7618 Legacy Pines Dr · Houston, TX 77433

$199,900

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 14 Days on market

Built 2007 4,456 sqft lot Est $227k · 12% under $32/mo HOA · 2% 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).

• ARV discount +12.8/15.0
• Cash flow +10.9/30.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare chance to get a single story home on a quiet cul-de-sac with a great layout, a 2 year old roof, gas heating, gas cooking, and all bedrooms on the first floor. This home has a comfortable feel from the start, with the kitchen, dining, and family room all open to each other so everyday life feels easy and connected. Cook dinner, talk across the room, watch the game, help with homework, it all works here. The front living room adds a big bonus space that could be a home office, playroom, workout area, or extra hangout spot. The primary bedroom is tucked toward the back with a walk-in closet and tub and shower combo, while two additional bedrooms share a full hall bath. There is also an at

Key facts

• 2 year old roof
• Quiet cul-de-sac
• Gas cooking

Tags

• SINGLE STORY HOME
• QUIET CUL-DE-SAC
• 2 YEAR OLD ROOF
• GAS HEATING
• GAS COOKING
• FRONT LIVING ROOM

Property features AI

Finance

• HOA & community: Has association (Remington Grove); Association fee $385 annually; Association covers common areas; Community features: curbs

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway; Garage door opener
• Security: Owned security system; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces south; Full ownership; Slab foundation
• Construction: Built in 2007; Brick and cement siding construction; Composition roof
• Exterior features: Deck; Patio; Fence (back yard); Patio and deck; Cul-de-sac; Subdivision

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Oven; Refrigerator; Tankless water heater
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric); Has heating; Has cooling
• Interior features: Kitchen/family room combo; Kitchen/dining combo; Living/dining room; Pantry; Laminate counters; Soaking tub; Tub with shower; Window treatments; Ceiling fan(s); Low emissivity windows; Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (2.6% below list).
• Recommended offer: $185k (7.6% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hopper Middle (math 24% / reading 34%, grade F, #1,103 of 1,662 statewide, top 67%, 930 students, 80% FRL); Cypress Springs H S (math 35% / reading 60%, grade D, #583 of 1,632 statewide, top 36%, 2,788 students, 68% FRL) — zoned schools average 74% FRL vs 43% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 2034 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 16% of the median local income ($144k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,660 (7.6% 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. 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: 0.97% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $226,798
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19142 S Whimsey Dr	0.07mi	3/2.0	1,320 (-2%)	2mo	$225,000	$170	93
7602 Yucca Field Dr	0.19mi	3/2.0	1,346 (+0%)	0mo	$238,000	$177	90
7410 Legacy Pines Dr	0.19mi	3/2.0	1,320 (-2%)	3mo	$200,000	$152	86
19822 Creston Cove Ct	0.44mi	3/2.0	1,303 (-3%)	1mo	$210,000	$161	73
7011 Livery Ln	0.45mi	3/2.0	1,300 (-3%)	2mo	$219,999	$169	72
19427 Elmtree Estates Dr	0.69mi	3/2.0	1,326 (-1%)	1mo	$220,000	$166	65
19407 Glenway Falls Dr	0.70mi	3/2.0	1,326 (-1%)	2mo	$229,900	$173	64
7114 Pheasant Grove Dr	0.49mi	3/2.0	1,230 (-8%)	3mo	$227,000	$185	61
7351 Village Lake Dr	0.71mi	3/2.5	1,364 (+2%)	4mo	$229,000	$168	59
18511 Headland Dr	0.55mi	3/2.0	1,213 (-10%)	3mo	$228,000	$188	56
18630 Andalusian Dr	0.46mi	2/1.0 (-1)	1,184 (-12%)	1mo	$194,000	$164	49
19943 Sycamore Valley Dr	0.71mi	3/2.5	1,519 (+13%)	2mo	$225,000	$148	41

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: -23.3%
• Equity multiple: 0.22×
• Total profit: $-43,416
• Equity at exit: $29,806

10-year hold

• IRR: -32.0%
• Equity multiple: -0.18×
• Total profit: $-66,214
• Equity at exit: $17,284

Cash invested: $55,972 (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 77433

• Home prices YoY: -28.5%
• Rents YoY: -1.3%
• Active inventory: 2034
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$461 /mo · $5,538/yr
• Insurance: −$83
• HOA: −$32
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-86

Break-even live

Break-even rent $2,057

Max offer price $184,660

Occupancy floor 99%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7323 Livery Ln Cypress, TX	3.0	2.0	1516	$1,780	$1.17	22d	1	0.31mi
19715 Swan Valley Dr Cypress, TX	3.0	2.0	1380	$1,886	$1.37	43d	1	0.40mi
18723 Lippizaner Dr Cypress, TX	3.0	2.0	1274	$1,750	$1.37	7d	1	0.44mi
18723 Lippizaner Dr Cypress, TX	3.0	2.0	1274	$1,750	$1.37	11d	1	0.44mi
7850 Maverick Trace Ln Cypress, TX	3.0	3.0	1852	$1,875	$1.01	43d	1	0.52mi
18531 Lippizaner Dr Cypress, TX	4.0	2.0	1692	$1,799	$1.06	22d	1	0.58mi
19442 Elmtree Estates Dr Katy, TX	3.0	2.0	1735	$1,776	$1.02	12d	1	0.76mi
19917 Stoney Haven Dr Cypress, TX	2.0	1.5	1060	$1,579	$1.49	43d	1	0.77mi
19943 Crested Hill Ln Cypress, TX	3.0	2.0	1204	$1,621	$1.35	7d	1	0.80mi
19434 Glenway Falls Dr Katy, TX	3.0	2.0	1326	$1,800	$1.36	43d	1	0.80mi
8119 Almera Falls Dr Cypress, TX	3.0	2.0	1528	$1,905	$1.25	1d	1	0.81mi
20126 Breezy Oak Ct Cypress, TX	3.0	2.0	1667	$2,100	$1.26	4d	1	0.93mi
19939 Longenbaugh Rd Cypress, TX	1.0–2.0	1.0–2.0	933	$2,105	$2.26	1d	15	0.95mi
18319 Autumn Trails Ln Katy, TX	3.0	2.5	1580	$1,845	$1.17	22d	1	0.98mi
18311 Autumn Trails Ln Katy, TX	3.0	2.0	1538	$1,779	$1.16	7d	1	1.01mi
20123 Braley Ct Cypress, TX	3.0	2.5	1726	$2,036	$1.18	4d	1	1.04mi
20211 Longenbaugh Rd Cypress, TX	1.0–3.0	1.0–2.0	1065	$2,506	$2.35	2d	27	1.12mi
20217 Longenbaugh Rd Cypress, TX	2.0	2.0	1112	$1,565	$1.41	43d	1	1.13mi
7202 Barker Cypress Rd Cypress, TX	1.0–3.0	1.0–2.0	1129	$1,829	$1.62	1d	36	1.22mi
19607 Buckland Park Dr Katy, TX	3.0	2.0	1798	$1,965	$1.09	2d	1	1.37mi
20978 Farm to Market Road 529 Unit SWFS2 Cypress, TX	2.0	2.0	1025	$1,725	$1.68	2d	1	1.39mi
20978 Farm to Market Road 529 Cypress, TX	2.0	2.0	1025	$1,725	$1.68	43d	1	1.39mi
20634 Longenbaugh Rd Cypress, TX	2.0	2.0	1018	$1,775	$1.74	24d	1	1.39mi
20634 Longenbaugh Rd Cypress, TX	2.0	2.0	1018	$1,775	$1.74	43d	1	1.39mi
6810 N Fry Rd Katy, TX	1.0–3.0	1.0–3.0	1151	$2,683	$2.33	1d	56	1.45mi
19299 W Little York Rd Unit ACS2 Katy, TX	2.0	2.0	1112	$1,984	$1.78	43d	1	1.48mi
17719 Glenpatti Dr Houston, TX	3.0	2.0	1402	$1,669	$1.19	7d	1	1.48mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: gas

Listing history 11 events

1. 2026-06-18
   days on market $199,900 Active 14 DOM
2. 2026-06-17
   days on market $199,900 Active 13 DOM
3. 2026-06-16
   days on market $199,900 Active 12 DOM
4. 2026-06-15
   statusdays on market $199,900 Active 11 DOM
5. 2026-06-13
   days on market $199,900 Pending 9 DOM
6. 2026-06-13
   days on market $199,900 Pending 8 DOM
7. 2026-06-10
   status $199,900 Pending 5 DOM
8. 2026-06-09
   days on market $199,900 Active 5 DOM
9. 2026-06-08
   days on market $199,900 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $199,900 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: $5,538 · $461/mo
• Projected year-2 tax: $5,538 · $461/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $23,374
• − Mortgage interest: −$11,198
• − Property taxes: −$5,538
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − HOA: −$384
• − Depreciation: −$5,815
• Taxable loss: −$4,300
• Est. tax savings @ 24.0%: +$1,032
• After-tax cash flow: $-3/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 116,550
• Household income: $143,934
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 1700.0

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 39% Hispanic / Latino 27% Black 17% Two or more races 14% Asian 13%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 2% Romanian 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 66% English-only · Spanish 19% Other Indo-European 4% Vietnamese 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: ▼ -87.83%
• Current HPI: 220.2136
• Rent YoY: ▼ -1.27%
• 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

• 2026-06-04 Listed $199,900 HARMLS

Property tax history

+3.7%/yr

Latest (2025): $5,538 · -2.7% YoY. Source: county tax records.