7715 Sagemark Ridge Dr · Houston, TX 77433

$255,000

3 bd · 2.0 ba · 1,723 sqft · SingleFamily public records · 47 Days on market

Built 2008 5,658 sqft lot $148/sqft · at area comps Est $265k · at est. $46/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 +10.7/30.0
• ARV discount +9.2/15.0
• Schools +4.4/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7715 Sagemark Ridge Drive in Canyon Village at Cypress Springs, where modern updates, curb appeal, and comfort come together beautifully. On a corner lot with a mature shade tree, this one-story ranch-style home features a brick and cement board exterior, double-wide driveway, and gutters. Inside, fresh paint, engineered wood flooring in the main living area, and brand-new plush carpet in all bedrooms make this home truly move-in ready. The updated kitchen shines with new, white sparkly quartz countertops, white subway tile backsplash, stainless steel appliances, matte black faucet, and a stylish chandelier over the island. A breakfast bar opens the kitchen to the living area for

Key facts

• Mature shade tree
• Fresh paint
• Double-wide driveway

Tags

• CORNER LOT
• MATURE SHADE TREE
• DOUBLE-WIDE DRIVEWAY
• FRESH PAINT
• ENGINEERED WOOD FLOORING
• BRAND-NEW PLUSH CARPET

Property features AI

Finance

• HOA & community: Community association (Spectrum Association Management); Annual association fee of $550; Association amenities include pool, playground, park; Association fee covers recreation facilities; Community features include community pool, curbs, gutters

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces northeast; Built in 2008; Slab foundation
• Construction: Brick and cement siding; Composition roof
• Exterior features: Backyard fence; Porch; Private yard; Storage shed(s); Corner lot; Subdivision setting; Backs to greenbelt/park; Concrete road surface

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range
• Bedrooms: Primary bedroom (First floor); Bedroom (First floor); Bedroom (First floor); Up to 3 possible bedrooms total
• Flooring: Carpet; Engineered hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom (First floor)
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Breakfast bar; Double vanity; Entrance foyer; Granite counters; Kitchen island; Kitchen/family room combo; Pantry; Tub with shower; Window treatments; Ceiling fan(s); Programmable thermostat; Insulated doors; Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (First floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (8.7% below list).
• Recommended offer: $233k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Walker El (math 23% / reading 38%, grade F, #2,464 of 4,322 statewide, top 58%, 1,025 students, 77% FRL); 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 75% FRL vs 43% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Cypress-Fairbanks ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.3%/yr); 2065 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $2k of loan paydown is wiped out by about $8k 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 47 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $232,812 (8.7% 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 47 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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: 0.91% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 9.1

CMA / ARV

• ARV (median comp): $264,848
• List price: $255,000
• Delta: -3.72%
• 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
7554 Appleberry Dr	0.19mi	3/2.0	1,812 (+5%)	2mo	$275,000	$152	81
7806 Coco Verde Dr	0.36mi	3/2.0	1,679 (-3%)	1mo	$329,000	$196	78
7514 Appleberry Dr	0.28mi	3/2.0	1,605 (-7%)	4mo	$237,800	$148	72
20519 Holly Barr Ln	0.45mi	3/2.5	1,751 (+2%)	4mo	$269,999	$154	71
20730 Cypress Crescent Ln	0.11mi	3/2.5	1,967 (+14%)	4mo	$270,000	$137	66
7402 Bering Landing Dr	0.57mi	3/2.0	1,630 (-5%)	0mo	$249,990	$153	64
21119 Sherrell Bay Dr	0.59mi	4/3.0 (+1)	1,712 (-1%)	3mo	$330,000	$193	60
21043 Salt Rock Dr	0.36mi	4/2.5 (+1)	1,900 (+10%)	3mo	$344,900	$182	57
7507 Sendera Oaks Ct	0.59mi	3/2.0	1,558 (-10%)	1mo	$235,000	$151	56
7606 Blue Coast Ct	0.62mi	3/2.5	1,852 (+8%)	2mo	$312,995	$169	55
21106 Garden Palm Dr	0.39mi	3/2.5	1,948 (+13%)	4mo	$315,000	$162	55
20022 Rustic Lake Ln	0.67mi	4/2.0 (+1)	1,905 (+11%)	2mo	$252,000	$132	44

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: -23.4%
• Equity multiple: 0.22×
• Total profit: $-55,603
• Equity at exit: $38,021

10-year hold

• IRR: -31.0%
• Equity multiple: -0.18×
• Total profit: $-83,959
• Equity at exit: $22,048

Cash invested: $71,400 (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: 2065
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,328 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$469 /mo · $5,631/yr
• Insurance: −$106
• HOA: −$46
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-120

Break-even live

Break-even rent $2,479

Max offer price $233,877

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-47	+0% $-120	+5% $-192	+10% $-264
Rent	-10% $-303	-5% $-212	+0% $-120	+5% $-28	+10% $64
Rate	-1.0pp $9	-0.5pp $-55	base $-120	+0.5pp $-186	+1.0pp $-253

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21010 Treasure Gate Ln Cypress, TX	4.0	2.0	2157	$2,768	$1.28	45d	1	0.27mi
21038 Treasure Gate Ln Cypress, TX	4.0	2.5	1804	$2,676	$1.48	45d	1	0.33mi
21054 Montego Breeze Ln Cypress, TX	3.0–5.0	2.0–3.5	1935	$2,199	$1.14	14d	21	0.34mi
20519 Keegans Ledge Ln Cypress, TX	4.0	3.0	1907	$2,100	$1.10	45d	1	0.54mi
7310 Coconut Bay Dr Cypress, TX	4.0	2.0	1620	$2,307	$1.42	45d	1	0.55mi
21034 Shore Oak Dr Cypress, TX	4.0	3.0	2110	$2,950	$1.40	45d	1	0.57mi
21114 Montego Bay Dr Cypress, TX	3.0	2.5	2124	$2,499	$1.18	45d	1	0.59mi
21038 Bay Village Dr Cypress, TX	4.0	2.5	1904	$2,491	$1.31	45d	1	0.61mi
20126 Breezy Oak Ct Cypress, TX	3.0	2.0	1667	$2,100	$1.26	6d	1	0.63mi
20211 Longenbaugh Rd Cypress, TX	1.0–3.0	1.0–2.0	1065	$2,500	$2.35	0d	25	0.65mi
20217 Longenbaugh Rd Cypress, TX	2.0	2.0	1112	$1,565	$1.41	45d	1	0.71mi
7546 Coral Terrace Dr Cypress, TX	3.0	2.5	2050	$2,699	$1.32	45d	1	0.74mi
19943 Crested Hill Ln Cypress, TX	3.0	2.0	1204	$1,621	$1.35	9d	1	0.76mi
21235 Catalina Palm Dr Cypress, TX	4.0	2.0	1756	$2,600	$1.48	45d	1	0.77mi
21054 Breezeway Cove Dr Bridgeland, TX	3.0–4.0	2.5–3.5	1784	$2,450	$1.37	1d	41	0.78mi
20123 Braley Ct Cypress, TX	3.0	2.5	1726	$1,976	$1.14	1d	1	0.78mi
19939 Longenbaugh Rd Cypress, TX	1.0–2.0	1.0–2.0	933	$2,105	$2.26	3d	15	0.81mi
7911 Tuscan Cypress Dr Cypress, TX	4.0	3.0	1730	$2,475	$1.43	45d	1	0.85mi
19917 Stoney Haven Dr Cypress, TX	2.0	1.5	1060	$1,579	$1.49	45d	1	0.92mi
19758 Crossfalls Ln Cypress, TX	4.0	2.5	2156	$2,070	$0.96	46d	1	1.02mi
20735 Dewberry Creek Ln Katy, TX	4.0	2.0	1609	$1,756	$1.09	23d	1	1.03mi
6810 N Fry Rd Katy, TX	1.0–3.0	1.0–3.0	1151	$2,683	$2.33	1d	58	1.10mi
7850 Maverick Trace Ln Cypress, TX	3.0	3.0	1852	$1,875	$1.01	45d	1	1.11mi
19903 Mountain Dale Dr Cypress, TX	3.0	2.0	1356	$1,896	$1.40	1d	1	1.15mi
21035 Carmel Valley Dr Katy, TX	3.0	2.0	1431	$1,791	$1.25	26d	1	1.16mi
19715 Swan Valley Dr Cypress, TX	3.0	2.0	1380	$1,886	$1.37	45d	1	1.23mi
20507 Barker Bend Ct Katy, TX	3.0	2.0	1488	$1,825	$1.23	45d	1	1.25mi
19738 Tacoma Bluff Dr Cypress, TX	4.0	2.5	2238	$5,000	$2.23	23d	1	1.25mi
7558 Magnolia Orchid Ln Cypress, TX	4.0	2.5	1743	$2,390	$1.37	45d	1	1.26mi
6642 High Stone Ln Katy, TX	4.0	2.0	2091	$1,999	$0.96	45d	1	1.33mi
21447 FM 529 Rd Cypress, TX	1.0–3.0	1.0–2.0	996	$2,205	$2.21	1d	28	1.35mi
6506 Garden Canyon Dr Katy, TX	3.0	2.0	1842	$1,895	$1.03	23d	1	1.38mi
6619 Rusty Ridge Ln Katy, TX	3.0	2.5	1450	$1,895	$1.31	5d	1	1.44mi
19442 Elmtree Estates Dr Katy, TX	3.0	2.0	1735	$1,776	$1.02	14d	1	1.45mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 37 events

1. 2026-06-21
   days on market $255,000 Active 47 DOM
2. 2026-06-18
   days on market $255,000 Active 44 DOM
3. 2026-06-18
   price $255,000 Active 43 DOM
4. 2026-06-17
   days on market $265,000 Active 43 DOM
5. 2026-06-16
   days on market $265,000 Active 42 DOM
6. 2026-06-15
   days on market $265,000 Active 41 DOM
7. 2026-06-13
   days on market $265,000 Active 39 DOM
8. 2026-06-13
   days on market $265,000 Active 38 DOM
9. 2026-06-09
   days on market $265,000 Active 35 DOM
10. 2026-06-08
    days on market $265,000 Active 34 DOM
11. 2026-06-07
    days on market $265,000 Active 33 DOM
12. 2026-06-04
    days on market $265,000 Active 30 DOM
13. 2026-06-03
    days on market $265,000 Active 29 DOM
14. 2026-06-02
    days on market $265,000 Active 28 DOM
15. 2026-06-02
    pricedays on market $265,000 Active 27 DOM
16. 2026-05-31
    days on market $270,000 Active 26 DOM
17. 2026-05-05
    listed $270,000 Active 998-char remark
18. 2025-01-24
    historical $1,850
19. 2025-01-24
    historical
20. 2025-01-15
    listed $1,850
21. 2025-01-13
    listed $260,000 Active
22. 2025-01-07
    historical $1,850
23. 2025-01-06
    historical
24. 2024-12-11
    status Active
25. 2024-12-04
    status Option Pending
26. 2024-12-03
    status Active
27. 2024-11-28
    status Option Pending
28. 2024-11-18
    listed $265,000 Active
29. 2024-11-09
    listed $1,850
30. 2020-08-07
    soldstatus
31. 2020-08-06
    soldstatus Sold
32. 2020-07-13
    status Pending
33. 2020-07-06
    status Option Pending
34. 2020-07-01
    listed $182,000 Active
35. 2009-04-13
    soldstatus
36. 2009-02-27
    historical
37. 2009-02-13
    listed $103,952

ⓘ 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: $5,631 · $469/mo
• Projected year-2 tax: $5,631 · $469/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $27,937
• − Mortgage interest: −$14,284
• − Property taxes: −$5,631
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − HOA: −$552
• − Depreciation: −$7,418
• Taxable loss: −$5,693
• Est. tax savings @ 24.0%: +$1,366
• After-tax cash flow: $-69/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

+145.3% since first listed

23 events — show timeline

• 2026-06-18 Price Changed $255,000 HARMLS
• 2026-06-01 Price Changed $265,000 HARMLS
• 2026-05-05 Listed $270,000 HARMLS
• 2025-01-24 Rental Removed $1,850 HARMLS
• 2025-01-24 Listing Removed — HARMLS
• 2025-01-15 Listed for Rent $1,850 HARMLS
• 2025-01-13 Listed $260,000 HARMLS
• 2025-01-07 Rental Removed $1,850 HARMLS
• 2025-01-06 Listing Removed — HARMLS
• 2024-12-11 Relisted — HARMLS
• 2024-12-04 Pending — HARMLS
• 2024-12-03 Relisted — HARMLS
• 2024-11-28 Pending — HARMLS
• 2024-11-18 Listed $265,000 HARMLS
• 2024-11-09 Listed for Rent $1,850 HARMLS
• 2020-08-07 Sold (Public Records) — Public Records
• 2020-08-06 Sold (MLS) — HARMLS
• 2020-07-13 Pending — HARMLS
• 2020-07-06 Pending — HARMLS
• 2020-07-01 Listed $182,000 HARMLS
• 2009-04-13 Sold (MLS) — HARMLS
• 2009-02-27 Listing Removed — HARMLS
• 2009-02-13 Listed $103,952 HARMLS

Property tax history

+7.1%/yr

Latest (2025): $5,631 · -0.5% YoY. Source: county tax records.