3214 Rainwood Gate Dr · Houston, TX 77047

$289,000

4 bd · 2.5 ba · 2,166 sqft · SingleFamily public records · 45 Days on market

Built 2024 Good condition 3,223 sqft lot $133/sqft · 6% below area Est $309k · 6% under $113/mo HOA · 4% of rent ↓ 3% 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).

• Cash flow +16.4/30.0
• ARV discount +10.4/15.0
• DSCR +5.1/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

$5K Towards Closing Cost!!! Motivated Seller - Quick Closing Available - Reduced Price Gorgeous D. R. Horton home located in a gated community with walking trails! The home features an open floor plan with 4 bedrooms, 2.5 bathrooms, 2 stories, 2 car garage, living area, dining area, kitchen island. The second level boasts 3 bedrooms, laundry room. All appliances: Washer, Dryer, Refrigerator, Oven, Stove, Stainless steel gas range, Dishwasher, and built in Microwave. Blinds and ceiling fans also come with the property. Tankless gas water heater and covered patio with storage. Buyer and Buyer agent to verify all information and schools

Key facts

• Gated community
• Open floor plan
• Laundry room

Tags

• GATED COMMUNITY
• OPEN FLOOR PLAN
• KITCHEN ISLAND
• LAUNDRY ROOM
• TANKLESS GAS WATER HEATER
• COVERED PATIO

Property features AI

Finance

• Financial info: Accepted financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOA; HOA fee $1,350 annually; HOA covers management fees and sewer; HOA managed by City Gate Community Association, Inc. (Inframark)

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Concrete parking
• Utilities: City water; City sewer; Municipal utility district: No
• Home design: Single-family residence; Two levels; Property attached: Yes; Built in 2024; Preowned
• Construction: Built in 2024
• Exterior features: Lot under 0.5 acre (approximately 0.074 acre); Subdivision: City Gate Sec 8

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator; Ice maker; Tankless water heater
• Bedrooms: Primary bedroom on level 1 with built-in cabinets, linen closet, separate shower and walk-in closet; Three additional bedrooms on level 2
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Gas jets; Other heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Flat screen wiring; Multiple staircases; Other
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $285k (1.4% below list).
• Recommended offer: $280k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• 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: Blackshear El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 308 students, 99% FRL) — zoned schools average 99% FRL vs 71% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 280 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 44% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 45 days — a 3% lower offer ($280k) 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 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 0.99% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

• ARV (median comp): $309,044
• List price: $289,000
• Delta: -6.49%
• 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
12315 Brandenburg Gate Dr	0.07mi	4/2.5	2,228 (+3%)	5mo	$299,000	$134	88
2823 Kennet Manor Dr	0.51mi	4/2.5	2,172 (+0%)	1mo	$315,000	$145	75
12507 Walmgate Ct	0.19mi	4/2.5	2,404 (+11%)	0mo	$339,000	$141	72
2823 Chase Cross Ln	0.54mi	4/2.5	2,258 (+4%)	0mo	$335,000	$148	68
3354 Vine Terrace Trce	0.45mi	3/3.0 (-1)	2,080 (-4%)	3mo	$352,907	$170	63
3318 Vine Terrace Trce	0.38mi	4/3.5	2,339 (+8%)	4mo	$375,000	$160	62
2818 Chancery Summit Ct	0.38mi	4/2.5	2,404 (+11%)	5mo	$335,000	$139	60
3106 Altus Dr	0.57mi	3/2.0 (-1)	2,078 (-4%)	1mo	$330,000	$159	59
11417 Lucky Falls Dr	0.49mi	4/3.5	2,334 (+8%)	4mo	$359,000	$154	57
11415 Blossom Square St	0.46mi	3/3.5 (-1)	2,299 (+6%)	5mo	$375,000	$163	55
11413 Lucky Falls Dr	0.50mi	3/3.5 (-1)	2,313 (+7%)	2mo	$349,095	$151	54
4114 Tavenor Ln	0.74mi	4/2.0	2,016 (-7%)	1mo	$209,990	$104	51

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: -16.0%
• Equity multiple: 0.45×
• Total profit: $-44,572
• Equity at exit: $43,091

10-year hold

• IRR: -14.3%
• Equity multiple: 0.29×
• Total profit: $-57,147
• Equity at exit: $24,987

Cash invested: $80,920 (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 77047

• Home prices YoY: -10.1%
• Rents YoY: -0.2%
• Active inventory: 280
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,848 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$336 /mo · $4,035/yr
• Insurance: −$120
• HOA: −$113
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $165

Break-even live

Break-even rent $2,640

Max offer price $289,000

Occupancy floor 89%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12320 Chesney Downs Dr Houston, TX	4.0	2.5	2000	$3,500	$1.75	3d	1	0.14mi
3013 Maughan Heights Trl Houston, TX	4.0	2.5	2386	$5,000	$2.10	1d	1	0.35mi
3020 Gunnersbury Dr Houston, TX	4.0	2.0	1670	$1,499	$0.90	15d	1	0.60mi
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	5d	1	0.68mi
2920 Stamford Hill Ln Houston, TX	3.0	2.0	1690	$2,200	$1.30	43d	1	0.69mi
2706 Skyview Downs Dr Houston, TX	4.0	2.5	2464	$2,200	$0.89	2d	1	0.76mi
4510 Bungalow Ln Houston, TX	3.0	2.5	2100	$1,995	$0.95	43d	1	1.04mi
12207 Duane Ct Houston, TX	3.0	2.0	1548	$1,691	$1.09	7d	1	1.06mi
2937 Amherst Meadow Ln Unit NA Houston, TX	3.0	2.5	1820	$2,400	$1.32	5d	1	1.10mi
2937 Amherst Meadow Ln Houston, TX	3.0	2.5	1820	$2,450	$1.35	22d	1	1.10mi
13426 Sombrero Cay Dr Houston, TX	4.0	3.0	2108	$2,300	$1.09	43d	1	1.18mi
10514 Wellesley Terrace Trl Houston, TX	3.0	3.0	1843	$2,300	$1.25	18d	1	1.20mi
10415 Lancaster Ln Houston, TX	3.0–4.0	2.5	1937	$2,735	$1.41	20d	1	1.26mi
12227 Cape Hyannis Dr Houston, TX	3.0	2.0	1432	$1,705	$1.19	14d	1	1.28mi
1409 Woods Lake Ct Houston, TX	3.0	2.5	1719	$2,191	$1.27	43d	1	1.35mi
12210 Roandale Dr Houston, TX	3.0	2.0	1738	$1,775	$1.02	43d	1	1.36mi
13802 Greyfield Ln Houston, TX	4.0	2.5	2350	$2,500	$1.06	18d	1	1.36mi
3110 Kainer Meadows Ln Houston, TX	3.0	2.0	1469	$1,900	$1.29	7d	1	1.40mi
13851 Bonner Bluff Ln Houston, TX	4.0	3.5	2980	$2,130	$0.71	43d	1	1.46mi

HOA detail

• Monthly dues: $113 · $1,356/yr
• Likely covers: watergassecurity

Listing history 12 events

1. 2026-06-18
   days on market $289,000 Active 45 DOM
2. 2026-06-17
   days on market $289,000 Active 44 DOM
3. 2026-06-16
   days on market $289,000 Active 43 DOM
4. 2026-06-15
   days on market $289,000 Active 42 DOM
5. 2026-06-13
   days on market $289,000 Active 40 DOM
6. 2026-06-10
   days on market $289,000 Active 36 DOM
7. 2026-06-08
   days on market $289,000 Active 35 DOM
8. 2026-06-07
   days on market $289,000 Active 34 DOM
9. 2026-06-04
   days on market $289,000 Active 31 DOM
10. 2026-06-01
    days on market $289,000 Active 28 DOM
11. 2026-05-31
    days on market $289,000 Active 27 DOM
12. 2026-05-03
    listed $299,000 Active 621-char remark

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,035 · $336/mo
• Projected year-2 tax: $5,289 · $441/mo
• Expected delta: +$1,253/yr (+$104/mo · 31.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,181
• − Mortgage interest: −$16,188
• − Property taxes: −$4,035
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − HOA: −$1,356
• − Depreciation: −$8,407
• Taxable loss: −$2,720
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $2,633/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minimal repairs and maintenance. The highest-ROI updates would be painting the exterior and interior walls, landscaping improvements, and replacing the carpet in the bedrooms.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value
• Both Replace carpet in bedrooms — Carpet can be replaced with hardwood or tile for a more modern and durable finish

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value ↑
• Both Replace carpet in bedrooms — Carpet can be replaced with hardwood or tile for a more modern and durable finish ↑

ⓘ 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: 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): 34,987
• Household income: $78,538
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 1109.0

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 0.58)
• Race & ethnicity: Black 57% Hispanic / Latino 29% Two or more races 15% White 6% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 23% Vietnamese 1% Other Indo-European 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: ▼ -26.76%
• Current HPI: 239.2287
• Rent YoY: ▼ -0.21%
• 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

-3.3% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $289,000 NTREIS
• 2026-05-03 Listed $299,000 NTREIS

Property tax history

+137.3%/yr

Latest (2025): $4,035 · +355.8% YoY. Source: county tax records.