19222 Danphe Landing Ct · Houston, TX 77375

$285,000

4 bd · 2.5 ba · 2,555 sqft · SingleFamily public records · 29 Days on market

Built 2008 4,961 sqft lot $112/sqft · 9% below area Est $313k · 9% under

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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 +11.5/15.0
• Cash flow +10.7/30.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 19222 Danphe Landing in Tomball, TX—a beautifully maintained 5-bedroom home offering comfort, space, and convenience. This inviting property features a spacious open-concept layout with abundant natural light, a fireplace, a modern kitchen with sleek finishes, and generous living areas perfect for entertaining. A large game room provides the ideal space for recreation or relaxation. The primary suite offers a private retreat with a well-appointed ensuite bath, while additional 4 bedrooms provide flexibility for family, guests, or a home office. Enjoy the backyard with room to unwind or play, all conveniently located near shopping, dining, and local Klein ISD schools.

Key facts

• Backyard
• Private retreat
• Modern kitchen

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• LARGE GAME ROOM
• PRIVATE RETREAT
• WELL-APPOINTED ENSUITE BATH
• BACKYARD

Property features AI

Finance

• Other: Municipal Utility District disclosure available; Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Slab foundation; Built in 2008
• Construction: Brick construction; Composition roof
• Exterior features: Covered patio; Deck; Patio; Fenced backyard; Private yard; Backs to greenbelt/park; Subdivision setting

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Garbage disposal
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Primary bedroom with private bathroom; Pantry; Tub-shower; Vanity; Window treatments; Ceiling fans; Kitchen/dining combo; Window coverings; One fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (9.9% below list).
• Recommended offer: $257k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kohrville El (math 34% / reading 40%, grade F, #1,769 of 4,322 statewide, top 44%, 736 students, 64% FRL); Ulrich Int (math 39% / reading 47%, grade D-, #540 of 1,662 statewide, top 33%, 1,262 students, 58% FRL); Klein H S (math 58% / reading 67%, grade B-, #234 of 1,632 statewide, top 14%, 3,352 students, 45% FRL) — zoned schools average 56% FRL vs 37% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 666 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 30% of the median local income ($102k/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 $9k 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 29 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $256,744 (9.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.90% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 9.3

CMA / ARV

• ARV (median comp): $313,086
• List price: $285,000
• Delta: -4.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11251 Wild Goose Dr	0.19mi	4/2.5	2,540 (-1%)	5mo	$284,806	$112	86
11426 Baldwin Spruce Trl	0.36mi	4/3.0	2,483 (-3%)	2mo	$290,000	$117	74
10138 Cairn Meadows Dr	0.31mi	3/2.5 (-1)	2,638 (+3%)	7mo	$448,000	$170	70
11438 Baldwin Spruce Trl	0.38mi	4/2.5	2,394 (-6%)	6mo	$319,900	$134	67
11019 Chestnut Path Way	0.24mi	4/2.5	2,281 (-11%)	6mo	$299,000	$131	66
10930 Chestnut Path Way	0.18mi	3/2.5 (-1)	2,253 (-12%)	2mo	$289,000	$128	65
1223 Arden Forest Dr	0.52mi	3/2.5 (-1)	2,497 (-2%)	6mo	$475,000	$190	62
11439 Northam Dr	0.47mi	4/2.5	2,280 (-11%)	1mo	$287,280	$126	59
9711 Ashdown Forest Dr	0.75mi	4/3.0	2,640 (+3%)	1mo	$429,900	$163	56
1110 Arden Forest Dr	0.62mi	3/2.0 (-1)	2,388 (-6%)	2mo	$399,000	$167	52
9915 Blissfull Valley Ln	0.71mi	4/2.5	2,805 (+10%)	1mo	$361,000	$129	50
1219 Hurst Park Dr	0.68mi	3/2.5 (-1)	2,920 (+14%)	0mo	$599,900	$205	39

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: -23.4%
• Equity multiple: 0.22×
• Total profit: $-62,308
• Equity at exit: $42,494

10-year hold

• IRR: -30.9%
• Equity multiple: -0.18×
• Total profit: $-93,969
• Equity at exit: $24,642

Cash invested: $79,800 (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: 666
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,567 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$553 /mo · $6,630/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-138

Break-even live

Break-even rent $2,742

Max offer price $260,700

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-57	+0% $-138	+5% $-218	+10% $-299
Rent	-10% $-340	-5% $-239	+0% $-138	+5% $-36	+10% $65
Rate	-1.0pp $6	-0.5pp $-65	base $-138	+0.5pp $-211	+1.0pp $-287

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10502 Chestnut Path Way Tomball, TX	5.0	3.0	2603	$2,500	$0.96	0d	1	0.35mi
19418 Sandy Woods Dr Tomball, TX	4.0	2.5	2000	$2,000	$1.00	26d	1	0.66mi
9738 Birdsnest Ct Spring, TX	5.0	4.0	3006	$3,400	$1.13	21d	1	1.10mi
12031 Canyon Falls Dr Tomball, TX	3.0	2.5	2256	$3,000	$1.33	45d	1	1.36mi
9715 Haleys Comet Cir Tomball, TX	3.0	3.0	2400	$1,899	$0.79	45d	1	1.46mi

Listing history 26 events

1. 2026-06-21
   days on market $285,000 Active 29 DOM
2. 2026-06-18
   days on market $285,000 Active 26 DOM
3. 2026-06-17
   price $285,000 Active 25 DOM
4. 2026-06-17
   days on market $300,000 Active 25 DOM
5. 2026-06-16
   days on market $300,000 Active 24 DOM
6. 2026-06-15
   days on market $300,000 Active 23 DOM
7. 2026-06-13
   days on market $300,000 Active 21 DOM
8. 2026-06-09
   days on market $300,000 Active 17 DOM
9. 2026-06-08
   days on market $300,000 Active 16 DOM
10. 2026-06-07
    days on market $300,000 Active 15 DOM
11. 2026-06-04
    days on market $300,000 Active 12 DOM
12. 2026-06-03
    days on market $300,000 Active 11 DOM
13. 2026-06-02
    days on market $300,000 Active 10 DOM
14. 2026-06-01
    days on market $300,000 Active 9 DOM
15. 2026-05-31
    days on market $300,000 Active 8 DOM
16. 2026-04-01
    listed $300,000 Active 692-char remark
17. 2023-03-31
    soldstatus
18. 2017-08-24
    historical
19. 2017-07-13
    status Active
20. 2017-06-24
    historical
21. 2017-06-01
    price $180,000
22. 2017-04-19
    price $185,000
23. 2017-02-23
    listed $190,000 Active
24. 2009-06-08
    soldstatus
25. 2009-04-22
    historical
26. 2009-02-13
    listed $119,444

ⓘ 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: $6,630 · $553/mo
• Projected year-2 tax: $6,630 · $553/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,809
• − Mortgage interest: −$15,964
• − Property taxes: −$6,630
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − Depreciation: −$8,291
• Taxable loss: −$6,431
• Est. tax savings @ 24.0%: +$1,543
• After-tax cash flow: $-107/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 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): 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

+138.6% since first listed

14 events — show timeline

• 2026-06-17 Price Changed $285,000 HARMLS
• 2026-05-22 Listing Removed — HARMLS
• 2026-05-22 Listed $300,000 HARMLS
• 2026-04-01 Listed $300,000 HARMLS
• 2023-03-31 Sold (Public Records) — Public Records
• 2017-08-24 Listing Removed — HARMLS
• 2017-07-13 Relisted — HARMLS
• 2017-06-24 Listing Removed — HARMLS
• 2017-06-01 Price Changed $180,000 HARMLS
• 2017-04-19 Price Changed $185,000 HARMLS
• 2017-02-23 Listed $190,000 HARMLS
• 2009-06-08 Sold (MLS) — HARMLS
• 2009-04-22 Listing Removed — HARMLS
• 2009-02-13 Listed $119,444 HARMLS

Property tax history

+8.0%/yr

Latest (2025): $6,630 · +1.1% YoY. Source: county tax records.