28915 Rustic Robin Ln · Houston, TX 77447

$289,990

3 bd · 2.0 ba · 1,792 sqft · SingleFamily · 31 Days on market

Built 2026 Good condition $100/mo HOA · 4% of rent ↓ 4% since listing

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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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.1/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-story home has everything growing families need with three bedrooms in total and an open concept living area. Two bedrooms share a hall bathroom at the front of the home, while down the hall is the family room, kitchen and dining room with access to the back porch. Tucked into the back corner is the owner's suite, which has a private bathroom and walk-in closet.

Key facts

• Walk-in closet
• Back porch
• Private bathroom

Tags

• OPEN CONCEPT LIVING AREA
• PRIVATE BATHROOM
• WALK-IN CLOSET
• BACK PORCH

Property features AI

Finance

• HOA & community: Community association (CCMC) with annual fee of $1,200

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation
• Construction: Built in 2026; Brick construction; Composition roof
• Exterior features: Fenced backyard; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom on the first floor (15 x 14); Bedroom on the first floor (11 x 10); Bedroom on the first floor (9 x 11)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Double vanity; Kitchen/family room combo; Separate shower; Tub/shower combo
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $289,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $316,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (15.4% below list).
• Recommended offer: $245k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• Waller ISD (rural): math 30% / reading 35% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: I T Holleman El (math 33% / reading 31%, grade F, #2,268 of 4,322 statewide, top 55%, 688 students, 70% FRL); Waller H S (math 25% / reading 40%, grade F, #1,029 of 1,632 statewide, top 64%, 2,639 students, 62% FRL).
• Market conditions: Rents soft (-1.6%/yr); 1782 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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 31 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,323 (15.4% 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 31 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.77% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.77%
• DSCR: 0.79
• GRM: 10.8

CMA / ARV

• ARV (median comp): $316,990
• List price: $289,990
• Delta: -8.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28803 Golden Wheat Ct	0.07mi	4/2.0 (+1)	1,776 (-1%)	1mo	$275,440	$155	90
16122 Domestic Dove Way	0.16mi	4/2.0 (+1)	1,776 (-1%)	0mo	$250,990	$141	86
16311 Golden Corral Dr	0.29mi	3/2.5	1,749 (-2%)	1mo	$326,990	$187	80
28807 Golden Wheat Ct	0.07mi	4/2.0 (+1)	1,924 (+7%)	1mo	$259,990	$135	79
27242 Wheat Falls Ln	0.32mi	3/2.0	1,908 (+6%)	0mo	$281,640	$148	74
16303 Golden Corral Ln	0.29mi	4/2.0 (+1)	1,655 (-8%)	1mo	$332,990	$201	68
16315 Golden Corral Ln	0.29mi	4/2.0 (+1)	1,655 (-8%)	1mo	$318,990	$193	68
16307 Golden Corral Ln	0.29mi	3/2.0	1,572 (-12%)	1mo	$303,990	$193	65
16850 Old Wagon Way	0.66mi	4/2.0 (+1)	1,670 (-7%)	1mo	$286,990	$172	52
28518 Golden Hay Dr	0.66mi	4/2.0 (+1)	1,670 (-7%)	1mo	$241,140	$144	52
28538 Golden Hay Dr	0.64mi	4/2.0 (+1)	1,644 (-8%)	1mo	$291,990	$178	50
28514 Golden Hay Dr	0.66mi	4/2.0 (+1)	1,644 (-8%)	1mo	$282,990	$172	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.9%
• Equity multiple: 0.09×
• Total profit: $-80,914
• Equity at exit: $47,264

10-year hold

• IRR: -44.3%
• Equity multiple: -0.43×
• Total profit: $-126,760
• Equity at exit: $27,408

Cash invested: $88,757 (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 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 1782
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,453 medium
• Mortgage (P&I): −$1,662
• Tax est. 1.5%: −$396 /mo · $4,755/yr
• Insurance: −$132
• HOA: −$100
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-353

Break-even live

Break-even rent $2,900

Max offer price $265,969

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: $79,248
• Closing costs: $9,510
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16315 Mesquite Field Dr Hockley, TX	4.0	2.0	1500	$2,600	$1.73	44d	1	0.13mi
29023 Pearl Barley Way Unit 3656 Hockley, TX	4.0	2.5	2395	$2,300	$0.96	24d	1	0.51mi
16722 Old Wagon Way Hockley, TX	4.0	2.0	1880	$1,790	$0.95	44d	1	0.57mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 21 events

1. 2026-06-18
   remarks 596-char remark
2. 2026-06-18
   days on market $289,990 Active 31 DOM
3. 2026-06-17
   days on market $289,990 Active 30 DOM
4. 2026-06-16
   days on market $289,990 Active 29 DOM
5. 2026-06-15
   days on market $289,990 Active 28 DOM
6. 2026-06-13
   pricedays on market $289,990 Active 26 DOM
7. 2026-06-09
   days on market $278,990 Active 22 DOM
8. 2026-06-08
   days on market $278,990 Active 21 DOM
9. 2026-06-07
   days on market $278,990 Active 20 DOM
10. 2026-06-04
    days on market $278,990 Active 17 DOM
11. 2026-06-03
    days on market $278,990 Active 16 DOM
12. 2026-06-02
    days on market $278,990 Active 15 DOM
13. 2026-06-01
    days on market $278,990 Active 14 DOM
14. 2026-05-31
    days on market $278,990 Active 13 DOM
15. 2026-05-04
    status Pending 563-char remark

    Show marketing remark (376 chars)

    This single-story home has everything growing families need with three bedrooms in total and an open concept living area. Two bedrooms share a hall bathroom at the front of the home, while down the hall is the family room, kitchen and dining room with access to the back porch. Tucked into the back corner is the owner's suite, which has a private bathroom and walk-in closet.

16. 2026-04-29
    price $282,590 563-char remark

    Show marketing remark (376 chars)

    This single-story home has everything growing families need with three bedrooms in total and an open concept living area. Two bedrooms share a hall bathroom at the front of the home, while down the hall is the family room, kitchen and dining room with access to the back porch. Tucked into the back corner is the owner's suite, which has a private bathroom and walk-in closet.

17. 2026-04-24
    listed $287,140 Active 563-char remark
18. 2026-04-24
    historical
19. 2026-04-16
    price $287,140
20. 2026-04-14
    price $296,240

    Show marketing remark (376 chars)

    This single-story home has everything growing families need with three bedrooms in total and an open concept living area. Two bedrooms share a hall bathroom at the front of the home, while down the hall is the family room, kitchen and dining room with access to the back porch. Tucked into the back corner is the owner's suite, which has a private bathroom and walk-in closet.

21. 2026-04-01
    listed $300,790 Active

ⓘ 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 5/10 Major FEMA zone X · 90% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe

Taxation est. · year 1

• Rental income: $29,439
• − Mortgage interest: −$17,756
• − Property taxes: −$4,755
• − Insurance: −$1,585
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − HOA: −$1,200
• − Depreciation: −$9,222
• Taxable loss: −$9,789
• Est. tax savings @ 24.0%: +$2,349
• After-tax cash flow: $-1,882/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

Good 75/100 Cosmetic rehab

This single-story home is in good condition with a good curb appeal and interior. Minor updates to paint, landscaping, and appliances would significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value
• Both New kitchen appliances — Modern appliances enhance functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value ↑
• Both New kitchen appliances — Modern appliances enhance functionality and appeal ↑

ⓘ 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: Waller ISD
• NCES district ID: 4844430
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $58,911
• Composite: 29.12/100
• National rank: #6593
• State rank: #532 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): 25,231
• Household income: $116,925
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 265.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Hispanic / Latino 41% Two or more races 16% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 69% English-only · Spanish 28% Other Indo-European 1% Vietnamese 1%

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: ▼ -112.73%
• Current HPI: 249.6969
• Rent YoY: ▼ -1.58%
• 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

-3.6% since first listed

18 events — show timeline

• 2026-06-11 Price Changed $289,990 HARMLS
• 2026-06-11 Price Changed $289,990 Zillow
• 2026-05-28 Relisted — HARMLS
• 2026-05-28 Price Changed $278,990 HARMLS
• 2026-05-28 Relisted — Zillow
• 2026-05-28 Price Changed $278,990 Zillow
• 2026-05-04 Pending — HARMLS
• 2026-05-04 Delisted — Zillow
• 2026-04-29 Price Changed $282,590 Zillow
• 2026-04-29 Price Changed $282,590 HARMLS
• 2026-04-24 Listing Removed — HARMLS
• 2026-04-24 Listed $287,140 HARMLS
• 2026-04-17 Price Changed $287,140 Zillow
• 2026-04-16 Price Changed $287,140 HARMLS
• 2026-04-14 Price Changed $296,240 Zillow
• 2026-04-14 Price Changed $296,240 HARMLS
• 2026-04-01 Listed $300,790 HARMLS
• 2026-03-31 Listed $300,790 Zillow