25719 Bottlebrush Sedge St · Houston, TX 77493

$265,000

3 bd · 2.0 ba · 1,522 sqft · SingleFamily public records · 10 Days on market

Built 2020 4,913 sqft lot Est $268k · at est. $50/mo HOA · 2% 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).

• Cash flow +9.9/30.0
• ARV discount +8.0/15.0
• Schools +5.7/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

One owner. Zero compromises. This immaculate single-story stunner sits in the heart of Katy ISD territory and delivers the kind of space and lifestyle that simply does not come around often. Four bedrooms, two baths, a two car garage, and an oversized backyard with a covered patio set the stage for living large. Inside, an open concept layout floods the home with natural light, anchored by a generous kitchen built for real family moments. The primary suite is a true retreat featuring a walk-in closet, dual vanities, and a separate shower and tub. Refrigerator, washer, and dryer included so you move in and start living from day one. Quick access to I-10 and Grand Parkway 99 puts shopping, di

Key facts

• Generous kitchen
• Dual vanities
• Covered patio

Tags

• OVERSIZED BACKYARD
• COVERED PATIO
• OPEN CONCEPT LAYOUT
• GENEROUS KITCHEN
• WALK IN CLOSET
• DUAL VANITIES

Property features AI

Finance

• HOA & community: Managed by Signature Association Management; Annual association fee of $595

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2020; Single-story layout (all rooms listed on first floor); Slab foundation; Composition roof
• Construction: Brick, cement siding, stone, and wood siding exterior construction; Slab foundation; Composition roof
• Exterior features: Deck; Patio; Fenced backyard; Subdivision setting; Concrete road access

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; ENERGY STAR qualified appliances; Breakfast bar; Kitchen/dining combo; Kitchen/family room combo
• Bedrooms: Primary bedroom on first floor (15 x 13); Bedroom on first floor (11 x 10); Bedroom on first floor (10 x 10); Bedroom on first floor (10 x 10)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Double vanity; Soaking tub; Separate shower
• Heating & cooling: Central heating (gas); Central air (electric); Programmable thermostat
• Interior features: Breakfast bar; Double vanity; Kitchen and family room combo; Soaking tub; Separate shower; Window treatments; Ceiling fans; Kitchen and dining combo; Programmable thermostat; Low emissivity windows; Window coverings; ENERGY STAR qualified appliances
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (2.9% below list).
• Recommended offer: $224k (15.3% 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: schools D, 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.
• Market conditions: Rents soft (-0.8%/yr); 2728 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $224,407 (15.3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $267,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25734 Bottlebrush Sedge St	0.04mi	3/2.0	1,565 (+3%)	3mo	$280,000	$179	91
5722 Savanna Pasture Rd	0.17mi	3/2.0	1,560 (+2%)	1mo	$260,000	$167	87
5738 Savanna Pasture Rd	0.20mi	3/2.0	1,540 (+1%)	3mo	$259,990	$169	86
5603 Savanna Pasture Rd	0.09mi	4/2.0 (+1)	1,558 (+2%)	4mo	$269,786	$173	83
25535 Pitchfork Ranch Pl	0.42mi	3/2.0	1,480 (-3%)	4mo	$259,999	$176	72
5935 Waggoner Ranch Trl	0.43mi	3/2.0	1,496 (-2%)	7mo	$280,000	$187	71
25519 Pitchfork Ranch Pl	0.43mi	4/2.0 (+1)	1,569 (+3%)	1mo	$265,000	$169	69
25406 Katy Gate Ln	0.53mi	3/2.0	1,505 (-1%)	6mo	$275,000	$183	68
25554 Pitchfork Ranch Pl	0.44mi	4/2.0 (+1)	1,569 (+3%)	2mo	$260,000	$166	68
5342 Marisol Cove Dr	0.19mi	4/2.0 (+1)	1,700 (+12%)	0mo	$319,000	$188	66
25514 Reign Wayman Ct	0.61mi	3/2.0	1,592 (+5%)	2mo	$280,000	$176	62
5023 Yellow Rays Trl	0.45mi	4/2.0 (+1)	1,710 (+12%)	9mo	$299,900	$175	46

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: -26.7%
• Equity multiple: 0.13×
• Total profit: $-64,814
• Equity at exit: $39,512

10-year hold

• IRR: -45.3%
• Equity multiple: -0.39×
• Total profit: $-103,195
• Equity at exit: $22,912

Cash invested: $74,200 (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 77493

• Rents YoY: -0.8%
• Active inventory: 2728
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,573 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$646 /mo · $7,755/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$50
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-230

Break-even live

Break-even rent $2,864

Max offer price $224,407

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-155	+0% $-230	+5% $-305	+10% $-380
Rent	-10% $-433	-5% $-331	+0% $-230	+5% $-128	+10% $-26
Rate	-1.0pp $-96	-0.5pp $-162	base $-230	+0.5pp $-298	+1.0pp $-368

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6758 Sunset Velvet Dr Katy, TX	3.0	2.0	1580	$2,350	$1.49	44d	1	1.34mi
27064 Beach Ball Dr Katy, TX	3.0–4.0	2.5–3.5	1705	$2,406	$1.41	0d	25	1.44mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 7 events

1. 2026-06-21
   days on market $265,000 Active 10 DOM
2. 2026-06-18
   days on market $265,000 Active 7 DOM
3. 2026-06-17
   days on market $265,000 Active 6 DOM
4. 2026-06-16
   days on market $265,000 Active 5 DOM
5. 2026-06-15
   days on market $265,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $265,000 Active 2 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: $7,755 · $646/mo
• Projected year-2 tax: $7,755 · $646/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $30,881
• − Mortgage interest: −$14,844
• − Property taxes: −$7,755
• − Insurance: −$2,122
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − HOA: −$600
• − Depreciation: −$7,709
• Taxable loss: −$7,090
• Est. tax savings @ 24.0%: +$1,702
• After-tax cash flow: $-1,056/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): 71,484
• Household income: $118,464
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 913.0

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 0.73)
• Race & ethnicity: White 36% Hispanic / Latino 33% Two or more races 16% Black 15% Asian 12%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, Jamaica
• Languages at home: 64% English-only · Spanish 22% Vietnamese 5% French/Haitian/Cajun 4%

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: ▼ -140.65%
• Current HPI: 233.1683
• Rent YoY: ▼ -0.80%
• 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

-11.6% since first listed

9 events — show timeline

• 2026-06-11 Listed $265,000 HARMLS
• 2024-11-19 Rental Removed $2,000 HARMLS
• 2024-11-16 Listed for Rent $2,000 HARMLS
• 2024-03-31 Listing Removed — HARMLS
• 2024-03-12 Price Changed $295,000 HARMLS
• 2023-12-26 Rental Removed $2,690 APPFOLIO
• 2023-12-24 Price Changed $2,690 APPFOLIO
• 2023-12-18 Listed for Rent $2,660 APPFOLIO
• 2023-09-07 Listed $299,800 HARMLS

Property tax history

+53.1%/yr

Latest (2025): $7,755 · -0.0% YoY. Source: county tax records.