24234 Treviso Gardens Dr · Houston, TX 77493

$285,000

4 bd · 2.5 ba · 2,051 sqft · SingleFamily public records · 53 Days on market

Built 2018 4,987 sqft lot $139/sqft · 22% below area Est $364k · 22% under

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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 +15.0/15.0
• Cash flow +13.1/30.0
• Schools +5.7/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 24234 Treviso Gardens, ideally located on one of the best corner lots in the desirable Treviso Garden neighborhood. Enjoy added privacy with extra green space and no side neighbors on one side. This 4-bedroom, 2.5-bath home features a well-designed floorplan with a spacious primary suite on the first floor and generously sized secondary bedrooms upstairs. Multiple living areas include a welcoming living room and a versatile game room—perfect for relaxing or entertaining. Step outside to a large backyard oasis with plenty of room for outdoor living. Conveniently located near shopping, grocery stores, and with easy access to Highway 99, this home offers the perfect blend of c

Key facts

• 4,987 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Community clubhouse; Community pool

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2018; Slab foundation
• Construction: Brick, vinyl siding, and wood siding exterior; Composition roof
• Exterior features: Association pool; Subdivision lot; Concrete road access

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Garbage disposal
• Bedrooms: Primary bedroom on first floor (approx. 17x23); Three additional bedrooms on second floor (approx. 10x12, 12x11, 11x11)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Primary bedroom with private bath; Tub with shower

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-75 ($-894/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (14.3% below list).
• Recommended offer: $244k (14.3% below list) — sets the bar for 1% rule.
• 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.
• 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: Paetow H S (math 47% / reading 64%, grade C, #364 of 1,632 statewide, top 23%, 3,537 students, 62% FRL) — zoned schools average 62% FRL vs 27% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 2728 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 53 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $244,373 (14.3% 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 53 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.86% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 9.7

CMA / ARV

• ARV (median comp): $364,458
• List price: $285,000
• Delta: -21.80%
• 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
24622 Allori Ct	0.51mi	4/2.5	2,125 (+4%)	2mo	$345,000	$162	69
3715 Savio River Ct	0.58mi	3/2.5 (-1)	2,099 (+2%)	2mo	$444,000	$212	63
24418 Lakecrest Bend Dr	0.46mi	3/2.0 (-1)	1,953 (-5%)	3mo	$305,000	$156	61
2811 Verdant Spring Trl	0.49mi	4/2.5	2,250 (+10%)	4mo	$350,000	$156	57
2919 Acorn Oaks Dr	0.32mi	3/2.0 (-1)	2,304 (+12%)	1mo	$325,000	$141	56
3742 Giorgio Pastel Pl	0.72mi	4/2.5	1,955 (-5%)	4mo	$285,000	$146	55
24706 Signorelli Way	0.56mi	4/2.5	2,225 (+8%)	8mo	$280,000	$126	53
2723 Saw Palmetto Trl	0.72mi	3/2.0 (-1)	2,089 (+2%)	5mo	$375,000	$180	52
2559 Pines Pointe Dr	0.74mi	4/2.5	2,206 (+8%)	5mo	$298,500	$135	49
2826 Lakecrest Forest Dr	0.53mi	3/2.0 (-1)	1,878 (-8%)	8mo	$299,000	$159	48
24526 Forest Canopy Dr	0.71mi	3/2.0 (-1)	1,929 (-6%)	6mo	$309,000	$160	45
24607 Puccini Pl	0.68mi	4/2.5	2,327 (+14%)	8mo	$355,250	$153	39

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: -21.6%
• Equity multiple: 0.27×
• Total profit: $-58,031
• Equity at exit: $42,494

10-year hold

• IRR: -25.0%
• Equity multiple: -0.05×
• Total profit: $-84,082
• Equity at exit: $24,642

Cash invested: $79,800 (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: 2728
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$325 /mo · $3,903/yr
• Insurance: −$119
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-75

Break-even live

Break-even rent $2,538

Max offer price $271,836

Occupancy floor 98%

Sensitivity live

Price	-10% $87	-5% $6	+0% $-75	+5% $-155	+10% $-236
Rent	-10% $-268	-5% $-171	+0% $-75	+5% $22	+10% $119
Rate	-1.0pp $69	-0.5pp $-2	base $-75	+0.5pp $-148	+1.0pp $-223

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 Bugatti Dr Katy, TX	3.0	2.5	2100	$1,700	$0.81	25d	1	0.22mi
3030 Galileo Way Katy, TX	2.0–3.0	2.5	1285	$2,375	$1.85	11d	10	0.54mi
24720 Morton Ranch Rd Katy, TX	1.0–3.0	1.0–2.0	1074	$2,394	$2.23	0d	51	0.56mi
24714 Scarlatti Cantata Dr Katy, TX	4.0	3.0	2660	$3,000	$1.13	44d	1	0.65mi
24907 Bastiani Canvas Ln Katy, TX	4.0	2.5	2018	$2,200	$1.09	44d	1	0.72mi
24703 Lorenzo Glaze Trl Katy, TX	4.0	2.5	2650	$2,336	$0.88	14d	1	0.85mi
24530 Lorenzo Glaze Trl Katy, TX	4.0	2.5	2494	$2,081	$0.83	0d	1	0.85mi
4019 Ventana Ridge Dr Katy, TX	3.0–4.0	2.0–2.5	1622	$2,497	$1.54	0d	5	0.88mi
3719 Don Giovanni Pl Katy, TX	4.0	2.5	2730	$2,400	$0.88	0d	1	0.95mi
24938 Pavarotti Pl Katy, TX	4.0	4.0	2839	$2,450	$0.86	44d	1	0.98mi
4231 Reese Ravine Ln Katy, TX	5.0	4.0	2812	$3,000	$1.07	18d	1	1.10mi
23050 Morton Ranch Rd Katy, TX	1.0–3.0	1.0–2.0	1109	$2,589	$2.33	0d	31	1.11mi
23223 First Park Dr Unit 3174 Katy, TX	3.0	2.0	1403	$2,272	$1.62	11d	1	1.15mi
23223 First Park Dr Unit 3187 Katy, TX	3.0	2.0	1403	$2,232	$1.59	0d	1	1.15mi
23223 First Park Dr Unit 3174 Katy, TX	3.0	2.0	1403	$2,283	$1.63	0d	1	1.15mi
23223 First Park Dr Unit 23256 Katy, TX	3.0	2.0	1403	$2,283	$1.63	44d	1	1.15mi
2031 Wigmaker Dr Katy, TX	3.0	2.0	1430	$1,800	$1.26	6d	1	1.18mi
2222 Princess Snow Cir Katy, TX	4.0	2.5	2958	$2,425	$0.82	14d	1	1.20mi
24414 Leachwood Dr Katy, TX	4.0	2.0	1701	$2,195	$1.29	20d	1	1.28mi
3206 Peek Rd Katy, TX	3.0	2.0	1535	$2,279	$1.48	44d	1	1.33mi
3200 Peek Rd Katy, TX	3.0	1.0–2.0	1069	$2,357	$2.20	0d	30	1.35mi

Listing history 18 events

1. 2026-06-21
   days on market $285,000 Pending 53 DOM
2. 2026-06-18
   days on market $285,000 Pending 50 DOM
3. 2026-06-18
   status $285,000 Pending 49 DOM
4. 2026-06-17
   days on market $285,000 Active 49 DOM
5. 2026-06-16
   days on market $285,000 Active 48 DOM
6. 2026-06-15
   days on market $285,000 Active 47 DOM
7. 2026-06-13
   days on market $285,000 Active 45 DOM
8. 2026-06-09
   days on market $285,000 Active 41 DOM
9. 2026-06-08
   days on market $285,000 Active 40 DOM
10. 2026-06-07
    days on market $285,000 Active 39 DOM
11. 2026-06-04
    days on market $285,000 Active 36 DOM
12. 2026-06-03
    days on market $285,000 Active 35 DOM
13. 2026-06-02
    days on market $285,000 Active 34 DOM
14. 2026-06-01
    days on market $285,000 Active 33 DOM
15. 2026-05-31
    days on market $285,000 Active 32 DOM
16. 2026-04-29
    listed $285,000 Active 730-char remark
17. 2024-05-16
    soldstatus
18. 2022-02-24
    price $2,025

ⓘ 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: $3,903 · $325/mo
• Projected year-2 tax: $5,216 · $435/mo
• Expected delta: +$1,312/yr (+$109/mo · 33.6%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,325
• − Mortgage interest: −$15,964
• − Property taxes: −$3,903
• − Insurance: −$2,222
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − Depreciation: −$8,291
• Taxable loss: −$5,748
• Est. tax savings @ 24.0%: +$1,380
• After-tax cash flow: $485/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: 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 — 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): 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

+13974.1% since first listed

4 events — show timeline

• 2026-06-17 Pending — HARMLS
• 2026-04-29 Listed $285,000 HARMLS
• 2024-05-16 Sold (Public Records) — Public Records
• 2022-02-24 Price Changed $2,025 RENT.

Property tax history

-0.8%/yr

Latest (2025): $3,903 · -9.7% YoY. Source: county tax records.