3020 Angelic Rose Ln · Katy, TX 77493

$250,000

4 bd · 2.0 ba · 1,670 sqft · Land · 20 Days on market

Built 2026 $97/mo HOA · 4% of rent ↓ 15% 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).

• Cash flow +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Pinehollow Floor Plan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• HOA & community: Association: Evergreen Lifestyles Management; Annual association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation
• Construction: Built in 2026; Brick and cement siding exterior; Composition roof
• Exterior features: Back yard fence; Subdivision lot setting

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric)
• Interior features: Breakfast bar; Kitchen and family room combined; Kitchen and dining area combined; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Royal ISD (rural): math 23% / reading 23% proficiency, ranked #744 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Royal El (math 27% / reading 20%, grade F, #3,247 of 4,322 statewide, top 76%, 762 students, 78% FRL); Royal J H (math 22% / reading 23%, grade F, #1,341 of 1,662 statewide, top 82%, 593 students, 73% FRL); Royal H S (math 17% / reading 26%, grade F, #1,377 of 1,632 statewide, top 85%, 842 students, 71% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents soft (-0.8%/yr); 2729 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 483 units permitted in Waller County in 2024 (89 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 $8k of value loss. Plan a longer hold.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.61×
• Total profit: $-27,267
• Equity at exit: $37,276

10-year hold

• IRR: -6.6%
• Equity multiple: 0.63×
• Total profit: $-25,662
• Equity at exit: $21,615

Cash invested: $70,000 (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: 2729
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,511 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$104
• HOA: −$97
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $324

Break-even live

Break-even rent $2,101

Max offer price $250,000

Occupancy floor 82%

Sensitivity live

Price	-10% $465	-5% $394	+0% $324	+5% $253	+10% $182
Rent	-10% $125	-5% $224	+0% $324	+5% $423	+10% $522
Rate	-1.0pp $449	-0.5pp $387	base $324	+0.5pp $259	+1.0pp $193

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3004 Majestic Sunrise Dr Katy, TX	3.0	2.0	1474	$1,942	$1.32	45d	1	0.07mi
3048 Majestic Sunrise Dr Katy, TX	4.0	2.0	1670	$2,275	$1.36	26d	1	0.08mi
3020 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	14d	1	0.11mi
3057 Majestic Sunrise Dr Katy, TX	4.0	2.0	1644	$2,252	$1.37	26d	1	0.12mi
3037 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,164	$1.41	26d	1	0.12mi
3112 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	26d	1	0.21mi
3071 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,164	$1.41	26d	1	0.22mi
3124 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	26d	1	0.24mi
3083 Wild Dunes Dr Katy, TX	3.0	2.0	1538	$2,185	$1.42	14d	1	0.25mi
3136 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	14d	1	0.26mi
3056 Sea Turtle Dr Katy, TX	4.0	2.0	1500	$2,200	$1.47	45d	1	0.36mi
3076 Dylan Skyland Dr Katy, TX	4.0	2.5	2240	$3,395	$1.52	26d	1	0.49mi
3104 Nori Shores Dr Katy, TX	5.0	2.5	1947	$3,695	$1.90	5d	1	0.50mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$2,599	$1.21	0d	1	0.58mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$3,850	$1.79	45d	1	0.58mi
3064 Dawn Sound Dr Katy, TX	3.0	2.0	1464	$1,950	$1.33	45d	1	0.64mi
3053 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,440	$1.17	16d	1	0.66mi
3084 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,325	$1.12	14d	1	0.69mi
3081 Fantasy Terrace Dr Katy, TX	4.0	2.0	1670	$2,275	$1.36	26d	1	0.70mi
27327 Blue Pool Dr Katy, TX	4.0	3.0	2100	$2,600	$1.24	45d	1	0.90mi
435 Lone Rider Dr Katy, TX	3.0	2.0	1350	$1,895	$1.40	45d	1	0.94mi
5631 Pearl Vista Dr Katy, TX	4.0	3.0	2039	$3,000	$1.47	22d	1	0.94mi
6303 Marigold Blaze Dr Katy, TX	3.0	2.0	1474	$2,250	$1.53	45d	1	1.03mi
412 San Miguel Creek Dr Katy, TX	3.0	2.0	1366	$2,040	$1.49	0d	1	1.10mi
408 San Miguel Creek Dr Katy, TX	3.0	2.0	1579	$2,265	$1.43	0d	1	1.11mi
404 San Miguel Creek Dr Katy, TX	4.0	2.0	1658	$2,290	$1.38	0d	1	1.12mi
400 San Miguel Creek Dr Katy, TX	3.0	2.0	1218	$1,985	$1.63	0d	1	1.13mi
401 San Miguel Creek Dr Katy, TX	3.0	2.0	1579	$1,945	$1.23	5d	1	1.14mi
1495 Twilight Green Dr Katy, TX	3.0	2.5	2000	$2,400	$1.20	45d	1	1.17mi
27064 Beach Ball Dr Katy, TX	3.0–4.0	2.5–3.5	1705	$2,957	$1.73	0d	25	1.19mi
452 Texas Pecan Dr Katy, TX	3.0	2.0	1522	$1,995	$1.31	26d	1	1.24mi
2654 Aruba Bend Dr Katy, TX	3.0–5.0	2.0–3.0	1958	$3,015	$1.54	0d	50	1.32mi
206 Emma Rose Dr Katy, TX	4.0	2.0	1658	$2,290	$1.38	0d	1	1.35mi
116 Thorton Vine Dr Katy, TX	3.0	2.0	1621	$1,929	$1.19	4d	1	1.45mi

HOA detail

• Monthly dues: $97 · $1,164/yr

Listing history 15 events

1. 2026-06-13
   statusdays on market $250,000 Pending 20 DOM
2. 2026-06-10
   days on market $250,000 Active 19 DOM
3. 2026-06-08
   days on market $250,000 Active 18 DOM
4. 2026-06-07
   days on market $250,000 Active 17 DOM
5. 2026-06-04
   days on market $250,000 Active 14 DOM
6. 2026-06-03
   days on market $250,000 Active 13 DOM
7. 2026-06-02
   days on market $250,000 Active 12 DOM
8. 2026-06-01
   days on market $250,000 Active 11 DOM
9. 2026-05-31
   days on market $250,000 Active 10 DOM
10. 2026-05-13
    price $250,000 521-char remark
11. 2026-05-11
    price $259,990 521-char remark
12. 2026-04-29
    price $271,990 521-char remark
13. 2026-04-20
    price $278,040 521-char remark
14. 2026-04-14
    price $269,990 521-char remark
15. 2026-04-14
    listed $292,990 Active 521-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: $1,773 · $148/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$2,802/yr (+$233/mo · 158.0%)

ⓘ 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 ≥111°F today · 22 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: $30,129
• − Mortgage interest: −$14,004
• − Property taxes: −$1,773
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − HOA: −$1,164
• − Depreciation: −$7,273
• Taxable loss: −$156
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $3,920/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: Royal ISD
• NCES district ID: 4838190
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $41,059
• Composite: 19.55/100
• National rank: #8760
• State rank: #744 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 (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

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 · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

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

-14.7% since first listed

9 events — show timeline

• 2026-06-10 Pending — HARMLS
• 2026-05-21 Listing Removed — HARMLS
• 2026-05-21 Listed $250,000 HARMLS
• 2026-05-13 Price Changed $250,000 HARMLS
• 2026-05-11 Price Changed $259,990 HARMLS
• 2026-04-29 Price Changed $271,990 HARMLS
• 2026-04-20 Price Changed $278,040 HARMLS
• 2026-04-14 Price Changed $269,990 HARMLS
• 2026-04-14 Listed $292,990 HARMLS