7303 Rising Brook Dr · Houston, TX 77433

$205,000

3 bd · 2.0 ba · 1,157 sqft · SingleFamily public records · 19 Days on market

Built 2005 4,260 sqft lot $177/sqft · at area comps Est $209k · at est. $40/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 +12.9/30.0
• ARV discount +8.4/15.0
• 1% rule +4.6/10.0
• Schools +4.4/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice one-story home in Tealbrook features 3 Bedrooms, 2 Full Baths with a 1 Car Garage. Large Master Bedroom will fit a King size bed, and it has a spacious walk-in closet. Home INCLUDES Washer and Dryer, Water Softener installed in 2017, Roof installed in 2020, Pre-Wired for Outdoor Cameras and a WHOLE HOME 20kw GENERATOR! Perfect for starters or

Key facts

• 4,260 sq ft lot
• Garage
• Built 2005

Property features AI

Finance

• Other: Municipal Utility District disclosure; Seller disclosure
• HOA & community: Lancaster Community Association; Annual association fee $477

Exterior

• Parking: Attached garage (1 space)
• Security: Owned security system
• Utilities: Public water; Public sewer; Electric with generator
• Home design: Residential property; Full ownership; Built in 2005; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Fully fenced yard; Subdivision lot

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Laminate counters
• Bedrooms: Primary bedroom (first floor) — 14x14; Bedroom (first floor) — 12x11; Bedroom (first floor) — 11x9
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Laminate counters; Living/dining room; Water softener (owned); Security system owned
• 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 $205k.

Deal economics

• At list price, monthly cash flow is $-83 ($-991/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (4.1% below list).
• Recommended offer: $190k (7.1% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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

• It's been on market 19 days — a 2% lower offer ($202k) 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 $190,417 (7.1% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.96% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.99
• GRM: 8.7

CMA / ARV

• ARV (median comp): $209,345
• List price: $205,000
• Delta: -2.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7303 Rising Brook Dr	0.00mi	3/2.0	1,157 (0%)	0mo	$205,000	$177	100
19942 Mountain Dale Dr	0.43mi	3/2.0	1,162 (+0%)	10mo	$229,000	$197	71
7335 River Pines Dr	0.41mi	3/2.0	1,108 (-4%)	12mo	$215,000	$194	63
19927 Mountain Dale Dr	0.49mi	3/2.0	1,282 (+11%)	1mo	$199,000	$155	58
19956 Sutton Falls Dr	0.39mi	3/2.0	1,326 (+15%)	3mo	$199,900	$151	55
6910 Wilrose Haven Dr	0.62mi	3/2.0	1,196 (+3%)	13mo	$235,000	$196	55
19910 Westcliffe Ct	0.47mi	2/1.5 (-1)	1,068 (-8%)	5mo	$185,000	$173	54
19911 Stoney Haven Dr	0.46mi	3/2.0	1,305 (+13%)	7mo	$216,800	$166	51
7114 Goldendale Ct	0.43mi	3/2.0	1,330 (+15%)	12mo	$225,000	$169	45
19918 Great Elms Dr	0.53mi	3/2.0	1,300 (+12%)	13mo	$265,000	$204	44
19822 Laurel Trail Dr	0.65mi	3/2.0	1,315 (+14%)	9mo	$240,000	$183	40
7156 Village Lake Dr	0.52mi	2/1.0 (-1)	996 (-14%)	13mo	$189,900	$191	33

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: -23.0%
• Equity multiple: 0.23×
• Total profit: $-44,076
• Equity at exit: $30,566

10-year hold

• IRR: -30.8%
• Equity multiple: -0.16×
• Total profit: $-66,759
• Equity at exit: $17,725

Cash invested: $57,400 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$370 /mo · $4,434/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$40
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-83

Break-even live

Break-even rent $2,071

Max offer price $190,417

Occupancy floor 99%

Sensitivity live

Price	-10% $33	-5% $-25	+0% $-83	+5% $-141	+10% $-199
Rent	-10% $-238	-5% $-160	+0% $-83	+5% $-5	+10% $73
Rate	-1.0pp $21	-0.5pp $-30	base $-83	+0.5pp $-136	+1.0pp $-190

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20978 Farm to Market Road 529 Unit SWFS2 Cypress, TX	2.0	2.0	1025	$1,725	$1.68	3d	1	0.32mi
20978 Farm to Market Road 529 Cypress, TX	2.0	2.0	1025	$1,725	$1.68	44d	1	0.32mi
19917 Stoney Haven Dr Cypress, TX	2.0	1.5	1060	$1,579	$1.49	44d	1	0.44mi
6810 N Fry Rd Katy, TX	1.0–3.0	1.0–3.0	1151	$2,683	$2.33	0d	58	0.54mi
19943 Crested Hill Ln Cypress, TX	3.0	2.0	1204	$1,621	$1.35	8d	1	0.59mi
19903 Mountain Dale Dr Cypress, TX	3.0	2.0	1356	$1,896	$1.40	0d	1	0.59mi
20507 Barker Bend Ct Katy, TX	3.0	2.0	1488	$1,825	$1.23	44d	1	0.73mi
20634 Longenbaugh Rd Cypress, TX	2.0	2.0	1018	$1,775	$1.74	44d	1	0.78mi
20634 Longenbaugh Rd Cypress, TX	2.0	2.0	1018	$1,775	$1.74	25d	1	0.78mi
21054 Montego Breeze Ln Cypress, TX	3.0–5.0	2.0–3.5	1935	$2,199	$1.14	13d	21	0.80mi
19715 Swan Valley Dr Cypress, TX	3.0	2.0	1380	$1,886	$1.37	44d	1	0.81mi
21035 Carmel Valley Dr Katy, TX	3.0	2.0	1431	$1,791	$1.25	25d	1	0.83mi
20211 Longenbaugh Rd Cypress, TX	1.0–3.0	1.0–2.0	1065	$2,500	$2.35	0d	26	0.86mi
6619 Rusty Ridge Ln Katy, TX	3.0	2.5	1450	$1,895	$1.31	4d	1	0.86mi
19939 Longenbaugh Rd Cypress, TX	1.0–2.0	1.0–2.0	933	$2,105	$2.26	2d	15	0.90mi
20217 Longenbaugh Rd Cypress, TX	2.0	2.0	1112	$1,565	$1.41	44d	1	0.92mi
19434 Glenway Falls Dr Katy, TX	3.0	2.0	1326	$1,800	$1.36	44d	1	0.95mi
6502 Wellington Meadows Dr Katy, TX	3.0	2.0	1416	$1,500	$1.06	13d	1	1.16mi
8357 Fry Rd Unit FCC Cypress, TX	2.0	2.0	1018	$1,775	$1.74	12d	1	1.24mi
8357 Fry Rd Cypress, TX	2.0	2.0	1018	$1,775	$1.74	0d	1	1.24mi
20967 Young Meadows Way Katy, TX	3.0	2.0	1256	$1,795	$1.43	8d	1	1.31mi
21447 FM 529 Rd Cypress, TX	1.0–3.0	1.0–2.0	996	$2,205	$2.21	0d	28	1.33mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: water

Listing history 4 events

1. 2026-05-14
   status Pending 364-char remark
2. 2026-05-02
   listed $205,000 Active 364-char remark
3. 2026-04-30
   historical $205,000 364-char remark
4. 2006-08-18
   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: $4,434 · $370/mo
• Projected year-2 tax: $4,434 · $370/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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $23,603
• − Mortgage interest: −$11,483
• − Property taxes: −$4,434
• − Insurance: −$1,822
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − HOA: −$480
• − Depreciation: −$5,964
• Taxable loss: −$4,357
• Est. tax savings @ 24.0%: +$1,046
• After-tax cash flow: $55/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

+0.0% since first listed

6 events — show timeline

• 2026-06-15 Sold (MLS) — HARMLS
• 2026-05-22 Pending — HARMLS
• 2026-05-14 Pending — HARMLS
• 2026-05-02 Listed $205,000 HARMLS
• 2026-04-30 Coming Soon $205,000 HARMLS
• 2006-08-18 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $4,434 · +9.1% YoY. Source: county tax records.