23326 Spring Genesis Ln · Houston, TX 77493

$300,000

5 bd · 3.0 ba · 2,544 sqft · SingleFamily public records · 13 Days on market

Built 2023 Good condition 4,917 sqft lot $118/sqft · 12% below area Est $339k · 12% under $63/mo HOA · 2% of rent ↓ 19% 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 +12.7/15.0
• Cash flow +6.4/30.0
• Schools +5.7/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.3/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your stunning 5-bedroom home zoned to the highly acclaimed Katy ISD and offers a blend of modern style and functional living. TWO bedrooms down. You’ll be greeted by a wide front yard and a light-filled, open-concept floor plan featuring beautiful wood flooring throughout the spacious living area. The chef-inspired kitchen boasts crisp white cabinetry, premium granite countertops, and stainless steel appliances, with easy access to a massive backyard perfect for entertaining. The primary suite is a private first-floor retreat with peaceful backyard views, while a second downstairs bedroom serves as an ideal home office. Upstairs, discover a huge carpeted game room and three

Key facts

• Massive backyard
• 4,917 sq ft lot
• 2 garage spots

Tags

• OPEN-CONCEPT FLOOR PLAN
• CHEF-INSPIRED KITCHEN
• PREMIUM GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MASSIVE BACKYARD
• PRIVATE FIRST-FLOOR RETREAT

Property features AI

Finance

• HOA & community: Community managed by Spectrum Association Management; Annual association fee of $750

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Residential property; Built in 2023; Slab foundation; Composition roof
• Construction: Cement siding construction
• Exterior features: Fully fenced private yard; Back yard fencing; Subdivision lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Quartz countertops
• Bedrooms: Primary bedroom (First level) — approx. 15x13; Bedroom (First level) — approx. 10x10; Bedroom (Second level) — approx. 10x12; Bedroom (Second level) — approx. 12x10; Bedroom (Second level) — approx. 13x11
• Flooring: Carpet; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (Gas); Central air conditioning (Electric)
• Interior features: Double vanity in primary bath; Kitchen open to family room; Primary bedroom with attached bath; Quartz countertops; Living room and dining room configuration
• Laundry & utility: Washer/dryer hookup (laundry/utility details not otherwise specified)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-522 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (6.3% below list).
• Recommended offer: $235k (21.5% below list) — sets the bar for cash-flow.
• Cap rate 4.2% 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.
• 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.
• Zoned schools: Stockdick J H (math 41% / reading 51%, grade D+, #462 of 1,662 statewide, top 28%, 1,313 students, 55% FRL); Paetow H S (math 47% / reading 64%, grade C, #364 of 1,632 statewide, top 23%, 3,537 students, 62% FRL) — zoned schools average 58% FRL vs 27% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 2696 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 3.9% of price.
• 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 $235,424 (21.5% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.46%
• DSCR: 0.67
• GRM: 8.9

CMA / ARV

• ARV (median comp): $339,141
• List price: $300,000
• Delta: -0.04%
• 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
23347 Spring Genesis Ln	0.05mi	5/3.0	2,544 (0%)	8mo	$399,999	$157	91
6010 Birchwood Cliff Trl	0.16mi	4/3.5 (-1)	2,702 (+6%)	0mo	$399,000	$148	75
23214 Penstemon Trl	0.22mi	4/2.5 (-1)	2,498 (-2%)	7mo	$375,000	$150	74
23010 Needlegrass Rd	0.51mi	4/3.5 (-1)	2,493 (-2%)	4mo	$365,000	$146	62
23231 Wise Walk Dr	0.14mi	4/2.5 (-1)	2,166 (-15%)	2mo	$320,000	$148	60
6015 Birchwood Cliff Trl	0.18mi	4/2.0 (-1)	2,225 (-12%)	7mo	$409,990	$184	56
23838 Northwood Terrace Ln	0.46mi	4/3.5 (-1)	2,787 (+10%)	3mo	$539,000	$193	54
23110 True Fortune Dr	0.40mi	4/2.5 (-1)	2,275 (-11%)	5mo	$299,000	$131	53
23718 Flint Meadow Trl	0.44mi	4/3.0 (-1)	2,246 (-12%)	2mo	$359,900	$160	53
23931 Bearberry Thicket Trl	0.53mi	4/2.5 (-1)	2,772 (+9%)	2mo	$439,900	$159	52
6322 Winthrop Terrace Trl	0.69mi	4/3.0 (-1)	2,358 (-7%)	2mo	$569,000	$241	49
6143 Rosehill Harvest Loop	0.53mi	4/3.0 (-1)	2,843 (+12%)	3mo	$450,000	$158	48

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: -33.9%
• Equity multiple: -0.07×
• Total profit: $-89,636
• Equity at exit: $44,731

10-year hold

• IRR: -76.0%
• Equity multiple: -0.80×
• Total profit: $-150,843
• Equity at exit: $25,939

Cash invested: $84,000 (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 77493

• Rents YoY: -0.8%
• Active inventory: 2696
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,810 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$981 /mo · $11,771/yr
• Insurance: −$125
• HOA: −$63
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-522

Break-even live

Break-even rent $3,471

Max offer price $235,424

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5710 Fresh View Ct Katy, TX	4.0	2.5	2313	$2,495	$1.08	2d	1	0.16mi
5103 Visionary Dr Katy, TX	3.0–4.0	2.0–2.5	1692	$3,096	$1.83	2d	9	0.79mi
22700 Elyson Falls Dr Katy, TX	2.0–4.0	2.0–3.0	1658	$2,925	$1.76	2d	1	1.04mi
22824 Frassino Pl Katy, TX	4.0	2.5	2017	$2,629	$1.30	2d	1	1.08mi
22865 Terrazzo Dr Katy, TX	4.0	2.5	2017	$2,759	$1.37	15d	1	1.11mi
22808 Terrazzo Dr Katy, TX	4.0	2.5	2004	$2,529	$1.26	17d	1	1.13mi
22851 Terazzo Dr Katy, TX	3.0–4.0	2.5–3.0	1740	$3,304	$1.90	1d	1	1.15mi
22738 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,539	$1.36	20d	1	1.16mi
5007 Royal Amber Ln Katy, TX	4.0	3.0	2270	$1,975	$0.87	44d	1	1.17mi
22716 Terrazzo Dr Katy, TX	4.0	3.0	1865	$2,439	$1.31	5d	1	1.17mi
22718 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,439	$1.30	5d	1	1.18mi
22722 Terrazzo Dr Katy, TX	4.0	2.5	2017	$2,559	$1.27	17d	1	1.18mi
22622 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,569	$1.37	44d	1	1.18mi
22616 Terrazzo Dr Katy, TX	4.0	3.0	1865	$2,539	$1.36	15d	1	1.18mi
22614 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,539	$1.36	13d	1	1.18mi
22720 Terrazzo Dr Katy, TX	4.0	2.5	2004	$2,559	$1.28	17d	1	1.19mi
22624 Terrazzo Dr Katy, TX	4.0	3.0	1865	$2,569	$1.38	44d	1	1.19mi
22737 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,649	$1.41	44d	1	1.19mi
22626 Terrazzo Dr Katy, TX	4.0	2.5	2004	$2,699	$1.35	44d	1	1.19mi
22719 Terrazzo Dr Katy, TX	4.0	2.5	2004	$2,559	$1.28	17d	1	1.20mi
22628 Terrazzo Dr Katy, TX	4.0	2.5	2017	$2,659	$1.32	15d	1	1.21mi
22717 Terrazzo Dr Katy, TX	4.0	2.5	2017	$2,629	$1.30	5d	1	1.21mi
22615 Terrazzo Dr Katy, TX	4.0	3.0	1865	$2,569	$1.38	44d	1	1.25mi
22613 Terrazzo Dr Katy, TX	4.0	3.0	1873	$2,569	$1.37	44d	1	1.25mi
22611 Terrazzo Dr Katy, TX	4.0	3.0	1865	$2,569	$1.38	44d	1	1.26mi
24430 Piney Harbor Ln Katy, TX	4.0	3.0	2859	$2,800	$0.98	24d	1	1.48mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 18 events

1. 2026-06-18
   days on market $300,000 Pending 13 DOM
2. 2026-06-17
   days on market $300,000 Pending 12 DOM
3. 2026-06-16
   days on market $300,000 Pending 11 DOM
4. 2026-06-15
   days on market $300,000 Pending 10 DOM
5. 2026-06-13
   statusdays on market $300,000 Pending 8 DOM
6. 2026-06-09
   days on market $300,000 Active 4 DOM
7. 2026-06-08
   days on market $300,000 Active 3 DOM
8. 2026-06-07
   pricedays on marketlisting id $300,000 Active 2 DOM
9. 2026-06-04
   days on market $339,000 Active 66 DOM
10. 2026-06-03
    days on market $339,000 Active 65 DOM
11. 2026-06-02
    days on market $339,000 Active 64 DOM
12. 2026-06-01
    days on market $339,000 Active 63 DOM
13. 2026-05-31
    days on market $339,000 Active 62 DOM
14. 2026-03-30
    historical
15. 2026-03-30
    listed $339,000 Active 876-char remark
16. 2026-03-03
    listed $355,000 Active
17. 2026-03-03
    historical
18. 2026-01-16
    listed $369,000 Active

ⓘ 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: $11,771 · $981/mo
• Projected year-2 tax: $11,771 · $981/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $33,726
• − Mortgage interest: −$16,805
• − Property taxes: −$11,771
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,698
• − Management: −$2,698
• − HOA: −$756
• − Depreciation: −$8,727
• Taxable loss: −$11,230
• Est. tax savings @ 24.0%: +$2,695
• After-tax cash flow: $-3,568/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

This home is in excellent condition with a good condition score of 80. It is move-in ready with a good rehab level of cosmetic. The highest-ROI updates would be painting the exterior brick, landscaping improvements, new flooring in bathrooms, new kitchen appliances, and new lighting fixtures.

Value-add opportunities

• Both Painting exterior brick — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Enhances functionality and value
• Both New lighting fixtures — Enhances aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior brick — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Enhances functionality and value ↑
• Both New lighting fixtures — Enhances aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-18.7% since first listed

8 events — show timeline

• 2026-06-13 Pending — HARMLS
• 2026-06-05 Listing Removed — HARMLS
• 2026-06-05 Listed $300,000 HARMLS
• 2026-03-30 Listing Removed — HARMLS
• 2026-03-30 Listed $339,000 HARMLS
• 2026-03-03 Listing Removed — HARMLS
• 2026-03-03 Listed $355,000 HARMLS
• 2026-01-16 Listed $369,000 HARMLS

Property tax history

+203.8%/yr

Latest (2025): $11,771 · +7.9% YoY. Source: county tax records.