2027 Whispering Springs Dr · Spring, TX 77373

$234,999

3 bd · 2.0 ba · 1,786 sqft · SingleFamily public records · 45 Days on market

Built 1971 9,901 sqft lot $132/sqft · at area comps Est $240k · at est. $38/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).

• Cash flow +13.1/30.0
• ARV discount +8.5/15.0
• 1% rule +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained home located in a quiet neighborhood in Spring, TX. This property features a functional layout with comfortable living spaces, a practical kitchen, and well-sized bedrooms. Conveniently located near I-45, shopping, dining, and schools, offering easy access to daily essentials and commuting routes. Ready for immediate move-in.

Key facts

• Easy access
• Practical kitchen
• Functional layout

Tags

• QUIET NEIGHBORHOOD
• FUNCTIONAL LAYOUT
• PRACTICAL KITCHEN
• EASY ACCESS

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Association managed by Chaparal Management Co.; Annual association fee of $455; Community pool

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Residential property; Faces south; Built in 1971; Single-level entry (first floor bedrooms)
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: Primary bedroom on the first floor (approx. 15 x 11); Additional bedroom on the first floor (approx. 13 x 11); Additional bedroom on the first floor (approx. 13 x 8)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Kitchen island; Tub with shower; Ceiling fans; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-9 ($-111/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (3.7% below list).
• Recommended offer: $226k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.5% in Spring — 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 66/100 on livability (#635 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute F.
• Spring ISD (suburban): math 19% / reading 26% proficiency, ranked #730 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John Winship El (math 29% / reading 29%, grade F, #2,668 of 4,322 statewide, top 63%, 471 students, 72% FRL); Twin Creeks Middle (math 23% / reading 24%, grade F, #1,317 of 1,662 statewide, top 80%, 973 students, 83% FRL); Spring H S (math 12% / reading 21%, grade F, #1,497 of 1,632 statewide, top 92%, 2,760 students, 72% FRL).
• Market conditions: Rents soft (-0.3%/yr); 595 active listings in the ZIP; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 45 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,302 (3.7% 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 45 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D 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: 0.96% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 8.7

CMA / ARV

• ARV (median comp): $240,462
• List price: $234,999
• Delta: -2.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2030 Lexington Woods Dr	0.22mi	3/2.0	1,744 (-2%)	21mo	$205,000	$118	68
25411 Friar Lake Ln	0.18mi	3/2.0	1,893 (+6%)	17mo	$180,000	$95	68
25803 Wingfield Ln	0.49mi	3/2.0	1,744 (-2%)	9mo	$249,500	$143	66
25711 Long Hill Ln	0.38mi	4/2.0 (+1)	1,737 (-3%)	18mo	$275,000	$158	58
2715 Lexington Park Dr	0.72mi	3/2.0	1,772 (-1%)	10mo	$249,900	$141	57
2506 Soledad Ridge Dr	0.66mi	3/2.0	1,759 (-2%)	16mo	$259,990	$148	54
25206 Lynbriar Ln	0.46mi	3/2.0	1,616 (-10%)	15mo	$240,000	$149	51
2510 Lexington Woods Dr	0.61mi	3/2.0	2,030 (+14%)	1mo	$180,000	$89	48
2710 Shady Bayou Ln	0.72mi	3/2.5	1,884 (+6%)	17mo	$171,500	$91	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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-45,159
• Equity at exit: $35,039

10-year hold

• IRR: -23.2%
• Equity multiple: 0.01×
• Total profit: $-65,141
• Equity at exit: $20,318

Cash invested: $65,800 (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 77373

• Rents YoY: -0.3%
• Active inventory: 595
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,263 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$429 /mo · $5,145/yr
• Insurance: −$98
• HOA: −$38
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-9

Break-even live

Break-even rent $2,275

Max offer price $233,368

Occupancy floor 95%

Sensitivity live

Price	-10% $124	-5% $57	+0% $-9	+5% $-76	+10% $-142
Rent	-10% $-188	-5% $-99	+0% $-9	+5% $80	+10% $170
Rate	-1.0pp $109	-0.5pp $51	base $-9	+0.5pp $-70	+1.0pp $-132

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 27 events

1. 2026-06-18
   days on market $234,999 Active 45 DOM
2. 2026-06-17
   days on market $234,999 Active 44 DOM
3. 2026-06-16
   days on market $234,999 Active 43 DOM
4. 2026-06-15
   days on market $234,999 Active 42 DOM
5. 2026-06-13
   days on market $234,999 Active 40 DOM
6. 2026-06-13
   days on market $234,999 Active 39 DOM
7. 2026-06-09
   days on market $234,999 Active 36 DOM
8. 2026-06-08
   days on market $234,999 Active 35 DOM
9. 2026-06-07
   days on market $234,999 Active 34 DOM
10. 2026-06-04
    days on market $234,999 Active 31 DOM
11. 2026-06-03
    days on market $234,999 Active 30 DOM
12. 2026-06-02
    days on market $234,999 Active 29 DOM
13. 2026-06-01
    days on market $234,999 Active 28 DOM
14. 2026-05-31
    days on market $234,999 Active 27 DOM
15. 2026-05-04
    historical
16. 2026-05-04
    listed $234,999 Active 343-char remark
17. 2026-02-25
    historical $1,800
18. 2026-02-24
    listed $245,000 Active
19. 2026-02-06
    listed $1,800
20. 2026-02-04
    historical $1,900
21. 2025-12-21
    listed $1,900
22. 2019-04-29
    soldstatus
23. 2017-05-05
    soldstatus
24. 2009-09-21
    soldstatus
25. 2003-03-21
    soldstatus
26. 1999-06-03
    soldstatus
27. 1997-12-30
    soldstatus

ⓘ 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: $5,145 · $429/mo
• Projected year-2 tax: $5,145 · $429/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 2/10 Low
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,156
• − Mortgage interest: −$13,164
• − Property taxes: −$5,145
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$456
• − Depreciation: −$6,836
• Taxable loss: −$3,965
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $841/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: Spring ISD
• NCES district ID: 4841220
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,584
• Composite: 20.12/100
• National rank: #8643
• State rank: #730 of 826 in TX

Livability — Spring

• Score: 66/100
• State rank: #635
• US rank: #12101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring, TX
• County: Harris County · 4,702,590 people
• City population: 430,529
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,739
• Household income: $88,617
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 1050.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 23% Two or more races 22% Asian 3%
• Hispanic origin (detail): Mexican 27% Puerto Rican 2% Cuban 2% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 32% Vietnamese 1% Other Indo-European 1%

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: ▼ -142.98%
• Current HPI: 251.7231
• Rent YoY: ▼ -0.30%
• 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

+12268.4% since first listed

13 events — show timeline

• 2026-05-04 Listed $234,999 HARMLS
• 2026-05-04 Listing Removed — HARMLS
• 2026-02-25 Rental Removed $1,800 HARMLS
• 2026-02-24 Listed $245,000 HARMLS
• 2026-02-06 Listed for Rent $1,800 HARMLS
• 2026-02-04 Rental Removed $1,900 HARMLS
• 2025-12-21 Listed for Rent $1,900 HARMLS
• 2019-04-29 Sold (Public Records) — Public Records
• 2017-05-05 Sold (Public Records) — Public Records
• 2009-09-21 Sold (Public Records) — Public Records
• 2003-03-21 Sold (Public Records) — Public Records
• 1999-06-03 Sold (Public Records) — Public Records
• 1997-12-30 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $5,145 · +5.3% YoY. Source: county tax records.