8208 Sunberry Shadow Dr · Houston, TX 77016

$252,900

3 bd · 2.0 ba · 1,076 sqft · SingleFamily · 6 Days on market

Built 2026 $36/mo HOA · 2% of rent ↓ 2% since listing

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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).

• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.1/10.0

Listing remarks

The Atticus floor plan offers comfortable, single-story living with 3 bedrooms, 2 bathrooms and 1,076 sq ft in the desirable Wayside Village community. Designed with everyday life in mind, this open-concept home features a chef-ready kitchen with granite countertops, Whirlpool® energy-efficient appliances and beautiful wood cabinetry. The kitchen flows seamlessly into the spacious family room, creating the perfect space for relaxing or entertaining. The private primary suite includes a large walk-in closet and en-suite bath, while two additional bedrooms offer flexibility for guests or a home office.

Key facts

• Single-story living
• Chef-ready kitchen
• Granite countertops

Tags

• SINGLE-STORY LIVING
• CHEF-READY KITCHEN
• GRANITE COUNTERTOPS
• ENERGY-EFFICIENT APPLIANCES
• WOOD CABINETRY
• SPACIOUS FAMILY ROOM

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Has association (LEAD); Annual association fee; Association amenities include trails; Curbs in community

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2026); Slab foundation; Composition roof
• Construction: Built by LGI Homes; Composition roof; Slab foundation; Year built 2026
• Exterior features: Deck; Patio; Private yard; Fence — backyard; Subdivision setting; Concrete road surface

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Disposal; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom (First floor) — 14 x 12; Bedroom (First floor) — 10 x 10; Bedroom (First floor) — 10 x 11
• Flooring: Carpet; Plank flooring; Vinyl
• Bathrooms: 2 full bathrooms; Primary bathroom (First floor) — 5 x 8; Bathroom (First floor) — 5 x 8
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Breakfast bar; Granite counters; Kitchen and family room combo; Pantry; Tub/shower; Window treatments; Ceiling fans; Kitchen and dining combo; Programmable thermostat; Low emissivity windows; Window coverings; 9 total rooms
• Laundry & utility: Utility room (First floor) — 6 x 6; Washer hookup; Electric dryer hookup

🏗️ New construction. The $252,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $248,556.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $-372 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (30.8% below list).
• Recommended offer: $175k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Forest Brook Middle (math 12% / reading 14%, grade F, #1,609 of 1,662 statewide, top 97%, 613 students, 98% FRL); North Forest H S (math 13% / reading 18%, grade F, #1,505 of 1,632 statewide, top 92%, 974 students, 97% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 31% district-wide (-17 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 372 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 44% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $21k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 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 $174,892 (30.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.42%
• DSCR: 0.71
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $248,556
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8203 Burnt Orchid Dr	0.14mi	3/2.0	1,076 (0%)	1mo	$249,900	$232	93
10410 Sunny Petal Circle Dr	0.01mi	3/2.0	1,076 (0%)	14mo	$248,900	$231	88
10404 Sunny Petal Circle Dr	0.01mi	3/2.0	1,076 (0%)	14mo	$253,900	$236	88
8112 Sunberry Shadow Dr	0.06mi	3/2.0	1,076 (0%)	12mo	$251,900	$234	87
8116 Sunberry Shadow Dr	0.12mi	3/2.0	1,076 (0%)	14mo	$258,900	$241	83
8033 Alpine Bearberry Dr	0.29mi	3/2.0	1,076 (0%)	8mo	$250,900	$233	80
8044 Parker Rd	0.22mi	3/2.0	1,140 (+6%)	13mo	$175,000	$154	69
7706 Lakewood Dr	0.65mi	4/1.5 (+1)	1,084 (+1%)	1mo	$209,000	$193	61
10713 Red Orchid	0.49mi	3/2.0	1,012 (-6%)	12mo	$221,070	$218	57
10707 Red Orchid	0.47mi	3/2.0	1,012 (-6%)	14mo	$199,000	$197	57
7738 Parker Rd	0.57mi	3/1.5	1,174 (+9%)	12mo	$160,000	$136	46
8328 Caddo Rd	0.58mi	2/1.0 (-1)	934 (-13%)	12mo	$85,000	$91	32

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.22×
• Total profit: $84,758
• Equity at exit: $199,907

10-year hold

• IRR: 14.9%
• Equity multiple: 4.68×
• Total profit: $256,263
• Equity at exit: $407,867

Cash invested: $69,596 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$1,303
• Tax est. 1.5%: −$311 /mo · $3,728/yr
• Insurance: −$104
• HOA: −$36
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-372

Break-even live

Break-even rent $2,220

Max offer price $194,717

Occupancy floor —

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: $62,139
• Closing costs: $7,457
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	43d	1	0.31mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	7d	1	0.32mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,782	$2.53	7d	1	0.52mi
8213 Bigwood St Unit A Houston, TX	3.0	2.5	1150	$1,595	$1.39	43d	1	0.56mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	7d	1	0.56mi
8302 Caddo Rd Houston, TX	2.0	1.0	896	$1,450	$1.62	43d	1	0.57mi
8122 Sterlingshire St Unit B Houston, TX	3.0	2.0	1160	$1,450	$1.25	15d	1	0.63mi
8122 Sterlingshire St Unit A Houston, TX	3.0	2.0	1160	$1,525	$1.31	15d	1	0.63mi
8126 Sterlingshire St Unit B Houston, TX	3.0	2.0	1150	$1,350	$1.17	24d	1	0.63mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	18d	1	0.87mi
6822 Leedale St Houston, TX	3.0	1.0	978	$1,500	$1.53	43d	1	0.95mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,399	$1.56	1d	5	0.99mi
6823 Hanley Ln Houston, TX	3.0	2.0	1303	$1,610	$1.24	5d	1	1.02mi
8346 Tidwell Rd Unit B Houston, TX	3.0	2.0	980	$1,000	$1.02	43d	1	1.07mi
8350 Tidwell Rd Unit A Houston, TX	3.0	2.0	980	$975	$0.99	43d	1	1.08mi
8600 Sterlingshire St Houston, TX	1.0–2.0	1.0	732	$1,050	$1.43	24d	2	1.08mi
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	14d	1	1.11mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	43d	1	1.14mi
9700 Mesa Dr Houston, TX	1.0–3.0	1.0–2.0	784	$989	$1.26	1d	8	1.23mi
7176 Parker Rd Houston, TX	4.0	2.0	1152	$1,200	$1.04	43d	1	1.30mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	24d	1	1.34mi
9222 Hillis St Houston, TX	3.0	2.0	1498	$1,850	$1.23	43d	1	1.36mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	43d	1	1.48mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	43d	1	1.48mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	43d	1	1.48mi
8711 Southwark St Unit A Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.50mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: pool

Listing history 45 events

1. 2026-06-18
   days on market $252,900 Active 6 DOM
2. 2026-06-17
   days on market $252,900 Active 5 DOM
3. 2026-06-16
   days on market $252,900 Active 4 DOM
4. 2026-06-15
   days on market $252,900 Active 3 DOM
5. 2026-06-13
   days on marketlisting id $252,900 Active 1 DOM
6. 2026-06-10
   days on market $252,900 Active 19 DOM
7. 2026-06-08
   days on market $252,900 Active 18 DOM
8. 2026-06-07
   days on market $252,900 Active 17 DOM
9. 2026-06-04
   days on market $252,900 Active 14 DOM
10. 2026-06-01
    days on market $252,900 Active 11 DOM
11. 2026-05-31
    days on market $252,900 Active 10 DOM
12. 2026-05-15
    status Pending
13. 2026-05-08
    listed $252,900 Active
14. 2026-04-20
    historical
15. 2026-04-16
    status Active
16. 2026-04-14
    status Pending
17. 2026-04-02
    price $252,900
18. 2026-03-06
    listed $249,900 Active
19. 2026-02-26
    historical $1,935
20. 2026-02-25
    historical
21. 2026-01-31
    listed $1,935
22. 2026-01-30
    listed $257,900 Active
23. 2026-01-08
    historical $1,935
24. 2026-01-06
    historical
25. 2025-12-17
    listed $1,935
26. 2025-12-12
    historical $1,935
27. 2025-12-12
    listed $1,935
28. 2025-12-11
    historical $1,935
29. 2025-12-04
    listed $257,900 Active
30. 2025-11-25
    historical
31. 2025-11-13
    listed $1,935
32. 2025-10-31
    status Active
33. 2025-10-20
    status Pending
34. 2025-10-17
    listed $257,900 Active
35. 2025-09-23
    historical
36. 2025-08-22
    listed $264,900 Active
37. 2025-08-18
    historical
38. 2025-08-05
    price $264,900
39. 2025-07-18
    listed $254,900 Active
40. 2025-07-16
    historical
41. 2025-07-02
    price $254,900
42. 2025-06-26
    historical $1,995
43. 2025-06-25
    price $1,995
44. 2025-06-19
    listed $2,010
45. 2025-06-18
    listed $256,900 Active

ⓘ 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: $20,987
• − Mortgage interest: −$13,923
• − Property taxes: −$3,728
• − Insurance: −$1,243
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − HOA: −$432
• − Depreciation: −$7,231
• Taxable loss: −$8,928
• Est. tax savings @ 24.0%: +$2,143
• After-tax cash flow: $-2,322/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.

Schools (NCES district)

• District: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 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

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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 Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

-1.6% since first listed

34 events — show timeline

• 2026-05-15 Pending — HARMLS
• 2026-05-08 Listed $252,900 HARMLS
• 2026-04-20 Listing Removed — HARMLS
• 2026-04-16 Relisted — HARMLS
• 2026-04-14 Pending — HARMLS
• 2026-04-02 Price Changed $252,900 HARMLS
• 2026-03-06 Listed $249,900 HARMLS
• 2026-02-26 Rental Removed $1,935 HARMLS
• 2026-02-25 Listing Removed — HARMLS
• 2026-01-31 Listed for Rent $1,935 HARMLS
• 2026-01-30 Listed $257,900 HARMLS
• 2026-01-08 Rental Removed $1,935 HARMLS
• 2026-01-06 Listing Removed — HARMLS
• 2025-12-17 Listed for Rent $1,935 HARMLS
• 2025-12-12 Rental Removed $1,935 HARMLS
• 2025-12-12 Listed for Rent $1,935 HARMLS
• 2025-12-11 Rental Removed $1,935 HARMLS
• 2025-12-04 Listed $257,900 HARMLS
• 2025-11-25 Listing Removed — HARMLS
• 2025-11-13 Listed for Rent $1,935 HARMLS
• 2025-10-31 Relisted — HARMLS
• 2025-10-20 Pending — HARMLS
• 2025-10-17 Listed $257,900 HARMLS
• 2025-09-23 Listing Removed — HARMLS
• 2025-08-22 Listed $264,900 HARMLS
• 2025-08-18 Listing Removed — HARMLS
• 2025-08-05 Price Changed $264,900 HARMLS
• 2025-07-18 Listed $254,900 HARMLS
• 2025-07-16 Listing Removed — HARMLS
• 2025-07-02 Price Changed $254,900 HARMLS
• 2025-06-26 Rental Removed $1,995 HARMLS
• 2025-06-25 Price Changed $1,995 HARMLS
• 2025-06-19 Listed for Rent $2,010 HARMLS
• 2025-06-18 Listed $256,900 HARMLS