632 Kickapoo Ct · Webster, TX 77598

$400,000

4 bd · 2.5 ba · 3,336 sqft · SingleFamily public records · 198 Days on market

Built 2018 6,211 sqft lot $120/sqft · 29% below area Est $523k · 23% under $108/mo HOA · 3% of rent ↓ 12% 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 +15.0/15.0
• Appreciation +5.8/10.0
• Schools +4.6/10.0
• Cash flow +4.5/30.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained property, boasting a neutral color paint scheme that enhances its fresh interior paint. The kitchen is a chef's delight, featuring an accent backsplash that adds a touch of elegance. The primary bathroom is a haven of relaxation with a separate tub and shower, providing a spa-like experience. The fenced-in backyard offers privacy and security, perfect for outdoor activities. Enjoy your morning coffee or evening meals on the covered patio. With partial flooring replacement, this home feels like new. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation.

Key facts

• Covered patio
• Fenced-in backyard
• 6,211 sq ft lot

Tags

• FENCED-IN BACKYARD
• COVERED PATIO
• PARTIAL FLOORING REPLACEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (19.6% below list).
• Recommended offer: $287k (28.1% below list) — sets the bar for cash-flow.
• Cap rate 3.2% vs local median 0.8% in Webster — 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 69/100 on livability (#433 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment D+, crime F, amenities D-.
• Clear Creek ISD (suburban): math 48% / reading 54% proficiency, ranked #114 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Margaret S Mcwhirter El (math 26% / reading 37%, grade F, #2,396 of 4,322 statewide, top 56%, 789 students, 79% FRL); Clear Creek Int (math 29% / reading 33%, grade F, #1,015 of 1,662 statewide, top 62%, 722 students, 60% FRL); Clear Creek H S (math 51% / reading 54%, grade C-, #444 of 1,632 statewide, top 27%, 2,400 students, 0% FRL) — zoned schools average 46% FRL vs 25% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 51% district-wide (-13 pts) — the specific schools serving this property underperform the Clear Creek ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 210 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,215/mo this rent would consume 63% of the median local household income ($61k/yr) (locally 1983% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($3k loan paydown + $6k appreciation (1.6% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,409 (28.1% 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 198 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.80% ✗
• Cap rate: 3.20%
• Cash-on-cash: -11.04%
• DSCR: 0.51
• GRM: 10.4

CMA / ARV

• ARV (median comp): $522,618
• List price: $400,000
• Delta: -23.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Artemis Cir	0.06mi	4/3.0	3,220 (-4%)	7mo	$750,000	$233	83
622 W Fork	0.18mi	3/3.5 (-1)	3,316 (-1%)	1mo	$464,000	$140	81
648 Garcitas Ct	0.16mi	4/2.5	2,928 (-12%)	2mo	$449,000	$153	71
816 Artemis Cir	0.11mi	4/3.5	3,009 (-10%)	6mo	$825,000	$274	69
828 Artemis Cir	0.15mi	4/4.5	3,135 (-6%)	8mo	$845,000	$270	69
423 Yegua St	0.38mi	4/3.5	3,131 (-6%)	6mo	$535,000	$171	63
508 W Fork	0.37mi	3/3.0 (-1)	3,578 (+7%)	5mo	$425,000	$119	60
517 W Fork	0.34mi	4/3.0	2,946 (-12%)	5mo	$429,900	$146	59
631 Rita Blanca Dr	0.69mi	4/3.5	3,444 (+3%)	2mo	$850,000	$247	57
529 Water St	0.32mi	4/3.5	2,855 (-14%)	4mo	$464,000	$163	54
510 Rita Blanca Dr	0.54mi	5/5.5 (+1)	3,222 (-3%)	4mo	$490,000	$152	49
550 Rita Blanca Dr	0.59mi	5/4.0 (+1)	3,822 (+15%)	8mo	$615,000	$161	31

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

Projected returns pro-forma

1.58% appreciation · 0.56% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.52×
• Total profit: $-53,804
• Equity at exit: $148,766

10-year hold

• IRR: -4.9%
• Equity multiple: 0.38×
• Total profit: $-69,628
• Equity at exit: $207,512

Cash invested: $112,000 (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 77598

• Home prices YoY: 0.5%
• Rents YoY: 0.6%
• Active inventory: 210
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,215 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$1,198 /mo · $14,370/yr
• Insurance: −$167
• HOA: −$108
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $-1,030

Break-even live

Break-even rent $4,519

Max offer price $287,409

Occupancy floor —

Sensitivity live

Price	-10% $-804	-5% $-917	+0% $-1,030	+5% $-1,143	+10% $-1,256
Rent	-10% $-1,284	-5% $-1,157	+0% $-1,030	+5% $-903	+10% $-776
Rate	-1.0pp $-829	-0.5pp $-928	base $-1,030	+0.5pp $-1,134	+1.0pp $-1,239

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18654 Martinique Dr Unit 1545999P Houston, TX	3.0	2.0	4090	$4,032	$0.99	18d	1	0.96mi
1810 San Sebastian Ln Unit 1521758P Houston, TX	4.0	2.0	2325	$4,669	$2.01	3d	1	1.21mi

HOA detail

• Monthly dues: $108 · $1,296/yr
• Likely covers: security

Listing history 24 events

1. 2026-06-21
   days on market $400,000 Active 198 DOM
2. 2026-06-18
   days on market $400,000 Active 195 DOM
3. 2026-06-17
   days on market $400,000 Active 194 DOM
4. 2026-06-16
   days on market $400,000 Active 193 DOM
5. 2026-06-15
   days on market $400,000 Active 192 DOM
6. 2026-06-13
   days on market $400,000 Active 190 DOM
7. 2026-06-13
   pricedays on market $400,000 Active 189 DOM
8. 2026-06-09
   days on market $410,000 Active 186 DOM
9. 2026-06-08
   days on market $410,000 Active 185 DOM
10. 2026-06-07
    days on market $410,000 Active 184 DOM
11. 2026-06-04
    days on market $410,000 Active 181 DOM
12. 2026-06-03
    days on market $410,000 Active 180 DOM
13. 2026-06-02
    days on market $410,000 Active 179 DOM
14. 2026-06-01
    days on market $410,000 Active 178 DOM
15. 2026-05-31
    days on market $410,000 Active 177 DOM
16. 2026-05-14
    price $410,000 624-char remark

    Show marketing remark (624 chars)

    Welcome to this beautifully maintained property, boasting a neutral color paint scheme that enhances its fresh interior paint. The kitchen is a chef's delight, featuring an accent backsplash that adds a touch of elegance. The primary bathroom is a haven of relaxation with a separate tub and shower, providing a spa-like experience. The fenced-in backyard offers privacy and security, perfect for outdoor activities. Enjoy your morning coffee or evening meals on the covered patio. With partial flooring replacement, this home feels like new. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation.

17. 2026-04-30
    price $420,000 624-char remark

    Show marketing remark (624 chars)

    Welcome to this beautifully maintained property, boasting a neutral color paint scheme that enhances its fresh interior paint. The kitchen is a chef's delight, featuring an accent backsplash that adds a touch of elegance. The primary bathroom is a haven of relaxation with a separate tub and shower, providing a spa-like experience. The fenced-in backyard offers privacy and security, perfect for outdoor activities. Enjoy your morning coffee or evening meals on the covered patio. With partial flooring replacement, this home feels like new. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation.

18. 2026-04-16
    price $430,000 624-char remark

    Show marketing remark (624 chars)

    Welcome to this beautifully maintained property, boasting a neutral color paint scheme that enhances its fresh interior paint. The kitchen is a chef's delight, featuring an accent backsplash that adds a touch of elegance. The primary bathroom is a haven of relaxation with a separate tub and shower, providing a spa-like experience. The fenced-in backyard offers privacy and security, perfect for outdoor activities. Enjoy your morning coffee or evening meals on the covered patio. With partial flooring replacement, this home feels like new. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation.

19. 2026-04-02
    price $445,000 624-char remark

    Show marketing remark (624 chars)

    Welcome to this beautifully maintained property, boasting a neutral color paint scheme that enhances its fresh interior paint. The kitchen is a chef's delight, featuring an accent backsplash that adds a touch of elegance. The primary bathroom is a haven of relaxation with a separate tub and shower, providing a spa-like experience. The fenced-in backyard offers privacy and security, perfect for outdoor activities. Enjoy your morning coffee or evening meals on the covered patio. With partial flooring replacement, this home feels like new. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation.

20. 2026-03-19
    price $450,000 624-char remark

    Show marketing remark (624 chars)

    Welcome to this beautifully maintained property, boasting a neutral color paint scheme that enhances its fresh interior paint. The kitchen is a chef's delight, featuring an accent backsplash that adds a touch of elegance. The primary bathroom is a haven of relaxation with a separate tub and shower, providing a spa-like experience. The fenced-in backyard offers privacy and security, perfect for outdoor activities. Enjoy your morning coffee or evening meals on the covered patio. With partial flooring replacement, this home feels like new. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation.

21. 2026-02-26
    price $455,000 624-char remark

    Show marketing remark (624 chars)

    Welcome to this beautifully maintained property, boasting a neutral color paint scheme that enhances its fresh interior paint. The kitchen is a chef's delight, featuring an accent backsplash that adds a touch of elegance. The primary bathroom is a haven of relaxation with a separate tub and shower, providing a spa-like experience. The fenced-in backyard offers privacy and security, perfect for outdoor activities. Enjoy your morning coffee or evening meals on the covered patio. With partial flooring replacement, this home feels like new. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation.

22. 2026-01-22
    price $460,000 624-char remark

    Show marketing remark (624 chars)

    Welcome to this beautifully maintained property, boasting a neutral color paint scheme that enhances its fresh interior paint. The kitchen is a chef's delight, featuring an accent backsplash that adds a touch of elegance. The primary bathroom is a haven of relaxation with a separate tub and shower, providing a spa-like experience. The fenced-in backyard offers privacy and security, perfect for outdoor activities. Enjoy your morning coffee or evening meals on the covered patio. With partial flooring replacement, this home feels like new. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation.

23. 2025-12-05
    listed $465,000 Active 624-char remark

    Show marketing remark (624 chars)

    Welcome to this beautifully maintained property, boasting a neutral color paint scheme that enhances its fresh interior paint. The kitchen is a chef's delight, featuring an accent backsplash that adds a touch of elegance. The primary bathroom is a haven of relaxation with a separate tub and shower, providing a spa-like experience. The fenced-in backyard offers privacy and security, perfect for outdoor activities. Enjoy your morning coffee or evening meals on the covered patio. With partial flooring replacement, this home feels like new. Don't miss out on this gem! Included 100-Day Home Warranty with buyer activation.

24. 2025-11-20
    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: $14,370 · $1,198/mo
• Projected year-2 tax: $14,370 · $1,198/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 6/10 Major FEMA zone X (shaded) · 55% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $38,580
• − Mortgage interest: −$22,406
• − Property taxes: −$14,370
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,086
• − Management: −$3,086
• − HOA: −$1,296
• − Depreciation: −$11,636
• Taxable loss: −$19,302
• Est. tax savings @ 24.0%: +$4,633
• After-tax cash flow: $-7,728/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: Clear Creek ISD
• NCES district ID: 4814280
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $80,240
• Composite: 46.49/100
• National rank: #2431
• State rank: #114 of 826 in TX

Livability — Webster

• Score: 69/100
• State rank: #433
• US rank: #8911

Category grades

Amenities D- Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webster, TX
• County: Harris County · 4,702,590 people
• City population: 26,638
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,110
• Household income: $60,977
• Rent vs Own: 76.9% rent · 23.1% own
• Severe rent burden: 1983.0

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 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Black 14% Two or more races 13% Asian 8%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 21% Vietnamese 2% Other Indo-European 2%

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: ▲ 1.58%
• Current HPI: 292.0815
• Rent YoY: ▲ 0.56%
• 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

-11.8% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $410,000 HARMLS
• 2026-04-30 Price Changed $420,000 HARMLS
• 2026-04-16 Price Changed $430,000 HARMLS
• 2026-04-02 Price Changed $445,000 HARMLS
• 2026-03-19 Price Changed $450,000 HARMLS
• 2026-02-26 Price Changed $455,000 HARMLS
• 2026-01-22 Price Changed $460,000 HARMLS
• 2025-12-05 Listed $465,000 HARMLS
• 2025-11-20 Sold (Public Records) — Public Records

Property tax history

+31.2%/yr

Latest (2025): $14,370 · +0.4% YoY. Source: county tax records.