1249 Minorca St · Houston, TX 77336

$208,990

3 bd · 2.0 ba · 1,317 sqft · SingleFamily · 82 Days on market

Built 2026 Poor condition 4,800 sqft lot $159/sqft · 10% below area Est $232k · 10% under $75/mo HOA · 4% 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 +15.3/30.0
• ARV discount +11.9/15.0
• 1% rule +4.7/10.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Escape to Riviera Pines, a brand-new home community perfectly positioned in Huffman, TX, just northeast of Houston and adjacent to the sparkling waters of Lake Houston. Surrounded by verdant, tree-lined scenery, Riviera Pines offers a serene and tranquil lifestyle. Residents can enjoy leisurely afternoons at the sparkling swimming pool and connect with neighbors at the amenity center. Picture yourself enjoying peaceful relaxation and easy access to outdoor recreation, all within this beautiful setting. Houston's vibrant cultural scene, dining, and entertainment options are just a short drive away, making Riviera Pines an ideal place to call home. Discover the charm and tranquility of Huffman, TX, with new construction homes at Riviera Pines.

Key facts

• 4,800 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $76 ($912/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (3.4% below list).
• Recommended offer: $196k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Huffman ISD (rural): math 32% / reading 35% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Huffman Middle (math 36% / reading 32%, grade F, #892 of 1,662 statewide, top 55%, 907 students, 42% FRL); Hargrave H S (math 31% / reading 46%, grade F, #866 of 1,632 statewide, top 54%, 1,125 students, 36% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 587 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $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 82 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $196,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 8.6

CMA / ARV

• ARV (median comp): $231,590
• List price: $208,990
• Delta: -9.76%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1242 Minorca St	0.00mi	3/2.0	1,283 (-3%)	1mo	$210,990	$164	95
31032 Perdido Valley Ln	0.08mi	3/2.0	1,405 (+7%)	3mo	$209,540	$149	83
31027 Perdido Valley Ln	0.09mi	3/2.0	1,405 (+7%)	3mo	$209,540	$149	82
31024 Perdido Valley Ln	0.08mi	3/2.0	1,426 (+8%)	3mo	$204,940	$144	80
31029 Perdido Valley Ln	0.09mi	3/2.0	1,426 (+8%)	3mo	$209,590	$147	80

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-28,949
• Equity at exit: $31,161

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-18,665
• Equity at exit: $18,070

Cash invested: $58,517 (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 77336

• Home prices YoY: -1.8%
• Active inventory: 587
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,019 medium
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$75
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $76

Break-even live

Break-even rent $1,923

Max offer price $208,990

Occupancy floor 91%

Sensitivity live

Price	-10% $220	-5% $148	+0% $76	+5% $4	+10% $-68
Rent	-10% $-84	-5% $-4	+0% $76	+5% $156	+10% $236
Rate	-1.0pp $181	-0.5pp $129	base $76	+0.5pp $22	+1.0pp $-33

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: $52,248
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,800	$1.32	25d	1	1.08mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	3d	1	1.12mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: waterpool

Listing history 18 events

1. 2026-06-18
   status $208,990 Pending 82 DOM
2. 2026-06-18
   days on market $208,990 Active 82 DOM
3. 2026-06-17
   days on market $208,990 Active 81 DOM
4. 2026-06-16
   days on market $208,990 Active 80 DOM
5. 2026-06-15
   days on market $208,990 Active 79 DOM
6. 2026-06-13
   days on market $208,990 Active 77 DOM
7. 2026-06-09
   days on market $208,990 Active 73 DOM
8. 2026-06-08
   pricedays on market $208,990 Active 72 DOM
9. 2026-06-07
   days on market $209,990 Active 71 DOM
10. 2026-06-04
    days on market $209,990 Active 68 DOM
11. 2026-06-03
    days on market $209,990 Active 67 DOM
12. 2026-06-02
    days on market $209,990 Active 66 DOM
13. 2026-06-01
    days on market $209,990 Active 65 DOM
14. 2026-05-31
    days on market $209,990 Active 64 DOM
15. 2026-05-05
    status Active 751-char remark

    Show marketing remark (751 chars)

    Escape to Riviera Pines, a brand-new home community perfectly positioned in Huffman, TX, just northeast of Houston and adjacent to the sparkling waters of Lake Houston. Surrounded by verdant, tree-lined scenery, Riviera Pines offers a serene and tranquil lifestyle. Residents can enjoy leisurely afternoons at the sparkling swimming pool and connect with neighbors at the amenity center. Picture yourself enjoying peaceful relaxation and easy access to outdoor recreation, all within this beautiful setting. Houston's vibrant cultural scene, dining, and entertainment options are just a short drive away, making Riviera Pines an ideal place to call home. Discover the charm and tranquility of Huffman, TX, with new construction homes at Riviera Pines.

16. 2026-05-05
    historical 751-char remark

    Show marketing remark (751 chars)

    Escape to Riviera Pines, a brand-new home community perfectly positioned in Huffman, TX, just northeast of Houston and adjacent to the sparkling waters of Lake Houston. Surrounded by verdant, tree-lined scenery, Riviera Pines offers a serene and tranquil lifestyle. Residents can enjoy leisurely afternoons at the sparkling swimming pool and connect with neighbors at the amenity center. Picture yourself enjoying peaceful relaxation and easy access to outdoor recreation, all within this beautiful setting. Houston's vibrant cultural scene, dining, and entertainment options are just a short drive away, making Riviera Pines an ideal place to call home. Discover the charm and tranquility of Huffman, TX, with new construction homes at Riviera Pines.

17. 2026-03-28
    listed $210,990 Active 671-char remark

    Show marketing remark (671 chars)

    MLS# 3063847 - Built by Trophy Signature Homes - Ready Now! ~ This exceptional single-family home in the desirable Riviera Pines subdivision offers 3 spacious bedrooms, including a luxurious primary suite with a walk-in closet. With 2 full bathrooms, this 1,317 sq. ft. residence, set for completion in April 2026, blends modern design with functionality. The well-appointed kitchen features an island, an open layout to the family room, and a generous walk-in pantry. Enjoy comfort year-round with central gas heating and central electric cooling. Located within the esteemed Huffman School District, this home presents an incredible opportunity for contemporary living.

18. 2026-02-17
    listed $210,990 Active 751-char remark

    Show marketing remark (751 chars)

    Escape to Riviera Pines, a brand-new home community perfectly positioned in Huffman, TX, just northeast of Houston and adjacent to the sparkling waters of Lake Houston. Surrounded by verdant, tree-lined scenery, Riviera Pines offers a serene and tranquil lifestyle. Residents can enjoy leisurely afternoons at the sparkling swimming pool and connect with neighbors at the amenity center. Picture yourself enjoying peaceful relaxation and easy access to outdoor recreation, all within this beautiful setting. Houston's vibrant cultural scene, dining, and entertainment options are just a short drive away, making Riviera Pines an ideal place to call home. Discover the charm and tranquility of Huffman, TX, with new construction homes at Riviera Pines.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,232
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − HOA: −$900
• − Depreciation: −$6,080
• Taxable loss: −$2,511
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $1,515/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

Poor 20/100 Extensive rehab

This home requires extensive renovations and repairs, including kitchen and bathroom updates, structural repairs, and roof replacement. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major Kitchen — No photos of the kitchen
• Major Bathrooms — No photos of the bathrooms
• Major Roof — No photos of the roof
• Major Exterior — No photos of the exterior
• Major Flooring — No photos of the flooring
• Major Interior walls/paint — No photos of the interior walls/paint
• Major Windows — No photos of the windows
• Major Foundation/structure — No photos of the foundation/structure
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major Landscaping/curb appeal — No photos of the landscaping/curb appeal

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen with updated appliances and cabinets would significantly enhance the home's appeal for buyers.
• Resale Bathroom renovation — Upgraded bathrooms with modern fixtures and finishes would attract more buyers.
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping would improve curb appeal and attract both buyers and renters.
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency, making the home more attractive to buyers and renters.
• Extensive Structural repairs — Major structural repairs are needed to ensure the home's safety and stability, which is crucial for both resale and rental value.
• Extensive Roof replacement — A new roof is essential for the home's longevity and would significantly increase its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of the kitchen	Major	$15,000–50,000
Bathrooms · No photos of the bathrooms	Major	$15,000–50,000
Roof · No photos of the roof	Major	$15,000–50,000
Exterior · No photos of the exterior	Major	$15,000–50,000
Flooring · No photos of the flooring	Major	$15,000–50,000
Interior walls/paint · No photos of the interior walls/paint	Major	$15,000–50,000
Windows · No photos of the windows	Major	$15,000–50,000
Foundation/structure · No photos of the foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
Landscaping/curb appeal · No photos of the landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen with updated appliances and cabinets would significantly enhance the home's appeal for buyers. ↑
• Resale Bathroom renovation — Upgraded bathrooms with modern fixtures and finishes would attract more buyers. ↑
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping would improve curb appeal and attract both buyers and renters. ↑
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency, making the home more attractive to buyers and renters. ↑
• Extensive Structural repairs — Major structural repairs are needed to ensure the home's safety and stability, which is crucial for both resale and rental value. ↑
• Extensive Roof replacement — A new roof is essential for the home's longevity and would significantly increase its value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Huffman ISD
• NCES district ID: 4823820
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $65,848
• Composite: 30.61/100
• National rank: #6195
• State rank: #500 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): 14,342
• Household income: $96,404
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 377.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 23% Two or more races 9% Black 5% Native American 4%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 2%

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: ▼ -8.59%
• Current HPI: 472.03
• Rent YoY: —
• 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

4 events — show timeline

• 2026-05-05 Relisted — Zillow
• 2026-05-05 Delisted — Zillow
• 2026-03-28 Listed $210,990 HARMLS
• 2026-02-17 Listed $210,990 Zillow