lot Est $310k · 5% over $42/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +15.7/30.0
• 1% rule +6.2/10.0
• ARV discount +5.2/15.0
• DSCR +4.8/10.0
• Appreciation +4.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful two-story traditional style home. This open concept floor plan is designed for modern living and entertaining. Features a spacious kitchen that flows into the living room and dining area. It has generously sized bedrooms and a Primary suite with a private bath and walk-in closet. There is convenient access to major roadways, shopping, dining and Klein ISD schools.

Key facts

• Private bath
• Walk-in closet
• Spacious kitchen

Tags

• OPEN CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• PRIVATE BATH
• WALK-IN CLOSET
• CONVENIENT ACCESS
• KLEIN ISD SCHOOLS

Property features AI

Finance

• HOA & community: Community managed by Vanmor Properties; Annual association fee of $500

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2019; Slab foundation; Shingle and wood roof; Brick, stone, and wood siding
• Construction: Brick, stone, and wood siding construction; Shingle and wood roof; Slab foundation; Built in 2019
• Exterior features: Covered patio; Patio; Deck; Fenced backyard; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the first floor (13 x 15); Secondary bedrooms on the second floor (11 x 11; 12 x 11; 12 x 12); Total rooms: 10; Office on the first floor (10 x 11); Game room on the second floor (18 x 20); Family room on the first floor (17 x 16)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Gas log fireplace (1); Double vanity; Kitchen island; Kitchen/Family room combo; Primary bedroom with attached bath; Tub/shower; Ceiling fans
• Laundry & utility: Washer and dryer included (washer, dryer listed); Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $326k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $326k).
• Cap rate 6.8% 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.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenwood Forest El (math 30% / reading 34%, grade F, #2,268 of 4,322 statewide, top 55%, 672 students, 75% FRL); Wunderlich Int (math 24% / reading 34%, grade F, #1,103 of 1,662 statewide, top 67%, 1,316 students, 77% FRL); Klein H S (math 58% / reading 67%, grade B-, #234 of 1,632 statewide, top 14%, 3,352 students, 45% FRL) — zoned schools average 66% FRL vs 37% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 187 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,644/mo this rent would consume 54% of the median local household income ($80k/yr) (locally 1259% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $325,900

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: 1.12% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $309,837
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4422 Windmill Run Dr	0.22mi	3/2.5 (-1)	2,432 (-4%)	1mo	$299,900	$123	78
4418 Windmill Run Dr	0.23mi	4/3.0	2,760 (+10%)	0mo	$332,000	$120	71
4714 Cashel Castle Dr	0.36mi	3/2.5 (-1)	2,362 (-6%)	1mo	$249,900	$106	67
4726 Cashel Castle Dr	0.36mi	4/3.0	2,250 (-11%)	1mo	$135,200	$60	63
105 Old Bridge Lk	0.54mi	3/2.5 (-1)	2,622 (+4%)	1mo	$269,900	$103	62
13710 Balmore Cir	0.45mi	4/2.5	2,742 (+9%)	3mo	$350,000	$128	62
4206 Tulip Oak Dr	0.63mi	4/2.5	2,362 (-6%)	2mo	$310,000	$131	59
14205 Cashel Forest Dr	0.48mi	3/3.0 (-1)	2,268 (-10%)	2mo	$299,900	$132	52
5111 Olympia Fields Ln	0.60mi	4/3.0	2,801 (+11%)	2mo	$373,500	$133	50
4731 N Cashel Cir	0.54mi	3/2.5 (-1)	2,222 (-12%)	0mo	$249,000	$112	50
14041 Cashel Forest Dr	0.60mi	3/2.5 (-1)	2,222 (-12%)	3mo	$225,000	$101	45
13607 Wendelyn Ln	0.57mi	4/3.5	2,885 (+14%)	2mo	$385,000	$133	44

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

Projected returns pro-forma

-1.09% appreciation · 3.55% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.84×
• Total profit: $-14,450
• Equity at exit: $77,197

10-year hold

• IRR: 3.9%
• Equity multiple: 1.37×
• Total profit: $34,095
• Equity at exit: $79,815

Cash invested: $91,252 (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 77069

• Home prices YoY: -0.5%
• Rents YoY: 3.5%
• Active inventory: 187
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,644 medium
• Mortgage (P&I): −$1,709
• Tax from tax record: −$849 /mo · $10,191/yr
• Insurance: −$136
• HOA: −$42
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $143

Break-even live

Break-even rent $3,463

Max offer price $325,900

Occupancy floor 91%

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: $81,475
• Closing costs: $9,777
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4622 Falling Sun Dr Houston, TX	4.0	3.0	2485	$2,500	$1.01	43d	1	0.13mi
4807 Wellington Way Houston, TX	3.0	2.5	2876	$2,500	$0.87	43d	1	0.23mi
5135 Westerham Pl Unit 1262307P Houston, TX	5.0	3.5	3358	$17,582	$5.24	22d	1	0.44mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 6 events

1. 2026-06-18
   days on market $325,900 Active 6 DOM
2. 2026-06-17
   days on market $325,900 Active 5 DOM
3. 2026-06-16
   days on market $325,900 Active 4 DOM
4. 2026-06-15
   days on market $325,900 Active 3 DOM
5. 2026-06-13
   remarks 376-char remark
6. 2026-06-13
   listed $325,900 Active 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: $10,191 · $849/mo
• Projected year-2 tax: $10,191 · $849/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,730
• − Mortgage interest: −$18,255
• − Property taxes: −$10,191
• − Insurance: −$1,630
• − Repairs & maintenance: −$3,498
• − Management: −$3,498
• − HOA: −$504
• − Depreciation: −$9,481
• Taxable loss: −$3,328
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $2,512/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 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): 20,608
• Household income: $80,257
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1259.0

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 0.69)
• Race & ethnicity: White 43% Black 30% Hispanic / Latino 19% Two or more races 12% Asian 5%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2% Salvadoran 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 12% · Canada, Vietnam, Jamaica
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% German/W. Germanic 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: ▼ -1.09%
• Current HPI: 201.0894
• Rent YoY: ▲ 3.55%
• 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

1 event — show timeline

• 2026-06-12 Listed $325,900 HARMLS

Property tax history

+53.0%/yr

Latest (2025): $10,191 · -1.7% YoY. Source: county tax records.