6431 Diamond Rock Dr · Houston, TX 77449

$217,999

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 17 Days on market

Built 1996 5,501 sqft lot Est $220k · at est. $33/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 +10.1/30.0
• ARV discount +8.0/15.0
• Appreciation +4.4/10.0
• Schools +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Wonderful starter home. Your buyer will love the space this house has to offer and make it their own. Thank you for showing - bring your offers. -- Offer has been accepted - waiting for full execution to change status

Key facts

• 5,501 sq ft lot
• 2 garage spots
• Built 1996

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Community managed by Crest Management; Annual association fee of $400

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; 1,296 total building area; Built in 1996; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Fenced backyard; Located in a subdivision

Interior

• Kitchen: Kitchen on the first floor; Breakfast nook on the first floor
• Bedrooms: Primary bedroom on the first floor (approx. 14x12); Two additional bedrooms on the first floor (each approx. 10x10)
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: High ceilings; Kitchen/family room combo; Pantry; Ceiling fan(s); One fireplace; 8 total rooms
• Laundry & utility: Utility room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (7.7% below list).
• Recommended offer: $195k (10.4% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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.
• 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: Walker El (math 23% / reading 38%, grade F, #2,464 of 4,322 statewide, top 58%, 1,025 students, 77% FRL); Rowe Middle (math 26% / reading 44%, grade F, #842 of 1,662 statewide, top 51%, 1,310 students, 80% FRL); Cypress-Fairbanks J J A E P (12 students, 0% FRL).
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Cypress-Fairbanks ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.9%/yr); 763 active listings in the ZIP; 37 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).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 17 days — a 2% lower offer ($215k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $195,253 (10.4% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $220,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20918 Walder Ct	0.29mi	3/2.0	1,316 (+2%)	3mo	$219,600	$167	82
6450 New World Dr	0.08mi	2/1.5 (-1)	1,176 (-9%)	2mo	$218,000	$185	72
21007 Terrace View Dr	0.23mi	3/2.0	1,475 (+14%)	1mo	$250,000	$169	65
20648 Patriot Park Ln	0.47mi	3/2.0	1,204 (-7%)	2mo	$224,900	$187	65
21170 Northern Colony Ct	0.47mi	3/2.0	1,375 (+6%)	4mo	$225,000	$164	64
21126 Settlers Valley Dr	0.36mi	3/2.0	1,436 (+11%)	2mo	$204,999	$143	63
6205 Lone Prairie Way	0.62mi	3/2.5	1,336 (+3%)	5mo	$215,000	$161	60
6233 Lone Prairie Way	0.65mi	3/2.5	1,260 (-3%)	7mo	$219,900	$175	58
6635 Rusty Ridge Ln	0.64mi	3/2.0	1,206 (-7%)	2mo	$205,000	$170	57
20603 Sycamore Crest Ln	0.61mi	3/2.0	1,201 (-7%)	2mo	$164,990	$137	57
20710 Azelea Field St	0.44mi	3/2.0	1,445 (+12%)	7mo	$264,900	$183	55
6023 Lillybelle St	0.59mi	3/2.0	1,474 (+14%)	5mo	$275,000	$187	46

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: -13.2%
• Equity multiple: 0.46×
• Total profit: $-33,003
• Equity at exit: $49,802

10-year hold

• IRR: -9.8%
• Equity multiple: 0.24×
• Total profit: $-46,382
• Equity at exit: $49,930

Cash invested: $61,040 (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: 763
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$452 /mo · $5,420/yr
• Insurance: −$91
• HOA: −$33
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-129

Break-even live

Break-even rent $2,176

Max offer price $195,253

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-67	+0% $-129	+5% $-190	+10% $-252
Rent	-10% $-288	-5% $-208	+0% $-129	+5% $-49	+10% $30
Rate	-1.0pp $-19	-0.5pp $-73	base $-129	+0.5pp $-185	+1.0pp $-243

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6402 Wild River Dr Katy, TX	3.0	2.0	1572	$2,091	$1.33	4d	1	0.12mi
6506 Garden Canyon Dr Katy, TX	3.0	2.0	1842	$1,895	$1.03	24d	1	0.18mi
20967 Young Meadows Way Katy, TX	3.0	2.0	1256	$1,795	$1.43	9d	1	0.37mi
21035 Carmel Valley Dr Katy, TX	3.0	2.0	1431	$1,791	$1.25	26d	1	0.40mi
20507 Barker Bend Ct Katy, TX	3.0	2.0	1488	$1,825	$1.23	45d	1	0.50mi
20735 Dewberry Creek Ln Katy, TX	4.0	2.0	1609	$1,756	$1.09	24d	1	0.56mi
6010 Diantha St Katy, TX	3.0	2.0	1465	$1,856	$1.27	45d	1	0.62mi
6747 Scarlet Sagebrush St Katy, TX	3.0	2.0	1530	$2,300	$1.50	45d	1	0.63mi
6619 Rusty Ridge Ln Katy, TX	3.0	2.5	1450	$1,895	$1.31	5d	1	0.64mi
21627 Calico Bush Trl Katy, TX	3.0	2.0	1423	$3,800	$2.67	18d	1	0.70mi
6810 N Fry Rd Katy, TX	1.0–3.0	1.0–3.0	1151	$2,683	$2.33	1d	58	0.72mi
21054 Breezeway Cove Dr Bridgeland, TX	3.0–4.0	2.5–3.5	1784	$2,450	$1.37	1d	41	0.83mi
21447 FM 529 Rd Cypress, TX	1.0–3.0	1.0–2.0	996	$2,205	$2.21	1d	28	0.85mi
20978 Farm to Market Road 529 Unit SWFS2 Cypress, TX	2.0	2.0	1025	$1,725	$1.68	4d	1	0.86mi
20978 Farm to Market Road 529 Cypress, TX	2.0	2.0	1025	$1,725	$1.68	45d	1	0.86mi
6502 Wellington Meadows Dr Katy, TX	3.0	2.0	1416	$1,500	$1.06	14d	1	0.90mi
19638 Billineys Park Dr Katy, TX	3.0	2.5	1752	$1,750	$1.00	21d	1	0.92mi
21235 Catalina Palm Dr Cypress, TX	4.0	2.0	1756	$2,600	$1.48	45d	1	1.01mi
7310 Coconut Bay Dr Cypress, TX	4.0	2.0	1620	$2,307	$1.42	45d	1	1.02mi
19607 Buckland Park Dr Katy, TX	3.0	2.0	1798	$1,965	$1.09	4d	1	1.04mi
21331 Hartford Hollow Ln Katy, TX	3.0	2.0	1820	$1,500	$0.82	21d	1	1.05mi
19802 Plantation Grove Trl Katy, TX	3.0	2.0	1607	$1,745	$1.09	45d	1	1.15mi
19735 Plantation Grove Trl Katy, TX	3.0	2.0	1404	$1,719	$1.22	4d	1	1.20mi
19730 Cozy Cabbin Dr Katy, TX	3.0	2.0	1544	$1,800	$1.17	24d	1	1.22mi
5523 Dapplewood Ln Katy, TX	3.0	2.0	1560	$1,825	$1.17	1d	1	1.23mi
20123 Braley Ct Cypress, TX	3.0	2.5	1726	$1,976	$1.14	1d	1	1.23mi
19501 W Little York Rd Katy, TX	2.0	2.0	990	$1,250	$1.26	26d	1	1.34mi
19501 W Little York Rd Katy, TX	2.0	2.0	990	$1,250	$1.26	45d	1	1.34mi
21522 Violet Ridge Rd Katy, TX	3.0	4.0	1597	$2,200	$1.38	45d	1	1.35mi
21038 Treasure Gate Ln Cypress, TX	4.0	2.5	1804	$2,676	$1.48	45d	1	1.40mi
19903 Mountain Dale Dr Cypress, TX	3.0	2.0	1356	$1,896	$1.40	1d	1	1.42mi
7558 Magnolia Orchid Ln Cypress, TX	4.0	2.5	1743	$2,390	$1.37	45d	1	1.42mi
5107 Jasper Garden Cir Katy, TX	3.0	2.0	1412	$1,825	$1.29	22d	1	1.43mi
21054 Montego Breeze Ln Cypress, TX	3.0–5.0	2.0–3.5	1935	$2,199	$1.14	14d	21	1.45mi
19917 Stoney Haven Dr Cypress, TX	2.0	1.5	1060	$1,579	$1.49	45d	1	1.47mi
19442 Elmtree Estates Dr Katy, TX	3.0	2.0	1735	$1,776	$1.02	14d	1	1.48mi
19434 Glenway Falls Dr Katy, TX	3.0	2.0	1326	$1,800	$1.36	45d	1	1.50mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 14 events

1. 2026-06-21
   days on market $217,999 Pending 17 DOM
2. 2026-06-18
   days on market $217,999 Pending 16 DOM
3. 2026-06-17
   days on market $217,999 Pending 15 DOM
4. 2026-06-16
   days on market $217,999 Pending 14 DOM
5. 2026-06-15
   days on market $217,999 Pending 13 DOM
6. 2026-06-13
   days on market $217,999 Pending 11 DOM
7. 2026-06-13
   remarks 217-char remark
8. 2026-06-13
   statusdays on market $217,999 Pending 10 DOM
9. 2026-06-09
   days on market $217,999 Active 7 DOM
10. 2026-06-08
    days on market $217,999 Active 6 DOM
11. 2026-06-07
    days on market $217,999 Active 5 DOM
12. 2026-06-04
    days on market $217,999 Active 2 DOM
13. 2026-06-03
    remarks 144-char remark
14. 2026-06-03
    listed $217,999 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: $5,420 · $452/mo
• Projected year-2 tax: $5,420 · $452/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: $24,151
• − Mortgage interest: −$12,211
• − Property taxes: −$5,420
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − HOA: −$396
• − Depreciation: −$6,342
• Taxable loss: −$5,172
• Est. tax savings @ 24.0%: +$1,241
• After-tax cash flow: $-304/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: 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 — 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

3 events — show timeline

• 2026-06-02 Listed $217,999 HARMLS
• 2003-08-20 Sold (Public Records) — Public Records
• 1996-11-22 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $5,420 · +9.9% YoY. Source: county tax records.