300 Tejas Trl · Waller, TX 77484

$220,000

4 bd · 2.0 ba · 1,745 sqft · SingleFamily public records · 79 Days on market

Built 2024 Good condition 8,015 sqft lot Garage $126/sqft · 13% below area Est $253k · 13% under $54/mo HOA · 2% of rent ↓ 4% since listing

---

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 +15.6/30.0
• ARV discount +13.4/15.0
• 1% rule +5.4/10.0
• DSCR +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Appreciation +2.9/10.0
• Rent growth +1.6/5.0

Listing remarks

Former Lennar model home! This beautifully designed 4-bedroom, 2-bathroom Lennar Core Watermill “Oxford” Plan in Trails at Cochran Ranch offers a thoughtfully crafted single-level layout with stylish finishes and upgraded details throughout. The spacious open-concept floorplan seamlessly connects the kitchen, dining area, and family room—perfect for both everyday living and effortless entertaining. The private owner’s suite is tucked away in the rear corner of the home, featuring a well-appointed en-suite bathroom and a generous walk-in closet.

Key facts

• 8,015 sq ft lot
• 2 garage spots
• Built 2024

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.4% in Waller — 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 61/100 on livability (#1,003 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime D, amenities F, commute F.
• Waller ISD (rural): math 30% / reading 35% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: I T Holleman El (math 33% / reading 31%, grade F, #2,268 of 4,322 statewide, top 55%, 688 students, 70% FRL); Waller J H (math 21% / reading 28%, grade F, #1,279 of 1,662 statewide, top 78%, 899 students, 69% FRL); Waller H S (math 25% / reading 40%, grade F, #1,029 of 1,632 statewide, top 64%, 2,639 students, 62% FRL).
• Market conditions: Rents falling (-3.8%/yr); 1877 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).
• This rent runs 34% of the median local income ($81k/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 $7k of value loss. Plan a longer hold.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $206,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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: 1.04% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 8.0

CMA / ARV

• ARV (median comp): $252,955
• List price: $220,000
• Delta: -13.03%
• 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
377 Tejas Trl	0.11mi	4/2.0	1,601 (-8%)	3mo	$278,900	$174	78
363 Kingston Way	0.04mi	4/2.0	1,601 (-8%)	8mo	$281,900	$176	78
385 Tejas Trl	0.12mi	4/2.0	1,859 (+6%)	11mo	$284,990	$153	74
308 Tejas Trl	0.03mi	4/2.5	1,891 (+8%)	10mo	$266,990	$141	74
341 Grayson Baw Ln	0.25mi	4/2.0	1,667 (-4%)	9mo	$243,990	$146	74
644 Rusted Spur Way	0.24mi	4/2.5	1,891 (+8%)	0mo	$237,990	$126	72
337 Tejas Trl	0.08mi	4/2.5	1,891 (+8%)	11mo	$223,090	$118	71
429 Tejas Trl	0.20mi	4/2.0	1,859 (+6%)	11mo	$283,990	$153	71
309 Tejas Trl	0.04mi	3/2.0 (-1)	1,552 (-11%)	8mo	$282,900	$182	69
333 Fastboy Ln	0.09mi	3/2.0 (-1)	1,552 (-11%)	5mo	$272,900	$176	68
672 Rusted Spur Way	0.28mi	3/2.0 (-1)	1,552 (-11%)	2mo	$280,900	$181	62
320 Kingston Way	0.16mi	3/2.0 (-1)	1,552 (-11%)	10mo	$282,900	$182	61

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-36,322
• Equity at exit: $32,803

10-year hold

• IRR: -17.1%
• Equity multiple: 0.20×
• Total profit: $-49,293
• Equity at exit: $19,022

Cash invested: $61,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 52 active · 12 under contract
• Months of supply: 52.0 mo (2%/mo absorbed)
• Median asking: $260,490 ($146/sqft)
• Median days on market: 57 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: -0.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77484

• Home prices YoY: -1.0%
• Rents YoY: -3.8%
• Active inventory: 1877
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,280 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$410 /mo · $4,915/yr
• Insurance: −$92
• HOA: −$54
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $92

Break-even live

Break-even rent $2,163

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $217	-5% $154	+0% $92	+5% $30	+10% $-33
Rent	-10% $-88	-5% $2	+0% $92	+5% $182	+10% $272
Rate	-1.0pp $203	-0.5pp $148	base $92	+0.5pp $35	+1.0pp $-23

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: $55,000
• Closing costs: $6,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Fastboy Ln Waller, TX	3.0–5.0	2.0–3.5	1950	$2,422	$1.24	0d	1	0.03mi
317 Kim Ln Waller, TX	4.0	2.5	1891	$2,040	$1.08	0d	1	0.31mi

Property features AI

Finance

• HOA & community: Community managed by SBB Community ManagementAnnual association fee of $650

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle-story (all main rooms listed on first level)
• Construction: Cement sidingComposition roofSlab foundationBuilt in 2024
• Exterior features: Subdivision lot

Interior

• Kitchen: Includes dishwasher, disposal, microwave
• Bedrooms: Primary bedroom (first level) — 15 x 15Bedroom (first level) — 10 x 10Bedroom (first level) — 10 x 10Bedroom (first level) — 10 x 11Total 6 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central electric air conditioning
• Interior features: DishwasherDisposalMicrowave

HOA detail $54/mo · $648/yr

• Likely covers: water

Listing history 50 events

1. 2026-11-08
   days on market $220,000 Active 79 DOM
2. 2026-11-07
   days on market $220,000 Active 78 DOM
3. 2026-11-06
   days on market $220,000 Active 77 DOM
4. 2026-11-05
   days on market $220,000 Active 76 DOM
5. 2026-11-04
   days on market $220,000 Active 75 DOM
6. 2026-11-02
   days on market $220,000 Active 73 DOM
7. 2026-11-01
   days on market $220,000 Active 72 DOM
8. 2026-10-31
   days on market $220,000 Active 71 DOM
9. 2026-10-30
   pricedays on market $220,000 Active 70 DOM
10. 2026-10-29
    days on market $225,000 Active 69 DOM
11. 2026-10-28
    days on market $225,000 Active 68 DOM
12. 2026-10-27
    days on market $225,000 Active 67 DOM
13. 2026-10-26
    days on market $225,000 Active 66 DOM
14. 2026-10-26
    days on market $225,000 Active 65 DOM
15. 2026-10-24
    days on market $225,000 Active 64 DOM
16. 2026-10-23
    days on market $225,000 Active 63 DOM
17. 2026-10-22
    days on market $225,000 Active 62 DOM
18. 2026-10-21
    days on market $225,000 Active 61 DOM
19. 2026-10-20
    days on market $225,000 Active 60 DOM
20. 2026-10-19
    days on market $225,000 Active 59 DOM
21. 2026-10-18
    days on market $225,000 Active 58 DOM
22. 2026-10-17
    days on market $225,000 Active 57 DOM
23. 2026-10-16
    price $225,000 Active 56 DOM
24. 2026-10-16
    days on market $230,000 Active 56 DOM
25. 2026-10-15
    days on market $230,000 Active 55 DOM
26. 2026-10-14
    days on market $230,000 Active 54 DOM
27. 2026-10-13
    days on market $230,000 Active 53 DOM
28. 2026-10-12
    days on market $230,000 Active 52 DOM
29. 2026-10-11
    days on market $230,000 Active 51 DOM
30. 2026-10-11
    price $230,000 Active 50 DOM
31. 2026-10-10
    days on market $235,000 Active 50 DOM
32. 2026-10-09
    days on market $235,000 Active 49 DOM
33. 2026-10-08
    days on market $235,000 Active 48 DOM
34. 2026-10-07
    days on market $235,000 Active 47 DOM
35. 2026-10-06
    days on market $235,000 Active 46 DOM
36. 2026-10-05
    days on market $235,000 Active 45 DOM
37. 2026-10-04
    days on market $235,000 Active 44 DOM
38. 2026-10-04
    days on market $235,000 Active 43 DOM
39. 2026-10-02
    days on market $235,000 Active 42 DOM
40. 2026-10-01
    days on market $235,000 Active 41 DOM
41. 2026-09-30
    days on market $235,000 Active 40 DOM
42. 2026-09-29
    days on market $235,000 Active 39 DOM
43. 2026-09-28
    days on market $235,000 Active 38 DOM
44. 2026-09-27
    days on market $235,000 Active 37 DOM
45. 2026-09-26
    days on market $235,000 Active 36 DOM
46. 2026-09-25
    days on market $235,000 Active 35 DOM
47. 2026-09-24
    days on market $235,000 Active 34 DOM
48. 2026-09-23
    days on market $235,000 Active 33 DOM
49. 2026-09-22
    days on market $235,000 Active 32 DOM
50. 2026-09-21
    days on market $235,000 Active 31 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: $4,915 · $410/mo
• Projected year-2 tax: $4,915 · $410/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,357
• − Mortgage interest: −$12,323
• − Property taxes: −$4,915
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − HOA: −$648
• − Depreciation: −$6,400
• Taxable loss: −$2,407
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $1,682/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,725–$26,175 screening

This single-family home is in excellent condition with a good condition score of 80. It is move-in ready with a modern and well-maintained interior and exterior. The property has a good resale and rental value with potential for further improvements.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add a smart home system — Improves convenience and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary I T Holleman El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Waller J H F TX #1,279/1,662 Nat'l #10,474/14,009 High Waller H S F TX #1,029/1,632 Nat'l #10,333/17,239

Schools (NCES district)

• District: Waller ISD
• NCES district ID: 4844430
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $58,911
• Composite: 29.12/100
• National rank: #6593
• State rank: #532 of 826 in TX

C Composite livability gradescore 61/100

Livability — Waller

• Score: 61/100
• State rank: #1003
• US rank: #17792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 60,772 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 14,348
• Household income: $81,250
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 21% of renters

---

Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Hispanic / Latino 31% Two or more races 16% Black 15%
• Hispanic origin (detail): Mexican 30%
• Languages at home: 73% English-only · Spanish 24% Arabic 2%

---

Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.17%
• Current HPI: 397.85
• Rent YoY: ▼ -3.77%
• 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

Property features AI

Finance

• HOA & community: Community managed by SBB Community ManagementAnnual association fee of $650

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle-story (all main rooms listed on first level)
• Construction: Cement sidingComposition roofSlab foundationBuilt in 2024
• Exterior features: Subdivision lot

Interior

• Kitchen: Includes dishwasher, disposal, microwave
• Bedrooms: Primary bedroom (first level) — 15 x 15Bedroom (first level) — 10 x 10Bedroom (first level) — 10 x 10Bedroom (first level) — 10 x 11Total 6 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central electric air conditioning
• Interior features: DishwasherDisposalMicrowave

Price history

-4.0% since first listed

4 events — show timeline

• 2026-08-21 Listed $240,000 HARMLS
• 2026-08-16 Listing Removed — HARMLS
• 2026-02-16 Listed $250,000 HARMLS
• 2024-12-26 Sold (Public Records) — Public Records

Property tax history

+319.5%/yr

Latest (2025): $4,915 · +319.5% YoY. Source: county tax records.