Rutgers Plan · Houston, TX 77598

$432,990

4 bd · 3.5 ba · 2,421 sqft · SingleFamily · 198 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +5.8/10.0
• Schools +4.9/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Cash flow +1.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

With a dramatic two-story great room awash in natural light from high windows, the Rutgers is perfect for entertaining. You'll find the primary bedroom and study downstairs plus 3 additional bedrooms upstairs, providing the perfect separation of public and private areas and ensuring everyone has their own space. The primary bedroom features a huge closet that connects to the utility room, making laundry a snap and keeping it out of sight.

Key facts

• Utility room
• Natural light
• Two-story great room

Tags

• TWO-STORY GREAT ROOM
• NATURAL LIGHT
• HUGE CLOSET
• UTILITY ROOM

🏗️ New construction. The $432,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $521,495.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $433k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (49.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (55.4% below list).
• Recommended offer: $193k (55.4% below list) — sets the bar for 1% rule.
• Cap rate 1.5% vs local median 3.0% in Houston — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Clear Creek ISD (suburban): math 48% / reading 54% proficiency, ranked #114 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: C D Landolt El (math 48% / reading 43%, grade D-, #1,112 of 4,322 statewide, top 26%, 734 students, 54% FRL); Brookside Int (math 44% / reading 52%, grade C-, #400 of 1,662 statewide, top 24%, 921 students, 47% FRL); Clear Springs H S (math 43% / reading 72%, grade C, #327 of 1,632 statewide, top 20%, 2,732 students, 0% FRL).
• Market conditions: Rents flat; 319 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 116d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 38% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($4k loan paydown + $8k appreciation (1.6% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($381k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,111 (55.4% below list)

Questions for the listing agent

1. 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?
2. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.37% ✗
• Cap rate: 1.51%
• Cash-on-cash: -17.08%
• DSCR: 0.24
• GRM: 22.5

CMA / ARV

• ARV (median comp): $521,495
• List price: $432,990
• Delta: -16.97%
• 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
2811 Pathway Meadows Ln	0.10mi	4/3.0	2,322 (-4%)	1mo	$517,990	$223	86
2814 Pathway Crest Ln	0.08mi	4/3.0	2,328 (-4%)	3mo	$437,790	$188	85
2807 Pathway Crest Ln	0.09mi	4/3.5	2,586 (+7%)	0mo	$583,900	$226	84
18123 Sunlit Oasis Dr	0.21mi	4/3.0	2,348 (-3%)	3mo	$470,929	$201	80
17911 Oakwood Stream Dr	0.28mi	4/3.0	2,327 (-4%)	2mo	$479,900	$206	77
18011 Serene Haven St	0.14mi	4/3.5	2,737 (+13%)	4mo	$599,900	$219	69
3003 Solace Springs Ln	0.21mi	5/4.0 (+1)	2,649 (+9%)	1mo	$565,290	$213	66
17931 Trailblazer Stream Ct	0.22mi	4/3.0	2,726 (+13%)	2mo	$640,900	$235	65
3007 Solace Springs Ln	0.21mi	5/4.0 (+1)	2,701 (+12%)	1mo	$532,890	$197	63
2906 Mellow Pines Ln	0.30mi	3/3.0 (-1)	2,671 (+10%)	2mo	$635,030	$238	60
3006 Autumn Hills Ct	0.61mi	3/2.0 (-1)	2,374 (-2%)	3mo	$374,777	$158	55
2802 Creek Bend Dr	0.45mi	4/2.0	2,684 (+11%)	2mo	$445,000	$166	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.58% appreciation · 0.56% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.23×
• Total profit: $-112,252
• Equity at exit: $193,952

10-year hold

• IRR: -8.9%
• Equity multiple: -0.16×
• Total profit: $-169,349
• Equity at exit: $270,542

Cash invested: $146,019 (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: 58 active · 63 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $534,990 ($207/sqft)
• Median days on market: 119 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +4.0% vs current asking $/sqft

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

ZIP-level market 77598

• Home prices YoY: 0.5%
• Rents YoY: 0.6%
• Active inventory: 319
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$2,735
• Tax est. 1.5%: −$652 /mo · $7,822/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-2,078

Break-even live

Break-even rent $4,562

Max offer price $220,753

Occupancy floor —

Sensitivity live

Price	-10% $-1,718	-5% $-1,898	+0% $-2,078	+5% $-2,259	+10% $-2,439
Rent	-10% $-2,231	-5% $-2,155	+0% $-2,078	+5% $-2,002	+10% $-1,926
Rate	-1.0pp $-1,816	-0.5pp $-1,946	base $-2,078	+0.5pp $-2,213	+1.0pp $-2,351

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: $130,374
• Closing costs: $15,645
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2817 Mayflower Landing Ct Webster, TX	3.0	2.0	1684	$1,400	$0.83	115d	1	0.45mi
2607 Plymouth Rock Dr Webster, TX	3.0	2.0	1938	$2,050	$1.06	29d	1	0.55mi
2715 Sailors Moon Dr Friendswood, TX	3.0	2.5	2503	$2,195	$0.88	87d	1	1.00mi
3014 Early Turn Dr Webster, TX	3.0	2.0	1712	$1,050	$0.61	10d	1	1.05mi
2314 Whitman Way Dr Friendswood, TX	4.0	2.0	1670	$1,500	$0.90	148d	1	1.21mi
17155 Barcelona Dr Unit 1019602P Friendswood, TX	5.0	2.0	1700	$14,489	$8.52	184d	1	1.33mi
17155 Barcelona Dr Friendswood, TX	5.0	2.0	1704	$8,750	$5.13	0d	1	1.33mi
3511 Misty View Ln Friendswood, TX	3.0	2.0	1960	$2,395	$1.22	184d	1	1.36mi
2731 Cross Tide Ln Friendswood, TX	4.0	2.5	2610	$2,486	$0.95	148d	1	1.39mi

Property features AI

Finance

• Financial info: List price $414,990

Exterior

• Parking: Attached or detached 2-car garage (2 parking spaces total)
• Home design: New construction plan named RutgersSingle-family property (Plan)
• Construction: Built as part of 2026 inventory
• Exterior features: Living area approximately 2421

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Three full bathroomsOne half bathroom
• Interior features: 4 bedrooms3.5 bathrooms

Listing history 50 events

1. 2026-11-08
   days on market $432,990 Active 198 DOM
2. 2026-11-07
   days on market $432,990 Active 197 DOM
3. 2026-11-06
   days on market $432,990 Active 196 DOM
4. 2026-11-05
   days on market $432,990 Active 195 DOM
5. 2026-11-04
   days on market $432,990 Active 194 DOM
6. 2026-11-02
   days on market $432,990 Active 192 DOM
7. 2026-11-01
   days on market $432,990 Active 191 DOM
8. 2026-10-31
   days on market $432,990 Active 190 DOM
9. 2026-10-30
   days on market $432,990 Active 189 DOM
10. 2026-10-29
    days on market $432,990 Active 188 DOM
11. 2026-10-28
    days on market $432,990 Active 187 DOM
12. 2026-10-27
    days on market $432,990 Active 186 DOM
13. 2026-10-26
    days on market $432,990 Active 185 DOM
14. 2026-10-26
    days on market $432,990 Active 184 DOM
15. 2026-10-24
    days on market $432,990 Active 183 DOM
16. 2026-10-23
    days on market $432,990 Active 182 DOM
17. 2026-10-22
    days on market $432,990 Active 181 DOM
18. 2026-10-21
    days on market $432,990 Active 180 DOM
19. 2026-10-20
    days on market $432,990 Active 179 DOM
20. 2026-10-19
    days on market $432,990 Active 178 DOM
21. 2026-10-18
    days on market $432,990 Active 177 DOM
22. 2026-10-17
    days on market $432,990 Active 176 DOM
23. 2026-10-16
    days on market $432,990 Active 175 DOM
24. 2026-10-15
    days on market $432,990 Active 174 DOM
25. 2026-10-14
    days on market $432,990 Active 173 DOM
26. 2026-10-13
    days on market $432,990 Active 172 DOM
27. 2026-10-12
    days on market $432,990 Active 171 DOM
28. 2026-10-11
    days on market $432,990 Active 170 DOM
29. 2026-10-10
    days on market $432,990 Active 169 DOM
30. 2026-10-09
    days on market $432,990 Active 168 DOM
31. 2026-10-08
    days on market $432,990 Active 167 DOM
32. 2026-10-07
    days on market $432,990 Active 166 DOM
33. 2026-10-06
    days on market $432,990 Active 165 DOM
34. 2026-10-05
    days on market $432,990 Active 164 DOM
35. 2026-10-04
    days on market $432,990 Active 163 DOM
36. 2026-10-03
    days on market $432,990 Active 162 DOM
37. 2026-10-02
    days on market $432,990 Active 161 DOM
38. 2026-10-01
    days on market $432,990 Active 160 DOM
39. 2026-09-30
    days on market $432,990 Active 159 DOM
40. 2026-09-29
    days on market $432,990 Active 158 DOM
41. 2026-09-28
    days on market $432,990 Active 157 DOM
42. 2026-09-27
    days on market $432,990 Active 156 DOM
43. 2026-09-26
    days on market $432,990 Active 155 DOM
44. 2026-09-25
    days on market $432,990 Active 154 DOM
45. 2026-09-24
    days on market $432,990 Active 153 DOM
46. 2026-09-23
    days on market $432,990 Active 152 DOM
47. 2026-09-22
    days on market $432,990 Active 151 DOM
48. 2026-09-21
    days on market $432,990 Active 150 DOM
49. 2026-09-20
    days on market $432,990 Active 149 DOM
50. 2026-09-19
    days on market $432,990 Active 148 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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

Taxation est. · year 1

• Rental income: $23,173
• − Mortgage interest: −$29,212
• − Property taxes: −$7,822
• − Insurance: −$2,607
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$15,171
• Taxable loss: −$35,347
• Est. tax savings @ 24.0%: +$8,483
• After-tax cash flow: $-16,457/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

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from minor aesthetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Bathroom fixtures — Modernizes bathrooms and appeals to potential buyers ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary C D Landolt El D- TX #1,112/4,322 Nat'l #15,746/41,679 Middle Brookside Int C- TX #400/1,662 Nat'l #3,953/14,009 High Clear Brook H S C- TX #428/1,632 Nat'l #4,818/17,239

Schools (NCES district)

• District: Clear Creek ISD
• NCES district ID: 4814280
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $80,240
• Composite: 46.49/100
• National rank: #2431
• State rank: #114 of 826 in TX

B Composite livability gradescore 74/100

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

• Census place: Houston, TX
• County: Harris County · 5,571,493 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,110
• Household income: $60,977
• Rent vs Own: 76.9% rent · 23.1% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Black 14% Two or more races 13% Asian 8%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2% Cuban 1%
• Languages at home: 69% English-only · Spanish 21% Vietnamese 2% Other Indo-European 2%

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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: ▲ 1.58%
• Current HPI: 292.0815
• Rent YoY: ▲ 0.56%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Financial info: List price $414,990

Exterior

• Parking: Attached or detached 2-car garage (2 parking spaces total)
• Home design: New construction plan named RutgersSingle-family property (Plan)
• Construction: Built as part of 2026 inventory
• Exterior features: Living area approximately 2421

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Three full bathroomsOne half bathroom
• Interior features: 4 bedrooms3.5 bathrooms