952 Pertuso Ln · Plum Grove, TX 77336

$156,990

4 bd · 2.0 ba · 1,535 sqft · SingleFamily · 14 Days on market

Built 2026 Good condition Est $193k · 19% under $183/mo HOA · 8% of rent

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Why this score? — see what drove the B+ 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks

The Cibola Floor Plan - The first floor of this two-story home is host to an open floorplan that combines a fully-equipped kitchen with the living and dining areas to maximize the footprint of the home. There are four bedrooms located upstairs, including the luxe owner’s suite, which is positioned at the back of the home for enhanced privacy and comfort. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Open floorplan
• Enhanced privacy
• Luxe owner suite

Tags

• OPEN FLOORPLAN
• FULLY-EQUIPPED KITCHEN
• LUXE OWNER SUITE
• ENHANCED PRIVACY

Property features AI

Finance

• Financial info: List price: $156,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family residence; Located at 952 Pertuso Ln, Huffman, TX 77336
• Exterior features: Living area: 1,535 (listing provides living area)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec/new construction home; Plan name: Cibola

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $157k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Cap rate 10.1% vs local median 5.0% in Plum Grove — 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 58/100 on livability (#1,206 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Huffman ISD (rural): math 32% / reading 35% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 587 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $156,990

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.43% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $193,410
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
939 Pertuso Ln	0.04mi	4/2.5	1,531 (-0%)	1mo	$165,790	$108	95
934 Capracotta Dr	0.12mi	3/2.0 (-1)	1,461 (-5%)	1mo	$244,990	$168	80
929 Capracotta Dr	0.13mi	4/2.0	1,656 (+8%)	1mo	$163,990	$99	80
31408 Pratola Serra Cir	0.17mi	3/2.0 (-1)	1,461 (-5%)	1mo	$183,990	$126	78
914 Capracotta Dr	0.19mi	4/2.0	1,655 (+8%)	1mo	$225,690	$136	78
31418 Pratola Serra Cir	0.17mi	3/2.0 (-1)	1,451 (-6%)	1mo	$189,990	$131	77
31406 Pratola Serra Cir	0.17mi	3/2.0 (-1)	1,451 (-6%)	1mo	$175,840	$121	77
905 Coperchiata Cir	0.24mi	4/2.0	1,656 (+8%)	1mo	$189,990	$115	75
31418 Casacalenda Ln	0.33mi	4/2.0	1,656 (+8%)	1mo	$169,990	$103	71
903 Coperchiata Cir	0.23mi	3/2.0 (-1)	1,411 (-8%)	1mo	$253,990	$180	70
912 Capracotta Dr	0.20mi	3/2.5 (-1)	1,749 (+14%)	1mo	$309,990	$177	60
31506 Olivella Dr	0.54mi	4/2.0	1,720 (+12%)	1mo	$170,990	$99	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $6,665
• Equity at exit: $23,408

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $47,548
• Equity at exit: $13,574

Cash invested: $43,957 (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 77336

• Home prices YoY: -1.8%
• Active inventory: 587
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,240 medium
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• HOA: −$183
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $502

Break-even live

Break-even rent $1,605

Max offer price $156,990

Occupancy floor 73%

Sensitivity live

Price	-10% $610	-5% $556	+0% $502	+5% $448	+10% $393
Rent	-10% $325	-5% $413	+0% $502	+5% $590	+10% $679
Rate	-1.0pp $581	-0.5pp $542	base $502	+0.5pp $461	+1.0pp $420

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: $39,248
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,800	$1.32	25d	1	0.02mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	2d	1	0.17mi

HOA detail

• Monthly dues: $183 · $2,196/yr

Listing history 9 events

1. 2026-06-13
   statusdays on market $156,990 Pending 14 DOM
2. 2026-06-09
   days on market $156,990 Active 13 DOM
3. 2026-06-08
   days on market $156,990 Active 12 DOM
4. 2026-06-07
   days on market $156,990 Active 11 DOM
5. 2026-06-04
   days on market $156,990 Active 8 DOM
6. 2026-06-03
   days on market $156,990 Active 7 DOM
7. 2026-06-02
   days on market $156,990 Active 6 DOM
8. 2026-06-01
   days on market $156,990 Active 5 DOM
9. 2026-05-31
   days on market $156,990 Active 4 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: $26,881
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$785
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − HOA: −$2,196
• − Depreciation: −$4,567
• Taxable income: $3,884
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $5,089/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 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready and has a good resale and rental value. Consider painting the exterior and interior walls, updating the flooring, and upgrading the kitchen appliances to further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the flooring — New flooring can improve the overall look and feel of the home
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality
• Both Adding smart home features — Smart home features can increase the home's value and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality ↑
• Both Adding smart home features — Smart home features can increase the home's value and convenience ↑

ⓘ 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: Huffman ISD
• NCES district ID: 4823820
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $65,848
• Composite: 30.61/100
• National rank: #6195
• State rank: #500 of 826 in TX

Livability — Plum Grove

• Score: 58/100
• State rank: #1206
• US rank: #21049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 14,342
• Household income: $96,404
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 377.0

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 White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 23% Two or more races 9% Black 5% Native American 4%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 2%

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: ▼ -8.59%
• Current HPI: 472.03
• Rent YoY: —
• 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