6107 Ginevra Summers Dr · Katy, TX 77493

$352,990

4 bd · 3.0 ba · 2,683 sqft · SingleFamily public records · 77 Days on market

Built 2024 Good condition 6,242 sqft lot $132/sqft · at area comps Est $360k · at est. $142/mo HOA · 5% of rent

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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 +10.8/30.0
• ARV discount +8.4/15.0
• Schools +5.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +3.1/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

STEP INTO THIS EXQUISITE 2 STORY 4 BEDROOM! Two Bedrooms Down!! Fantastic Floorplan with Designer Finishes! Open Concept Interior Layout with Large Dining Area Open to Supersized Family Room & Delightful Island Kitchen! Privately Located Primary Suite Offers Lovely Bath with Huge Walk-In Closet! Generously Sized Secondary Bedrooms! Useful Game Room Upstairs! Oversized Utility Room! Beautiful and Modern Kitchen Cabinetry, Quartz Counters, Stainless Steel Appliances Including Gas Range/Stove, Smart Home System, Full Sprinklers, Front & Back Sod, Full Front Landscaping, Covered Back Patio, Tankless Water Heater, LED Lighting, PLUS MORE! Sunterra Features Amenities Galore!

Key facts

• Huge walk-in closet
• Game room upstairs
• 6,242 sq ft lot

Tags

• OPEN CONCEPT INTERIOR LAYOUT
• DELIGHTFUL ISLAND KITCHEN
• HUGE WALK-IN CLOSET
• GAME ROOM UPSTAIRS
• OVERSIZED UTILITY ROOM
• MODERN KITCHEN CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $353k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (16.1% below list).
• Recommended offer: $296k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.0% in Katy — 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 76/100 on livability (#111 in TX, #3,613 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime C-, amenities D, commute 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: Robert King El (math 41% / reading 44%, grade F, #1,313 of 4,322 statewide, top 31%, 981 students, 68% FRL); Katy J H (math 52% / reading 51%, grade C, #318 of 1,662 statewide, top 20%, 1,094 students, 53% FRL); Katy H S (math 62% / reading 74%, grade B, #150 of 1,632 statewide, top 10%, 3,330 students, 38% FRL) — zoned schools average 53% FRL vs 27% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 2729 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $11k 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 77 days — a 6% lower offer ($332k) is reasonable based on typical stale-listing flexibility.

Recommended offer $295,983 (16.1% 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 77 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.84% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 9.9

CMA / ARV

• ARV (median comp): $360,091
• List price: $352,990
• Delta: -1.97%
• 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
5819 Westwood Shore Dr	0.47mi	4/3.5	2,734 (+2%)	1mo	$449,900	$165	72
5614 Sandcastle Ridge Dr	0.42mi	4/3.5	2,782 (+4%)	0mo	$499,236	$179	72
27303 Leeward Jetty Dr	0.19mi	4/3.0	2,340 (-13%)	0mo	$357,330	$153	70
27030 Turtle Vista Dr	0.25mi	4/3.5	2,400 (-10%)	1mo	$407,990	$170	68
27018 Turtle Vista Dr	0.26mi	4/3.5	2,400 (-10%)	0mo	$411,990	$172	68
6334 Breakaway Grove Dr	0.45mi	3/2.5 (-1)	2,539 (-5%)	1mo	$400,990	$158	62
6415 Periwinkle Blossom Ln	0.46mi	3/2.5 (-1)	2,539 (-5%)	1mo	$378,990	$149	62
27534 Crystalline Sage Dr	0.30mi	4/3.0	2,294 (-14%)	1mo	$349,990	$153	61
6410 Breakaway Grove Dr	0.47mi	4/3.0	2,410 (-10%)	1mo	$398,990	$166	61
5627 Pearl Vista Dr	0.48mi	4/3.5	2,449 (-9%)	1mo	$419,115	$171	61
6018 Bella Breeze Dr	0.41mi	4/3.0	2,294 (-14%)	0mo	$349,990	$153	56
27723 Oasis Ridge Dr	0.43mi	4/3.0	2,294 (-14%)	1mo	$375,990	$164	55

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: -23.0%
• Equity multiple: 0.23×
• Total profit: $-75,893
• Equity at exit: $52,632

10-year hold

• IRR: -28.3%
• Equity multiple: -0.14×
• Total profit: $-112,288
• Equity at exit: $30,520

Cash invested: $98,837 (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: 2729
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,960 high
• Mortgage (P&I): −$1,851
• Tax from tax record: −$357 /mo · $4,280/yr
• Insurance: −$147
• HOA: −$142
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-159

Break-even live

Break-even rent $3,161

Max offer price $324,978

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-59	+0% $-159	+5% $-258	+10% $-358
Rent	-10% $-392	-5% $-275	+0% $-159	+5% $-42	+10% $75
Rate	-1.0pp $19	-0.5pp $-69	base $-159	+0.5pp $-250	+1.0pp $-343

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: $88,248
• Closing costs: $10,590
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27507 Hudson Sands Ln Katy, TX	4.0	3.0	2294	$3,000	$1.31	18d	1	0.25mi
6414 Orchid Beach Dr Katy, TX	5.0	4.0	2490	$3,000	$1.20	14d	1	0.30mi
5819 Bright Keel Dr Katy, TX	4.0	3.0	2598	$2,400	$0.92	45d	1	0.36mi
27327 Blue Pool Dr Katy, TX	4.0	3.0	2100	$2,600	$1.24	45d	1	0.39mi
6427 Seafoam Lake Dr Katy, TX	4.0	4.0	2479	$3,000	$1.21	0d	1	0.44mi
5631 Pearl Vista Dr Katy, TX	4.0	3.0	2039	$3,000	$1.47	22d	1	0.49mi
3020 Nori Shores Dr Katy, TX	5.0	2.5	2408	$3,995	$1.66	26d	1	0.58mi
3076 Dylan Skyland Dr Katy, TX	4.0	2.5	2240	$3,395	$1.52	26d	1	0.64mi
3084 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,325	$1.12	14d	1	0.69mi
3072 Fantasy Terrace Dr Katy, TX	4.0	2.0	2279	$2,550	$1.12	24d	1	0.71mi
27064 Beach Ball Dr Katy, TX	3.0–4.0	2.5–3.5	1705	$2,957	$1.73	0d	25	0.73mi
3104 Nori Shores Dr Katy, TX	5.0	2.5	1947	$3,695	$1.90	5d	1	0.75mi
3053 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,440	$1.17	17d	1	0.76mi
4633 Peony Green Dr Katy, TX	5.0	3.0	2680	$3,995	$1.49	26d	1	0.90mi
26642 Prairie Smoke Ln Katy, TX	3.0	2.0	1949	$2,300	$1.18	45d	1	1.00mi
3041 Colusa Ridge Dr Katy, TX	4.0	2.5	2263	$2,500	$1.10	14d	1	1.06mi
3020 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	14d	1	1.07mi
3112 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	26d	1	1.12mi
3124 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	26d	1	1.13mi
3136 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	14d	1	1.14mi
1495 Twilight Green Dr Katy, TX	3.0	2.5	2000	$2,400	$1.20	45d	1	1.28mi
7402 Clover Chase Dr Katy, TX	4.0	3.0	1840	$2,400	$1.30	45d	1	1.36mi
5835 Big Bluestem Ln Katy, TX	5.0	3.0	2890	$2,406	$0.83	45d	1	1.37mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$2,599	$1.21	0d	1	1.40mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$3,850	$1.79	45d	1	1.40mi

HOA detail

• Monthly dues: $142 · $1,704/yr
• Likely covers: watergaslandscaping

Listing history 15 events

1. 2026-06-21
   days on market $352,990 Active 77 DOM
2. 2026-06-18
   days on market $352,990 Active 74 DOM
3. 2026-06-17
   days on market $352,990 Active 73 DOM
4. 2026-06-16
   days on market $352,990 Active 72 DOM
5. 2026-06-15
   days on market $352,990 Active 71 DOM
6. 2026-06-13
   days on market $352,990 Active 69 DOM
7. 2026-06-09
   days on market $352,990 Active 65 DOM
8. 2026-06-08
   days on market $352,990 Active 64 DOM
9. 2026-06-07
   days on market $352,990 Active 63 DOM
10. 2026-06-04
    days on market $352,990 Active 60 DOM
11. 2026-06-03
    days on market $352,990 Active 59 DOM
12. 2026-06-02
    days on market $352,990 Active 58 DOM
13. 2026-06-01
    days on market $352,990 Active 57 DOM
14. 2026-05-31
    days on market $352,990 Active 56 DOM
15. 2026-04-05
    listed $352,990 Active 685-char remark

    Show marketing remark (685 chars)

    STEP INTO THIS EXQUISITE 2 STORY 4 BEDROOM! Two Bedrooms Down!! Fantastic Floorplan with Designer Finishes! Open Concept Interior Layout with Large Dining Area Open to Supersized Family Room & Delightful Island Kitchen! Privately Located Primary Suite Offers Lovely Bath with Huge Walk-In Closet! Generously Sized Secondary Bedrooms! Useful Game Room Upstairs! Oversized Utility Room! Beautiful and Modern Kitchen Cabinetry, Quartz Counters, Stainless Steel Appliances Including Gas Range/Stove, Smart Home System, Full Sprinklers, Front & Back Sod, Full Front Landscaping, Covered Back Patio, Tankless Water Heater, LED Lighting, PLUS MORE! Sunterra Features Amenities Galore!

ⓘ 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: $4,280 · $357/mo
• Projected year-2 tax: $6,460 · $538/mo
• Expected delta: +$2,180/yr (+$182/mo · 50.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,518
• − Mortgage interest: −$19,773
• − Property taxes: −$4,280
• − Insurance: −$1,765
• − Repairs & maintenance: −$2,841
• − Management: −$2,841
• − HOA: −$1,704
• − Depreciation: −$10,269
• Taxable loss: −$7,955
• Est. tax savings @ 24.0%: +$1,909
• After-tax cash flow: $6/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 modern finishes and a good curb appeal. It is move-in ready and would benefit from some landscaping and a smart home system to further enhance its value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home system — increases home's modern appeal and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home system — increases home's modern appeal and convenience ↑

ⓘ 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 — Katy

• Score: 76/100
• State rank: #111
• US rank: #3613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 413,575
• 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

1 event — show timeline

• 2026-04-05 Listed $352,990 HARMLS