Prepared by Diane Hibbs · eXp Realty
3526 Cactus Creek Drive
Spring, TX 77386
A Note to the Owner
You have owned this property since 2011. That tells me you know what you are doing.
I am writing to you directly because you are not a typical homeowner. You are an investor who has held 3526 Cactus Creek Drive for over 15 years, through multiple rental cycles, and you have built real equity in that time. You did not get here by accident. You got here by making thoughtful decisions about your portfolio.
Your property is a 4-bedroom, 2.1-bath single-family home with 2,473 square feet, built in 2004, in a solid Spring neighborhood in 77386. It has been a reliable rental for Vivir Realty LLC since 2011. You have leased it successfully through multiple cycles, and the current lease term is approaching its natural renewal point. That timing is worth paying attention to.
A lease renewal is a natural moment to step back and evaluate. Not because anything is wrong. Because this is the point in the cycle where you have the most flexibility. You can renew, you can reposition, or you can explore other options that the equity you have built now makes possible. My goal here is to lay out those options clearly and let the numbers speak for themselves.
The Timing
Fifteen years of ownership and four successful lease cycles. That is a track record.
You have been through this before. You know what a good tenant looks like, what a reasonable rent increase looks like, and when it makes sense to hold versus make a move. I am not here to tell you something you already know.
What I want to point out is that the combination of long-term ownership, a high equity position, and the natural timing of a lease renewal creates a window worth examining. The 77386 market around Spring has seen meaningful appreciation since 2011. The property you bought for one price is worth significantly more today. The equity you have built is no longer theoretical. It is real, and it gives you options that a newer investor would not have.
A lease renewal is the cleanest time to evaluate those options. You are not breaking a lease. You are not scrambling to fill a vacancy. You have a tenant in place, the property is performing, and you have time to think through what comes next. That is a position of strength, not urgency.
A Strategic Option
A 1031 exchange is worth a conversation when you have this much equity in the game.
When you have owned a rental property for over a decade and the market has appreciated, the capital gains tax exposure grows with every year you hold. A 1031 exchange lets you defer those taxes by reinvesting the proceeds into a like-kind replacement property. The rules are precise, but the financial benefit can be substantial.
The question is not whether a 1031 exchange makes sense in general. It is whether it makes sense for this property, at this point in your ownership timeline, given your broader investment goals. That is a question only you can answer, but the numbers can help clarify it.
Run the Numbers Yourself
I built a 1031 Exchange Comparison tool that lets you enter your property's specific numbers and see three scenarios side by side: keep the property as-is, sell and 1031 exchange into a replacement, or sell outright with no exchange. It is free, no login required, and designed specifically for owners like you who want to see the real numbers before making a decision.
Open the 1031 Exchange Comparison ToolWhat It Shows You
Three paths, one property. A side-by-side look at what changes.
The calculator walks you through three scenarios based on the current financials of your rental property. You enter the current estimated value, the original purchase price, the outstanding mortgage balance, and your monthly income and expenses. The tool then projects:
Path 1: Keep As-Is
Continue renting the current property. See your monthly cash flow, current equity, and the estimated tax liability that will be due if you sell later.
Path 2: Sell and 1031 Exchange
Sell the current property and reinvest the equity into a replacement property. See how much equity is available to reinvest, the projected monthly cash flow on the replacement, and the amount of tax deferred.
Path 3: Sell Outright
Sell the property and pay the capital gains and depreciation recapture taxes. See the gross proceeds, the net cash after all taxes, and the total tax paid.
This is an educational estimate, not tax or investment advice. Consult a CPA and a Qualified Intermediary before making a decision.
Run the Numbers
See what your investment property could be worth.
I built a Texas-specific Investment Property Calculator that takes your property's rental income, operating expenses, mortgage, and projected appreciation to show you the full picture. Cash flow, cap rate, cash-on-cash return, and long-term projections in one place. Free, no login required.
Open the Investment Property CalculatorNo Pressure, Just Options
You have been at this long enough to know what works for you. I am here to help you look at the numbers from a fresh angle.
You do not need me to tell you how to run a rental. You have been doing it successfully since 2011. What I can offer is a specific, data-driven perspective on what your equity position means for your options going forward. The 1031 exchange calculator is a starting point. If the numbers look interesting, we can have a real conversation about what a 1031 exchange would look like in practice, including the timeline, the Qualified Intermediary requirement, and the type of replacement property that would fit your goals.
There is no urgency here. The lease renewal is coming up, and that gives you a natural window to evaluate. Whether you decide to renew, explore an exchange, or do nothing at all, I want you to have the full picture before you make the call.
Diane Hibbs, eXp Realty · License #813481
Give me a call or fill out this form for more information.
Diane Hibbs, eXp Realty · 918-688-1428