7227 Foxvista Ln · Spring, TX 77338

$274,900

4 bd · 2.5 ba · 2,700 sqft · SingleFamily public records · 409 Days on market

Built 2006 5,580 sqft lot $102/sqft · at area comps Est $276k · at est.

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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 +8.1/30.0
• ARV discount +7.7/15.0
• Appreciation +4.6/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +1.5/10.0

Listing remarks MLS

This beautifully maintained 5-bedroom residence sits proudly on a desirable corner lot, offering both space and privacy. With an open-concept layout, generous living areas, and ample natural light, this home is perfect for both everyday living and entertaining guests. Step outside to your own private retreat featuring an above-ground pool—ideal for cooling off during hot Texas summers. The oversized lot provides plenty of room for outdoor fun, gardening, or relaxing under the sun. Whether you're a or simply looking for more space, this property checks all the boxes. Conveniently located near shopping, dining, and major highways, this is Humble living at its best!

Key facts

• Private retreat
• Above-ground pool
• Oversized lot

Tags

• CORNER LOT
• OPEN-CONCEPT LAYOUT
• ABOVE-GROUND POOL
• OVERSIZED LOT
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-274 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (14.2% below list).
• Recommended offer: $227k (17.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#635 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools C-, crime D, amenities F.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 311 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 44% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k 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 409 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,520 (17.6% 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. It's been on market 409 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.86% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 9.7

CMA / ARV

• ARV (median comp): $276,109
• List price: $274,900
• Delta: -0.44%
• 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
20838 Foxwood Garden Dr	0.12mi	5/2.5 (+1)	2,700 (0%)	1mo	$250,000	$93	88
20938 Fox Trot Ct	0.08mi	4/2.5	2,724 (+1%)	9mo	$220,000	$81	88
7210 Fox Hall Ln	0.24mi	4/3.0	2,695 (-0%)	6mo	$239,900	$89	82
20919 Foxwood Glen Ln	0.12mi	5/3.0 (+1)	2,695 (-0%)	10mo	$299,000	$111	79
7242 Fox Hall Ln	0.23mi	4/2.5	2,433 (-10%)	8mo	$240,000	$99	66
20430 Percheron Trl	0.75mi	4/2.5	2,680 (-1%)	1mo	$299,999	$112	63
21310 Fox Burrow Trl	0.26mi	4/2.5	2,426 (-10%)	9mo	$275,000	$113	63
7610 Retama Terrace Ln	0.68mi	4/2.5	2,594 (-4%)	2mo	$269,500	$104	60
6843 Oaken Gate Way	0.39mi	4/2.5	2,442 (-10%)	8mo	$288,999	$118	59
7247 Foxshadows Ln	0.36mi	4/2.5	2,391 (-11%)	8mo	$285,000	$119	57
20818 Teton Mil Dr	0.65mi	4/2.5	2,550 (-6%)	10mo	$279,779	$110	52
7519 Morgan Ranch Trl	0.73mi	4/2.5	2,344 (-13%)	8mo	$279,500	$119	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.77% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.52×
• Total profit: $-37,110
• Equity at exit: $69,341

10-year hold

• IRR: -5.1%
• Equity multiple: 0.52×
• Total profit: $-36,609
• Equity at exit: $75,386

Cash invested: $76,972 (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 77338

• Home prices YoY: -0.3%
• Rents YoY: 2.2%
• Active inventory: 311
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,360 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$582 /mo · $6,982/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-274

Break-even live

Break-even rent $2,706

Max offer price $226,520

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-196	+0% $-274	+5% $-352	+10% $-429
Rent	-10% $-460	-5% $-367	+0% $-274	+5% $-181	+10% $-87
Rate	-1.0pp $-135	-0.5pp $-204	base $-274	+0.5pp $-345	+1.0pp $-418

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20911 Foxwood Glen Ln Humble, TX	5.0	2.5	2690	$2,475	$0.92	44d	1	0.11mi
20735 Fox Cliff Ln Humble, TX	4.0	3.0	2404	$2,175	$0.90	44d	1	0.27mi
6707 Level Pond Ln Humble, TX	4.0	2.5	2927	$2,316	$0.79	23d	1	0.52mi
21235 Grand Field Ct Humble, TX	4.0	3.0	1750	$1,800	$1.03	44d	1	0.54mi
7318 Foxway Ln Humble, TX	3.0	2.0	1750	$1,759	$1.01	25d	1	1.02mi
19931 Arrowsmith Dr Humble, TX	3.0	2.5	2264	$1,831	$0.81	25d	1	1.09mi
8419 Opalwood Ln Unit Main Humble, TX	3.0	2.0	2084	$2,482	$1.19	19d	1	1.26mi

Listing history 32 events

1. 2026-06-21
   days on market $274,900 Active 409 DOM
2. 2026-06-18
   days on market $274,900 Active 406 DOM
3. 2026-06-17
   days on market $274,900 Active 405 DOM
4. 2026-06-16
   days on market $274,900 Active 404 DOM
5. 2026-06-16
   price $274,900 Active 403 DOM
6. 2026-06-15
   days on market $279,900 Active 403 DOM
7. 2026-06-13
   days on market $279,900 Active 401 DOM
8. 2026-06-13
   days on market $279,900 Active 400 DOM
9. 2026-06-09
   days on market $279,900 Active 397 DOM
10. 2026-06-08
    days on market $279,900 Active 396 DOM
11. 2026-06-07
    days on market $279,900 Active 395 DOM
12. 2026-06-04
    days on market $279,900 Active 392 DOM
13. 2026-06-03
    days on market $279,900 Active 391 DOM
14. 2026-06-02
    days on market $279,900 Active 390 DOM
15. 2026-06-01
    days on market $279,900 Active 389 DOM
16. 2026-05-31
    days on market $279,900 Active 388 DOM
17. 2026-05-20
    price $279,900 677-char remark

    Show marketing remark (677 chars)

    This beautifully maintained 5-bedroom residence sits proudly on a desirable corner lot, offering both space and privacy. With an open-concept layout, generous living areas, and ample natural light, this home is perfect for both everyday living and entertaining guests. Step outside to your own private retreat featuring an above-ground pool—ideal for cooling off during hot Texas summers. The oversized lot provides plenty of room for outdoor fun, gardening, or relaxing under the sun. Whether you're a or simply looking for more space, this property checks all the boxes. Conveniently located near shopping, dining, and major highways, this is Humble living at its best!

18. 2026-05-08
    status Active 677-char remark

    Show marketing remark (677 chars)

    This beautifully maintained 5-bedroom residence sits proudly on a desirable corner lot, offering both space and privacy. With an open-concept layout, generous living areas, and ample natural light, this home is perfect for both everyday living and entertaining guests. Step outside to your own private retreat featuring an above-ground pool—ideal for cooling off during hot Texas summers. The oversized lot provides plenty of room for outdoor fun, gardening, or relaxing under the sun. Whether you're a or simply looking for more space, this property checks all the boxes. Conveniently located near shopping, dining, and major highways, this is Humble living at its best!

19. 2026-05-07
    historical 677-char remark

    Show marketing remark (677 chars)

    This beautifully maintained 5-bedroom residence sits proudly on a desirable corner lot, offering both space and privacy. With an open-concept layout, generous living areas, and ample natural light, this home is perfect for both everyday living and entertaining guests. Step outside to your own private retreat featuring an above-ground pool—ideal for cooling off during hot Texas summers. The oversized lot provides plenty of room for outdoor fun, gardening, or relaxing under the sun. Whether you're a or simply looking for more space, this property checks all the boxes. Conveniently located near shopping, dining, and major highways, this is Humble living at its best!

20. 2025-08-15
    price $284,900 677-char remark

    Show marketing remark (677 chars)

    This beautifully maintained 5-bedroom residence sits proudly on a desirable corner lot, offering both space and privacy. With an open-concept layout, generous living areas, and ample natural light, this home is perfect for both everyday living and entertaining guests. Step outside to your own private retreat featuring an above-ground pool—ideal for cooling off during hot Texas summers. The oversized lot provides plenty of room for outdoor fun, gardening, or relaxing under the sun. Whether you're a or simply looking for more space, this property checks all the boxes. Conveniently located near shopping, dining, and major highways, this is Humble living at its best!

21. 2025-05-07
    listed $289,900 Active 677-char remark

    Show marketing remark (677 chars)

    This beautifully maintained 5-bedroom residence sits proudly on a desirable corner lot, offering both space and privacy. With an open-concept layout, generous living areas, and ample natural light, this home is perfect for both everyday living and entertaining guests. Step outside to your own private retreat featuring an above-ground pool—ideal for cooling off during hot Texas summers. The oversized lot provides plenty of room for outdoor fun, gardening, or relaxing under the sun. Whether you're a or simply looking for more space, this property checks all the boxes. Conveniently located near shopping, dining, and major highways, this is Humble living at its best!

22. 2021-07-19
    soldstatus
23. 2021-07-15
    soldstatus Sold 318-char remark

    Show marketing remark (318 chars)

    Plenty of room for the family here & it sits on a corner lot. 5 bedrooms 2.5 baths. Kitchen is open to Livingroom. This home has a separate dining room and a breakfast room. Large game room upstairs. Updated fireplace in Livingroom. Only minuets from Deerbrook mall along with plenty of restaurants and shopping.

24. 2021-06-09
    status Pending 318-char remark

    Show marketing remark (318 chars)

    Plenty of room for the family here & it sits on a corner lot. 5 bedrooms 2.5 baths. Kitchen is open to Livingroom. This home has a separate dining room and a breakfast room. Large game room upstairs. Updated fireplace in Livingroom. Only minuets from Deerbrook mall along with plenty of restaurants and shopping.

25. 2021-06-03
    status Option Pending 318-char remark

    Show marketing remark (318 chars)

    Plenty of room for the family here & it sits on a corner lot. 5 bedrooms 2.5 baths. Kitchen is open to Livingroom. This home has a separate dining room and a breakfast room. Large game room upstairs. Updated fireplace in Livingroom. Only minuets from Deerbrook mall along with plenty of restaurants and shopping.

26. 2021-05-26
    status Active 318-char remark

    Show marketing remark (318 chars)

    Plenty of room for the family here & it sits on a corner lot. 5 bedrooms 2.5 baths. Kitchen is open to Livingroom. This home has a separate dining room and a breakfast room. Large game room upstairs. Updated fireplace in Livingroom. Only minuets from Deerbrook mall along with plenty of restaurants and shopping.

27. 2021-05-18
    status Option Pending 318-char remark

    Show marketing remark (318 chars)

    Plenty of room for the family here & it sits on a corner lot. 5 bedrooms 2.5 baths. Kitchen is open to Livingroom. This home has a separate dining room and a breakfast room. Large game room upstairs. Updated fireplace in Livingroom. Only minuets from Deerbrook mall along with plenty of restaurants and shopping.

28. 2021-05-14
    listed $244,900 Active 318-char remark

    Show marketing remark (318 chars)

    Plenty of room for the family here & it sits on a corner lot. 5 bedrooms 2.5 baths. Kitchen is open to Livingroom. This home has a separate dining room and a breakfast room. Large game room upstairs. Updated fireplace in Livingroom. Only minuets from Deerbrook mall along with plenty of restaurants and shopping.

29. 2017-03-07
    historical
30. 2017-03-01
    listed $174,999 Active
31. 2013-02-13
    historical
32. 2012-08-31
    listed $134,900 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: $6,982 · $582/mo
• Projected year-2 tax: $6,982 · $582/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 26 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,315
• − Mortgage interest: −$15,399
• − Property taxes: −$6,982
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$7,997
• Taxable loss: −$7,967
• Est. tax savings @ 24.0%: +$1,912
• After-tax cash flow: $-1,374/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 of 826 in TX

Livability — Spring

• Score: 66/100
• State rank: #635
• US rank: #12101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 430,529
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 48,031
• Household income: $64,755
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2620.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 41% Black 34% Two or more races 18% White 16% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Armenian 1% Serbian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 35% Arabic 1% Other Indo-European 1%

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: ▼ -0.77%
• Current HPI: 245.7087
• Rent YoY: ▲ 2.17%
• 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

+107.5% since first listed

16 events — show timeline

• 2026-05-20 Price Changed $279,900 HARMLS
• 2026-05-08 Relisted — HARMLS
• 2026-05-07 Listing Removed — HARMLS
• 2025-08-15 Price Changed $284,900 HARMLS
• 2025-05-07 Listed $289,900 HARMLS
• 2021-07-19 Sold (Public Records) — Public Records
• 2021-07-15 Sold (MLS) — HARMLS
• 2021-06-09 Pending — HARMLS
• 2021-06-03 Pending — HARMLS
• 2021-05-26 Relisted — HARMLS
• 2021-05-18 Pending — HARMLS
• 2021-05-14 Listed $244,900 HARMLS
• 2017-03-07 Listing Removed — HARMLS
• 2017-03-01 Listed $174,999 HARMLS
• 2013-02-13 Listing Removed — HARMLS
• 2012-08-31 Listed $134,900 HARMLS

Property tax history

+7.4%/yr

Latest (2025): $6,982 · +0.4% YoY. Source: county tax records.