1006 Stoneleigh Ct · Tomball, TX 77375

$269,900

3 bd · 2.0 ba · 1,734 sqft · SingleFamily public records · 18 Days on market

Built 1979 7,200 sqft lot Est $406k · 33% under

---

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
• Cash flow +10.9/30.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

TOMBALL!! READY FOR MOVE IN!!! Fabulous opportunity for the Completely Remodeled 4/2/2 with 1734 sft of living space! Spacious kitchen with all new appliances & separate dining area. Family room with cozy fireplace overlooks the backyard. Master suite with fully remodeled master bath featuring double sinks and shower. Three nicely sized bedrooms with a second full bath with tub/shower. Fresh paint and flooring throughout. Relax in the back yard with a covered patio, perfect for afternoon grilling! This is a MUST –SEE!

Key facts

• Spacious kitchen
• Covered patio
• New appliances

Tags

• REMODELED MASTER BATH
• COZY FIREPLACE
• COVERED PATIO
• SPACIOUS KITCHEN
• NEW APPLIANCES
• SEPARATE DINING AREA

Property features AI

Finance

• HOA & community: Curbs and gutters in community

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Faces north; Built in 1979; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Covered patio; Deck; Patio; Fully fenced yard; Private yard; Located on a cul-de-sac; Subdivision setting; Concrete road surface

Interior

• Kitchen: Dishwasher; Electric oven; Free-standing range; Disposal; Oven; ENERGY STAR qualified appliances
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Breakfast bar; Granite counters; Kitchen open to family room; Pantry; Vanity; Ceiling fans; Combined living/dining area; Gas and wood-burning fireplace
• 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 $270k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (18.9% below list).
• Recommended offer: $219k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.7% in Tomball — 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 75/100 on livability (#155 in TX, #4,239 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities F, commute F.
• Tomball ISD (suburban): math 66% / reading 63% proficiency, ranked #25 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Tomball El (math 41% / reading 51%, grade D-, #1,097 of 4,322 statewide, top 26%, 827 students, 56% FRL); Tomball Int (math 55% / reading 45%, grade C, #347 of 1,662 statewide, top 21%, 988 students, 46% FRL); Tomball H S (math 74% / reading 69%, grade B+, #111 of 1,632 statewide, top 7%, 2,801 students, 34% FRL) — zoned schools average 46% FRL vs 26% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 667 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 (-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

• It's been on market 18 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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

• 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 $218,927 (18.9% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.81% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $405,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1143 Grand Junction Dr	0.17mi	3/2.0	1,813 (+5%)	11mo	$344,900	$190	75
1103 Hidden Oaks Dr	0.33mi	3/2.0	1,776 (+2%)	8mo	$516,962	$291	74
1231 Hidden Oaks	0.45mi	3/2.0	1,776 (+2%)	1mo	$415,000	$234	74
23647 Golden Birch Bnd	0.39mi	3/2.0	1,776 (+2%)	6mo	$451,528	$254	73
23631 Golden Birch Bnd	0.41mi	3/2.0	1,776 (+2%)	6mo	$456,972	$257	71
1107 Grand Junction Dr	0.18mi	3/2.0	1,949 (+12%)	5mo	$345,000	$177	67
1154 Magnolia Branch Ln	0.23mi	3/2.5	1,570 (-10%)	7mo	$274,990	$175	66
1046 Bending Trail Dr	0.32mi	4/2.0 (+1)	1,610 (-7%)	4mo	$339,900	$211	65
915 Acorn Trail Pl	0.32mi	3/2.0	1,546 (-11%)	10mo	$309,000	$200	58
1227 Hidden Oaks Dr	0.44mi	2/2.0 (-1)	1,519 (-12%)	3mo	$458,013	$302	51
513 Hospital St	0.54mi	3/2.0	1,500 (-14%)	2mo	$270,000	$180	51
1202 Hidden Oaks Dr	0.47mi	2/2.0 (-1)	1,519 (-12%)	11mo	$393,922	$259	44

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-57,799
• Equity at exit: $40,243

10-year hold

• IRR: -27.6%
• Equity multiple: -0.12×
• Total profit: $-84,908
• Equity at exit: $23,336

Cash invested: $75,572 (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 77375

• Home prices YoY: -33.9%
• Rents YoY: -0.5%
• Active inventory: 667
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$322 /mo · $3,866/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-120

Break-even live

Break-even rent $2,342

Max offer price $248,621

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-44	+0% $-120	+5% $-197	+10% $-273
Rent	-10% $-293	-5% $-207	+0% $-120	+5% $-34	+10% $52
Rate	-1.0pp $15	-0.5pp $-52	base $-120	+0.5pp $-190	+1.0pp $-262

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 Lovett St Tomball, TX	2.0	2.0	1070	$1,829	$1.71	21d	1	0.06mi
811 Steam Ridge Ln Tomball, TX	3.0	2.0	1949	$2,681	$1.38	1d	1	0.14mi
409 Commerce St Tomball, TX	3.0	2.0	1123	$1,700	$1.51	7d	1	1.18mi
308 Willowick St Tomball, TX	2.0	2.0	1188	$1,450	$1.22	26d	1	1.29mi
300 Belmont St Tomball, TX	2.0	2.5	1212	$1,444	$1.19	46d	4	1.31mi
1100 S Cherry St Unit 3174 Tomball, TX	3.0	2.0	1193	$1,725	$1.45	0d	1	1.49mi
1100 S Cherry St Unit 1133 Tomball, TX	3.0	2.0	1193	$1,725	$1.45	14d	1	1.49mi

Listing history 12 events

1. 2026-06-22
   days on market $269,900 Pending 18 DOM
2. 2026-06-21
   statusdays on market $269,900 Pending 17 DOM
3. 2026-06-18
   days on market $269,900 Active 14 DOM
4. 2026-06-17
   days on market $269,900 Active 13 DOM
5. 2026-06-16
   days on market $269,900 Active 12 DOM
6. 2026-06-15
   days on market $269,900 Active 11 DOM
7. 2026-06-13
   days on market $269,900 Active 9 DOM
8. 2026-06-13
   days on market $269,900 Active 8 DOM
9. 2026-06-09
   days on market $269,900 Active 5 DOM
10. 2026-06-08
    days on market $269,900 Active 4 DOM
11. 2026-06-07
    remarks 529-char remark
12. 2026-06-07
    listed $269,900 Active 3 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: $3,866 · $322/mo
• Projected year-2 tax: $4,939 · $412/mo
• Expected delta: +$1,074/yr (+$89/mo · 27.8%)

ⓘ 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 8/10 Severe 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: $26,271
• − Mortgage interest: −$15,119
• − Property taxes: −$3,866
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$7,852
• Taxable loss: −$6,118
• Est. tax savings @ 24.0%: +$1,468
• After-tax cash flow: $23/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: Tomball ISD
• NCES district ID: 4842960
• Math proficiency: 66% ▼ -6.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $86,552
• Composite: 58.32/100
• National rank: #1014
• State rank: #25 of 826 in TX

Livability — Tomball

• Score: 75/100
• State rank: #155
• US rank: #4239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tomball, TX
• County: Harris County · 4,702,590 people
• City population: 113,991
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 72,311
• Household income: $102,488
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 1803.0

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 0.65)
• Race & ethnicity: White 48% Hispanic / Latino 33% Two or more races 13% Black 10% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 22% Other Indo-European 2% Vietnamese 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: ▼ -119.81%
• Current HPI: 233.6155
• Rent YoY: ▼ -0.49%
• 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

+150.1% since first listed

9 events — show timeline

• 2026-06-04 Listed $269,900 HARMLS
• 2019-10-30 Sold (Public Records) — Public Records
• 2007-07-01 Listing Removed — HARMLS
• 2007-06-14 Listed $102,900 HARMLS
• 2007-06-09 Listing Removed — HARMLS
• 2006-09-10 Listed $107,900 HARMLS
• 2003-10-29 Sold (Public Records) — Public Records
• 2001-01-19 Sold (Public Records) — Public Records
• 1998-09-17 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,866 · +3.8% YoY. Source: county tax records.