Is 7043 Coneflower Crk in Katy, TX a good investment?

CashFlowRE grades it D with a 4.0% cap rate and $-571/mo modeled cash flow at a $300,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 7043 Coneflower Crk?

The modeled cap rate is 4.0% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,659/month, from CashFlowRE's rent model.

D Composite 40.75

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 +6.0/30.0
Schools +5.4/10.0
Condition / age +4.0/5.0
1% rule +3.9/10.0
Livability +3.8/5.0
Rent growth +2.3/5.0
DSCR +0.4/10.0
Appreciation +0.0/10.0

$300,000

7043 Coneflower Crk · Katy, TX 77493

3 bd · 2.0 ba · 1,714 sqft · SingleFamily public records · 3 Days on market

Built 2020 Good condition 4,856 sqft lot 2-car garage $175/sqft · 27% below area Est $409k · 27% under $117/mo HOA · 4% of rent ↓ 10% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Located on a quiet cul-de-sac in the master-planned community of Elyson, 7043 Coneflower Creek offers modern design, thoughtful layout, and exceptional neighborhood amenities. Built in 2020 by Chesmar Homes, this 3-bedroom, 2-bath home features 1,714 square feet with an open-concept layout connecting the living room, kitchen, and dining area. The kitchen includes quartz countertops, white cabinetry, stainless appliances, a large island with seating, pantry, and herringbone tile backsplash. Wood-look tile flooring runs throughout the main living areas, adding durability and style. The primary suite offers a spacious bedroom, dual-sink vanity, and walk-in shower, plus a large walk-in closet.

Key facts

Quartz countertops
Quiet cul-de-sac
Stainless appliances

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-571 ($-7k/yr) — negative.
To cash-flow at today's rent, offer at most $206k (31.5% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (11.4% below list).
Recommended offer: $206k (31.5% below list) — sets the bar for cash-flow.
Cap rate 4.0% vs local median 3.3% in Katy — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
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: Robert King El (math 41% / reading 44%, grade F, #1,313 of 4,322 statewide, top 31%, 981 students, 68% FRL); Katy J H (math 52% / reading 51%, grade C, #318 of 1,662 statewide, top 20%, 1,094 students, 53% FRL); Katy H S (math 62% / reading 74%, grade B, #150 of 1,632 statewide, top 10%, 3,330 students, 38% FRL) — zoned schools average 53% FRL vs 27% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: Rents soft (-0.8%/yr); 3403 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $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

Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
8 sale attempts since 5y ago 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

Watch-outs: property tax is 3.4% of price.
Climate carrying-cost: 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 $205,530 (31.5% below list)

Questions for the listing agent

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?
Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.89% ✗
Cap rate: 4.01%
Cash-on-cash: -8.16%
DSCR: 0.64
GRM: 9.4

CMA / ARV

ARV (median comp): $409,272
List price: $300,000
Delta: -26.70%
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
24019 Breezy Bank Trl	0.64mi	3/2.0	1,714 (0%)	0mo	$327,440	$191	70
6822 Greenwood Valley Pl	0.31mi	3/2.0	1,818 (+6%)	7mo	$362,000	$199	70
24003 Breezy Bank Trl	0.62mi	3/2.0	1,714 (0%)	5mo	$353,915	$206	67
7635 Meadow Mouse Ln	0.69mi	3/2.0	1,714 (0%)	3mo	$322,565	$188	65
7610 Meadow Mouse Ln	0.64mi	3/2.0	1,756 (+2%)	7mo	$343,265	$195	60
24227 Tallgrass Meadow Trl	0.57mi	3/2.0	1,618 (-6%)	8mo	$317,000	$196	58
6723 Barrington Creek Trce	0.63mi	3/2.0	1,781 (+4%)	8mo	$329,999	$185	57
7655 Meadow Mouse Ln	0.70mi	3/2.5	1,817 (+6%)	4mo	$343,265	$189	52
7611 Meadow Mouse Ln	0.66mi	4/2.5 (+1)	1,910 (+11%)	4mo	$339,690	$178	39
7627 Meadow Mouse Ln	0.68mi	4/2.5 (+1)	1,910 (+11%)	4mo	$328,940	$172	39
7638 Meadow Mouse Ln	0.67mi	4/2.5 (+1)	1,910 (+11%)	8mo	$315,000	$165	36
7654 Meadow Mouse Ln	0.69mi	4/2.5 (+1)	1,910 (+11%)	8mo	$315,000	$165	35

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: -35.2%
Equity multiple: -0.10×
Total profit: $-92,377
Equity at exit: $44,731

10-year hold

IRR: -79.2%
Equity multiple: -0.85×
Total profit: $-155,740
Equity at exit: $25,939

Cash invested: $84,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 38 active · 18 under contract
Months of supply: 14.2 mo (7%/mo absorbed)
Median asking: $349,990 ($190/sqft)
Median days on market: 85 d
This list price: 5% of active listings are priced below it
ARV vs active asking: +25.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77493

Rents YoY: -0.8%
Active inventory: 3403
Price-to-rent: 9.4×

Monthly cashflow live

Estimated rent: $2,659 high interval (Pro) →
Mortgage (P&I): −$1,573
Tax from tax record: −$856 /mo · $10,277/yr
Insurance: −$125
HOA: −$117
Lot rent: −$0
Vacancy / Maint / Mgmt: −$558
Net cashflow: $-571

Break-even live

Break-even rent $3,382

Max offer price $205,530

Occupancy floor —

Sensitivity live

Price	-10% $-401	-5% $-486	+0% $-571	+5% $-656	+10% $-741
Rent	-10% $-781	-5% $-676	+0% $-571	+5% $-466	+10% $-361
Rate	-1.0pp $-420	-0.5pp $-495	base $-571	+0.5pp $-649	+1.0pp $-728

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: $75,000
Closing costs: $9,000
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24114 Blooming Daisy Cir Katy, TX	4.0	3.0	1500	$3,300	$2.20	93d	1	0.80mi
7706 Cattail Shallows Ln Katy, TX	3.0	3.0	1979	$1,800	$0.91	19d	1	0.83mi
22700 Elyson Falls Dr Katy, TX	2.0–4.0	2.0–3.0	1658	$2,478	$1.49	7d	1	1.08mi
5938 First Blush Dr Katy, TX	3.0	2.0	1288	$2,500	$1.94	4d	1	1.30mi
6123 Severson Lake Ct Katy, TX	4.0	3.0	2168	$3,100	$1.43	37d	1	1.43mi

Property features AI

Finance

HOA & community: Association: Cohere LifeAnnual association feeAssociation amenities: clubhouse, fitness center, community pool, playground, dog park, park, trails, picnic area, meeting/banquet/party room, party room, basketball court, sport court, pickleball, tennis courts, trash service

Exterior

Parking: Attached 2-car garageDrivewayGarage with garage door opener
Security: Leased security systemSmoke detector(s)
Utilities: Public waterPublic sewer
Home design: Residential propertyFull ownershipSlab foundationComposition roofBuilt in 2020Located on a cul-de-sacSubdivision settingPond on lotSide yard
Construction: Brick constructionYear built 2020Slab foundationComposition roof
Exterior features: Covered patioDeckFully fenced backyardFenceSprinkler/irrigationPaved drivewayPorchPatioPrivate yardTennis court(s) (community)Association pool

Interior

Kitchen: DishwasherGas cooktopGas ovenMicrowaveGarbage disposalRefrigeratorENERGY STAR qualified appliances
Bedrooms: Primary bedroom (first level) — 15 x 13Bedroom (first level) — 11 x 13
Flooring: CarpetTile
Bathrooms: 2 full bathrooms
Heating & cooling: Central heating (gas)Central air (electric)Has heatingHas cooling
Interior features: Breakfast barHigh ceilingsKitchen islandKitchen/family room comboPantryQuartz countersSeparate showerTub/showerWindow treatmentsCeiling fan(s)Kitchen/dining comboLow emissivity windowsWindow coverings
Laundry & utility: WasherDryerWasher hookupElectric dryer hookupGas dryer hookupUtility room (first level) — 8 x 6

Listing history 50 events

2026-08-08

days on market $300,000 Active 3 DOM
2026-08-05

days on marketlisting id $300,000 Active 1 DOM
2026-08-05

days on market $300,000 Active 29 DOM
2026-08-04

days on market $300,000 Active 28 DOM
2026-08-03

days on market $300,000 Active 27 DOM
2026-07-31

days on market $300,000 Active 24 DOM
2026-07-30

days on market $300,000 Active 23 DOM
2026-07-30

days on market $300,000 Active 22 DOM
2026-07-28

days on market $300,000 Active 21 DOM
2026-07-26

days on market $300,000 Active 19 DOM
2026-07-24

days on market $300,000 Active 17 DOM
2026-07-23

days on market $300,000 Active 16 DOM
2026-07-22

days on market $300,000 Active 15 DOM
2026-07-21

days on market $300,000 Active 14 DOM
2026-07-20

days on market $300,000 Active 13 DOM
2026-07-18

days on market $300,000 Active 11 DOM
2026-07-18

days on market $300,000 Active 10 DOM
2026-07-16

days on market $300,000 Active 9 DOM
2026-07-15

days on market $300,000 Active 8 DOM
2026-07-14

days on market $300,000 Active 7 DOM
2026-07-13

days on market $300,000 Active 6 DOM
2026-07-13

days on market $300,000 Active 5 DOM
2026-07-11

days on market $300,000 Active 4 DOM
2026-07-10

days on market $300,000 Active 3 DOM
2026-07-09

days on market $300,000 Active 2 DOM
2026-07-07

pricedays on marketlisting id $300,000 Active 1 DOM
2026-07-07

days on market $315,000 Active 41 DOM
2026-07-06

days on market $315,000 Active 40 DOM
2026-07-06

days on market $315,000 Active 39 DOM
2026-07-05

days on market $315,000 Active 38 DOM
2026-07-03

days on market $315,000 Active 37 DOM
2026-07-02

days on market $315,000 Active 36 DOM
2026-07-01

days on market $315,000 Active 35 DOM
2026-06-30

days on market $315,000 Active 34 DOM
2026-06-29

days on market $315,000 Active 33 DOM
2026-06-28

days on market $315,000 Active 32 DOM
2026-06-27

days on market $315,000 Active 31 DOM
2026-06-26

days on market $315,000 Active 30 DOM
2026-06-24

days on market $315,000 Active 28 DOM
2026-06-22

days on market $315,000 Active 26 DOM
2026-06-21

days on market $315,000 Active 25 DOM
2026-06-18

days on market $315,000 Active 22 DOM
2026-06-17

days on market $315,000 Active 21 DOM
2026-06-16

days on market $315,000 Active 20 DOM
2026-06-15

days on market $315,000 Active 19 DOM
2026-06-13

days on market $315,000 Active 17 DOM
2026-06-09

days on market $315,000 Active 13 DOM
2026-06-08

days on market $315,000 Active 12 DOM
2026-06-07

days on market $315,000 Active 11 DOM
2026-06-04

days on market $315,000 Active 8 DOM

ⓘ 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: $10,277 · $856/mo
Projected year-2 tax: $10,277 · $856/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 3/10 Moderate
🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 · 1 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $31,905
− Mortgage interest: −$16,805
− Property taxes: −$10,277
− Insurance: −$1,500
− Repairs & maintenance: −$2,552
− Management: −$2,552
− HOA: −$1,404
− Depreciation: −$8,727
Taxable loss: −$11,912

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,859
After-tax cash flow: $-3,995/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $8,570–$25,710 screening

This 2020-built single-family home in Elyson is in excellent condition with modern design and thoughtful layout. It offers a good return on investment with minor updates to enhance curb appeal and modernize the kitchen.

Value-add opportunities

Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
Both Landscaping improvements — Enhances curb appeal and adds value ↑
Resale Replace herringbone tile backsplash with modern material — Modernizes kitchen and adds value ↑
Both Install smart home features — Improves convenience and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Robert King El F TX #1,313/4,322 Nat'l #17,692/41,679 Middle Katy J H C TX #318/1,662 Nat'l #3,192/14,009 High Katy H S B TX #150/1,632 Nat'l #2,439/17,239

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

B Composite livability gradescore 76/100

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 · 5,571,493 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: 21% of renters

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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-10.4% since first listed

21 events — show timeline

2026-07-07 Listing Removed — HARMLS
2026-07-07 Listed $300,000 HARMLS
2026-05-27 Listing Removed — HARMLS
2026-05-27 Listed $315,000 HARMLS
2026-04-30 Listing Removed — HARMLS
2026-04-30 Listed $325,000 HARMLS
2026-04-07 Listing Removed — HARMLS
2026-04-07 Listed $325,000 HARMLS
2026-03-13 Listed $325,000 HARMLS
2026-03-08 Listing Removed — HARMLS
2026-02-26 Price Changed $324,900 HARMLS
2026-02-24 Rental Removed $2,400 HARMLS
2026-02-04 Listed $340,860 HARMLS
2026-01-28 Price Changed $2,400 HARMLS
2026-01-20 Price Changed $2,450 HARMLS
2026-01-10 Listed for Rent $2,550 HARMLS
2022-01-21 Sold (Public Records) — Public Records
2022-01-17 Sold (MLS) — HARMLS
2021-12-29 Pending — HARMLS
2021-12-20 Pending — HARMLS
2021-12-11 Listed $334,990 HARMLS

Property tax history

+26.7%/yr

Latest (2025): $10,277 · -10.1% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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