Is Katy ISD the main reason rents are higher here?

Yes — Katy ISD is consistently the top reason families relocate to and stay in Katy. School zone directly drives both rent and tenancy length.

What's the flood story in Katy?

Parts of older Katy (closer to Buffalo Bayou) saw significant Harvey impact; newer Cinco Ranch and far-west Katy ISD subdivisions performed much better. We pre-screen against FEMA and Harris County data on every Katy deal.

Should I buy in 77449 or 77494?

77494 is generally newer and more premium (Cinco Ranch, Cross Creek Ranch). 77449 is older and more affordable with slightly higher cap rates. Your preference between yield and tenant quality drives the choice.

Are short-term rentals allowed in Katy?

Most master-planned community HOAs prohibit STRs. STR investing in Katy is therefore limited to non-HOA pockets — a small subset of inventory. We can flag STR-eligible properties when relevant.

Texas Cash-Flow Real Estate — San Antonio, Austin, Houston & Dallas-Fort Worth

CashFlowList.com is a Texas-based real estate service helping investors buy and sell cash-flowing properties — small commercial assets, multi-unit rentals, self-storage, RV parks, warehouses, and flex industrial space. Curated by Cosmin, a licensed Texas REALTOR® with Leverage Realty Consulting Group, LLC (TREC ID 849332-SA).

Markets We Serve

San Antonio — Affordable entry, strong rents, ~8.2% average cap rate. Military-anchored demand and steady appreciation make San Antonio the top metro for first-time cash-flow investors.

Austin — Tech-driven appreciation, ~6.4% average cap rate. Suburban Austin (Pflugerville, Round Rock, Kyle) delivers cash flow plus long-term upside.

Houston — Largest rental market in Texas, ~7.6% average cap rate. Energy, medical, and port economies fuel deep, diversified rental demand.

Dallas-Fort Worth — Job growth and new builds, ~7.1% average cap rate. Corporate relocations and suburban growth create strong tenant demand and resale liquidity.

Why Investors Choose CashFlowList.com

Investor-first underwriting on every deal

Focus on cash-flowing commercial and multi-unit assets

End-to-end deal execution from sourcing to close

Access to investor-grade opportunities across Texas

True passive income — properties underwritten for positive cash flow from day one

Texas-only edge: no state income tax, landlord-friendly laws, top US population growth

Frequently Asked Questions

What cap rate should I expect on a Texas cash-flow property?

Across the markets we serve, well-underwritten rentals generally cap between 6.5% and 9% depending on market, asset class, and condition. San Antonio and Houston tend to lead on cap rate; Austin trades cash flow for stronger appreciation.

Can I invest in Texas real estate if I live out of state?

Yes. We work with out-of-state buyers — primarily from California, New York, and Florida — through TREC-compliant representation. Property tours, inspections, and closing logistics are coordinated on your behalf via written buyer representation agreements.

How is financing typically structured for investment properties?

Investor clients commonly use 20–25% down conventional investment loans, DSCR loans (qualified on the property's projected rent rather than personal income), or cash with a delayed-financing refinance. We can introduce you to independent lenders experienced with Texas investment and commercial deals.

Do you help sellers as well as buyers?

Yes. Through Leverage Realty Consulting Group, LLC — which specializes in commercial and investment-grade real estate — we represent owners of Texas rentals, multifamily, and commercial assets. Listings are marketed to obtain the best price and terms for the seller.

How is the weekly cash-flow list curated?

Every property is hand-screened against our underwriting model: positive cash flow at current rates, realistic rent comps, healthy CapEx reserves, and a clear exit. You only see deals that pass.

CashFlowList.com Get the Deal List

Katy · Houston, Texas

Katy TX — Energy Corridor Commuters, Top Schools, Premium Suburb.

Katy is Houston's most coveted suburban rental market — driven by Katy ISD's elite schools and a deep Energy Corridor professional tenant base.

Hand-screened Katy cash-flow deals
Cap rate, rent comps, ARV included
On-the-ground TREC-licensed agent
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Why investors buy Katy rentals

Katy (ZIPs 77449 and 77494) is one of Houston's premium suburbs. Katy ISD ranks among the top 5% of Texas school districts, and the Energy Corridor (BP, Shell, ConocoPhillips) is a 15–25 minute commute east on I-10.

Tenant quality in Katy is among the highest in greater Houston. Energy professionals, medical center commuters, and corporate-relocation families dominate the renter pool — typically two-income households earning $150K+. Tenancies average above 24 months and turnover costs are well below the metro average.

Median entry: ~$365K
Avg cap rate: 6.7%
Avg tenancy: 27 months

What drives Katy rental demand

Underwriting any rental starts with the tenant pool. Here's what anchors Katy's.

Energy Corridor (BP, Shell, ConocoPhillips)

Katy ISD (top-5% in Texas)

Methodist West Hospital

Katy Asian Town & LaCenterra retail

Igloo & Academy Sports HQ

ZIPs we source in

77449 77494 77450

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