7450 Parkland Manor Dr · Houston, TX 77433

$200,000

3 bd · 2.0 ba · 1,760 sqft · SingleFamily public records · 35 Days on market

Built 1998 4,935 sqft lot $114/sqft · 15% below area Est $236k · 15% under $42/mo HOA · 2% of rent ↓ 13% since listing

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Why this score? — see what drove the C- 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 +14.3/15.0
• Cash flow +13.2/30.0
• 1% rule +6.1/10.0
• Schools +4.4/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this inviting 3-bedroom, 2-bathroom home located in a well-maintained Cypress community. The property features a functional single-story layout with a spacious living area, dining space, and a comfortable kitchen footprint ready for personalization. All bedrooms offer good natural light, and the primary suite includes its own private bath. Highest and best by Tuesday.

Key facts

• 4,935 sq ft lot
• 2 garage spots
• Built 1998

Property features AI

Finance

• HOA & community: Community Foundation Association with an annual fee of $500

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (first-floor living); Built in 1998; Facing direction not specified
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Corner lot

Interior

• Bedrooms: Three bedrooms on the first floor (including primary bedroom)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Ceiling fans

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 $-2 ($-23/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (0.2% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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

• It's been on market 35 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% 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 $194,000 (3.0% 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 35 days. Have you received any prior offers? Is the seller open to a 3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.11% ✓
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 7.5

CMA / ARV

• ARV (median comp): $235,785
• List price: $200,000
• Delta: -15.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19826 Creston Cove Ct	0.36mi	3/2.0	1,837 (+4%)	1mo	$229,900	$125	75
7402 Bering Landing Dr	0.34mi	3/2.0	1,630 (-7%)	0mo	$249,990	$153	72
19943 Sycamore Valley Dr	0.05mi	3/2.5	1,519 (-14%)	2mo	$225,000	$148	71
7507 Sendera Oaks Ct	0.22mi	3/2.0	1,558 (-12%)	0mo	$235,000	$151	70
20022 Rustic Lake Ln	0.22mi	4/2.0 (+1)	1,905 (+8%)	2mo	$252,000	$132	70
7554 Appleberry Dr	0.62mi	3/2.0	1,812 (+3%)	2mo	$275,000	$152	65
19538 Narcissus Brook Lane Ln	0.54mi	4/2.0 (+1)	1,787 (+2%)	3mo	$230,000	$129	65
20519 Holly Barr Ln	0.63mi	3/2.5	1,751 (-0%)	4mo	$269,999	$154	65
19723 Mountain Dale Dr	0.62mi	3/2.0	1,644 (-7%)	4mo	$247,500	$151	56
7514 Appleberry Dr	0.56mi	3/2.0	1,605 (-9%)	4mo	$237,800	$148	56
19623 Narcissus Brook Ln	0.49mi	3/2.5	2,000 (+14%)	2mo	$239,000	$120	50
19134 S Whimsey Dr S	0.74mi	3/2.0	1,560 (-11%)	2mo	$229,000	$147	45

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: -20.6%
• Equity multiple: 0.31×
• Total profit: $-38,757
• Equity at exit: $29,821

10-year hold

• IRR: -25.9%
• Equity multiple: -0.03×
• Total profit: $-57,915
• Equity at exit: $17,292

Cash invested: $56,000 (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 77433

• Home prices YoY: -28.5%
• Rents YoY: -1.3%
• Active inventory: 2034
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$576 /mo · $6,910/yr
• Insurance: −$83
• HOA: −$42
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-2

Break-even live

Break-even rent $2,215

Max offer price $199,657

Occupancy floor 95%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20126 Breezy Oak Ct Cypress, TX	3.0	2.0	1667	$2,100	$1.26	4d	1	0.16mi
7830 Ashland Springs Ln Cypress, TX	4.0	2.5	2352	$1,974	$0.84	21d	1	0.28mi
20123 Braley Ct Cypress, TX	3.0	2.5	1726	$2,036	$1.18	4d	1	0.42mi
7850 Maverick Trace Ln Cypress, TX	3.0	3.0	1852	$1,875	$1.01	43d	1	0.44mi
19758 Crossfalls Ln Cypress, TX	4.0	2.5	2156	$2,070	$0.96	44d	1	0.44mi
19715 Swan Valley Dr Cypress, TX	3.0	2.0	1380	$1,886	$1.37	43d	1	0.46mi
19815 Blushdawn Sierra Ct Cypress, TX	3.0	2.5	2590	$2,050	$0.79	24d	1	0.48mi
20211 Longenbaugh Rd Cypress, TX	1.0–3.0	1.0–2.0	1065	$2,506	$2.35	2d	27	0.54mi
19442 Elmtree Estates Dr Katy, TX	3.0	2.0	1735	$1,776	$1.02	13d	1	0.80mi
19434 Glenway Falls Dr Katy, TX	3.0	2.0	1326	$1,800	$1.36	43d	1	0.90mi
20519 Keegans Ledge Ln Cypress, TX	4.0	3.0	1907	$2,100	$1.10	43d	1	0.92mi
7310 Coconut Bay Dr Cypress, TX	4.0	2.0	1620	$2,307	$1.42	43d	1	0.95mi
6810 N Fry Rd Katy, TX	1.0–3.0	1.0–3.0	1151	$2,683	$2.33	2d	56	0.96mi
21010 Treasure Gate Ln Cypress, TX	4.0	2.0	2157	$2,768	$1.28	43d	1	0.98mi
21014 Montego Breeze Ln Cypress, TX	4.0	2.5	2489	$2,953	$1.19	43d	1	0.99mi
21038 Treasure Gate Ln Cypress, TX	4.0	2.5	1804	$2,676	$1.48	43d	1	1.04mi
19738 Tacoma Bluff Dr Cypress, TX	4.0	2.5	2238	$5,000	$2.23	22d	1	1.05mi
21046 Treasure Gate Ln Cypress, TX	4.0	2.5	2489	$3,045	$1.22	43d	1	1.06mi
21034 Shore Oak Dr Cypress, TX	4.0	3.0	2110	$2,950	$1.40	43d	1	1.07mi
21038 Bay Village Dr Cypress, TX	4.0	2.5	1904	$2,491	$1.31	43d	1	1.08mi
21054 Montego Breeze Ln Cypress, TX	3.0–5.0	2.0–3.5	1935	$2,199	$1.14	13d	21	1.08mi
7323 Livery Ln Cypress, TX	3.0	2.0	1516	$1,780	$1.17	22d	1	1.08mi
20735 Dewberry Creek Ln Katy, TX	4.0	2.0	1609	$1,756	$1.09	22d	1	1.10mi
21054 Breezeway Cove Dr Bridgeland, TX	3.0–4.0	2.5–3.5	1784	$2,408	$1.35	3d	41	1.16mi
20507 Barker Bend Ct Katy, TX	3.0	2.0	1488	$1,825	$1.23	43d	1	1.17mi
18723 Lippizaner Dr Cypress, TX	3.0	2.0	1274	$1,750	$1.37	11d	1	1.18mi
18723 Lippizaner Dr Cypress, TX	3.0	2.0	1274	$1,750	$1.37	7d	1	1.18mi
7750 Shavano Ln Cypress, TX	3.0	2.5	2152	$2,065	$0.96	3d	1	1.21mi
6642 High Stone Ln Katy, TX	4.0	2.0	2091	$1,999	$0.96	43d	1	1.22mi
6619 Rusty Ridge Ln Katy, TX	3.0	2.5	1450	$1,895	$1.31	4d	1	1.23mi
19607 Buckland Park Dr Katy, TX	3.0	2.0	1798	$1,965	$1.09	3d	1	1.24mi
21114 Montego Bay Dr Cypress, TX	3.0	2.5	2124	$2,499	$1.18	43d	1	1.24mi
8119 Almera Falls Dr Cypress, TX	3.0	2.0	1528	$1,905	$1.25	2d	1	1.28mi
21235 Catalina Palm Dr Cypress, TX	4.0	2.0	1756	$2,600	$1.48	43d	1	1.31mi
21035 Carmel Valley Dr Katy, TX	3.0	2.0	1431	$1,791	$1.25	24d	1	1.33mi
18531 Lippizaner Dr Cypress, TX	4.0	2.0	1692	$1,799	$1.06	22d	1	1.35mi
6610 Gorton Dr Katy, TX	4.0	3.5	2481	$750	$0.30	3d	1	1.38mi
7546 Coral Terrace Dr Cypress, TX	3.0	2.5	2050	$2,699	$1.32	43d	1	1.39mi
19638 Billineys Park Dr Katy, TX	3.0	2.5	1752	$1,750	$1.00	19d	1	1.42mi
6502 Wellington Meadows Dr Katy, TX	3.0	2.0	1416	$1,500	$1.06	13d	1	1.43mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 16 events

1. 2026-06-18
   days on market $200,000 Active 35 DOM
2. 2026-06-17
   days on market $200,000 Active 34 DOM
3. 2026-06-16
   days on market $200,000 Active 33 DOM
4. 2026-06-15
   days on market $200,000 Active 32 DOM
5. 2026-06-13
   days on market $200,000 Active 30 DOM
6. 2026-06-13
   remarks 379-char remark
7. 2026-06-13
   pricedays on market $200,000 Active 29 DOM
8. 2026-06-09
   days on market $204,999 Active 26 DOM
9. 2026-06-08
   pricedays on market $204,999 Active 25 DOM
10. 2026-06-07
    days on market $214,900 Active 24 DOM
11. 2026-06-04
    days on market $214,900 Active 21 DOM
12. 2026-06-03
    days on market $214,900 Active 20 DOM
13. 2026-06-02
    days on market $214,900 Active 19 DOM
14. 2026-06-01
    days on market $214,900 Active 18 DOM
15. 2026-05-31
    days on market $214,900 Active 17 DOM
16. 2026-05-14
    listed $229,900 Active 350-char remark

ⓘ 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: $6,910 · $576/mo
• Projected year-2 tax: $6,910 · $576/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,553
• − Mortgage interest: −$11,203
• − Property taxes: −$6,910
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − HOA: −$504
• − Depreciation: −$5,818
• Taxable loss: −$3,131
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $728/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

-13.0% since first listed

4 events — show timeline

• 2026-06-12 Price Changed $200,000 HARMLS
• 2026-06-08 Price Changed $204,999 HARMLS
• 2026-05-30 Price Changed $214,900 HARMLS
• 2026-05-14 Listed $229,900 HARMLS

Property tax history

+7.6%/yr

Latest (2025): $6,910 · +8.0% YoY. Source: county tax records.