20850 Wildbird Cherry Ln · Porter Heights, TX 77365

$233,900

3 bd · 2.0 ba · 1,288 sqft · SingleFamily · 21 Days on market

Built 2026 Good condition Est $215k · 9% over

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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 +13.9/30.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• ARV discount +3.6/15.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't let the square footage number fool you, the open design of the one-story Alder floor plan shows how a well thought out space can feel bright and airy, while serving all the needs of the home buyer. The huge island kitchen overlooks the great room and dining room - making it the perfect space to gather when entertaining. The creative use of space in the Alder spotlights a spacious primary suite privately situated on one side of the home, while the two other secondary bedrooms are on the other side. This design offers some versatility in how the secondary bedrooms can be used - possibly a home office or nursery could be some options for the these rooms.

Key facts

• Huge island kitchen
• Dining room
• Great room

Tags

• HUGE ISLAND KITCHEN
• GREAT ROOM
• DINING ROOM
• SPACIOUS PRIMARY SUITE
• HOME OFFICE

Property features AI

Finance

• Other: Listing status: Active; Last modified: 2026-05-31
• Financial info: List price $233,900

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: Spec home based on the ALDER plan
• Exterior features: Address: 20850 Wildbird Cherry Ln, Porter TX 77365

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1288

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $26 ($316/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 $208k (11.1% below list).
• Recommended offer: $208k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.5% in Porter Heights — 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 65/100 on livability (#663 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• New Caney ISD (suburban): math 31% / reading 32% proficiency, ranked #570 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Caney H S (math 24% / reading 31%, grade F, #1,183 of 1,632 statewide, top 73%, 2,428 students, 78% FRL) — zoned schools average 78% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 955 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 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 $7k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

Recommended offer $207,944 (11.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $215,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20891 Wildbird Cherry Ln	0.08mi	3/2.0	1,288 (0%)	2mo	$209,900	$163	95
16711 Holly St	0.12mi	3/2.0	1,288 (0%)	0mo	$224,900	$175	94
20911 Wildbird Cherry Ln	0.12mi	3/2.0	1,288 (0%)	3mo	$209,900	$163	92
16710 Brighter Blooms Ave	0.14mi	3/2.0	1,288 (0%)	3mo	$214,900	$167	91
16768 Moss Ln	0.25mi	3/2.0	1,288 (0%)	6mo	$219,900	$171	83
20875 Wildbird Cherry Ln	0.05mi	3/2.0	1,388 (+8%)	4mo	$219,900	$158	81
20899 Wildbird Cherry Ln	0.09mi	3/2.0	1,388 (+8%)	3mo	$214,900	$155	80
16707 Holly St	0.12mi	3/2.0	1,388 (+8%)	2mo	$239,900	$173	80
20915 Wildbird Cherry Ln	0.13mi	3/2.0	1,388 (+8%)	3mo	$234,900	$169	79
16714 Brighter Blooms Ave	0.14mi	3/2.0	1,388 (+8%)	3mo	$219,900	$158	78
16807 Brandywine Dr	0.17mi	3/2.0	1,388 (+8%)	6mo	$233,900	$169	74
16355 Airborne Arch Ln	0.57mi	3/2.0	1,388 (+8%)	2mo	$214,900	$155	59

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-38,980
• Equity at exit: $34,875

10-year hold

• IRR: -11.6%
• Equity multiple: 0.35×
• Total profit: $-42,787
• Equity at exit: $20,223

Cash invested: $65,492 (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 77365

• Home prices YoY: -33.0%
• Rents YoY: 1.6%
• Active inventory: 955
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,079 medium
• Mortgage (P&I): −$1,227
• Tax est. 1.5%: −$292 /mo · $3,508/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $26

Break-even live

Break-even rent $2,046

Max offer price $233,900

Occupancy floor 94%

Sensitivity live

Price	-10% $188	-5% $107	+0% $26	+5% $-54	+10% $-135
Rent	-10% $-138	-5% $-56	+0% $26	+5% $108	+10% $191
Rate	-1.0pp $144	-0.5pp $86	base $26	+0.5pp $-34	+1.0pp $-96

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: $58,475
• Closing costs: $7,017
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16658 Moss Ln Porter, TX	3.0	2.0	1402	$1,750	$1.25	26d	1	0.29mi
21019 Voyage Ln Porter, TX	3.0	2.5	1678	$1,795	$1.07	45d	1	0.33mi

Listing history 14 events

1. 2026-06-21
   days on market $233,900 Active 21 DOM
2. 2026-06-18
   days on market $233,900 Active 18 DOM
3. 2026-06-17
   days on market $233,900 Active 17 DOM
4. 2026-06-16
   days on market $233,900 Active 16 DOM
5. 2026-06-15
   days on market $233,900 Active 15 DOM
6. 2026-06-13
   days on market $233,900 Active 13 DOM
7. 2026-06-10
   days on market $233,900 Active 9 DOM
8. 2026-06-08
   days on market $233,900 Active 8 DOM
9. 2026-06-07
   days on market $233,900 Active 7 DOM
10. 2026-06-04
    days on market $233,900 Active 4 DOM
11. 2026-06-03
    days on market $233,900 Active 3 DOM
12. 2026-06-02
    days on market $233,900 Active 2 DOM
13. 2026-06-01
    remarks 665-char remark
14. 2026-06-01
    listed $233,900 Active 1 DOM

ⓘ 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: $24,953
• − Mortgage interest: −$13,102
• − Property taxes: −$3,508
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − Depreciation: −$6,804
• Taxable loss: −$3,624
• Est. tax savings @ 24.0%: +$870
• After-tax cash flow: $1,186/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 · 6 photos

Good 75/100 Cosmetic rehab

This single-family home in Porter Heights TX is in good condition with a good condition score of 75. It has a modern kitchen, hardwood flooring, and a well-maintained exterior. The home is move-in ready with minor maintenance items to address. The highest-ROI updates include painting, upgrading appliances, and adding smart home features.

Value-add opportunities

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replacing blinds with new, energy-efficient window treatments — New blinds can improve energy efficiency and add a modern touch.
• Resale Upgrading kitchen appliances — Modern appliances can attract more buyers and increase the home's value.
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replacing blinds with new, energy-efficient window treatments — New blinds can improve energy efficiency and add a modern touch. ↑
• Resale Upgrading kitchen appliances — Modern appliances can attract more buyers and increase the home's value. ↑
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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: New Caney ISD
• NCES district ID: 4832400
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $55,380
• Composite: 27.97/100
• National rank: #6857
• State rank: #570 of 826 in TX

Livability — Porter Heights

• Score: 65/100
• State rank: #663
• US rank: #12479

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Porter Heights, TX
• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 46,418
• Household income: $95,702
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1016.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 15% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.46%
• Current HPI: 225.9903
• Rent YoY: ▲ 1.65%
• 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