1248 Minorca St · Houston, TX 77336

$230,990

4 bd · 2.0 ba · 1,522 sqft · SingleFamily · 126 Days on market

Built 2026 Excellent condition $152/sqft · at area comps Est $241k · at est. $75/mo HOA · 3% of rent ↓ 4% 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 +15.5/30.0
• ARV discount +9.4/15.0
• Condition / age +5.0/5.0
• DSCR +4.8/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

MLS# 50976011 - Built by Trophy Signature Homes - Ready Now! ~ Welcome to the Spruce, where modern efficiency meets timeless charm. This thoughtfully designed floor plan combines contemporary convenience with a touch of natural elegance, making it perfect for both relaxed living and entertaining. As you step into the Spruce, you'll immediately notice its open-concept layout, which fosters a sense of space and connectivity. The expansive living area is designed for versatility, featuring large, well-placed windows that invite natural light and offer beautiful views of the surrounding landscape.

Key facts

• 2 garage spots
• Community pool
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $231k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $223k (3.4% below list).
• Recommended offer: $203k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: schools D, crime 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: 585 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 $2k of loan paydown is wiped out by about $7k 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 126 days — a 12% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 2 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 $203,271 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.97% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

• ARV (median comp): $241,090
• List price: $230,990
• Delta: -4.19%
• 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
31031 Perdido Valley Ln	0.09mi	4/2.0	1,557 (+2%)	1mo	$224,040	$144	91
31024 Perdido Valley Ln	0.08mi	3/2.0 (-1)	1,426 (-6%)	3mo	$204,940	$144	78
31029 Perdido Valley Ln	0.09mi	3/2.0 (-1)	1,426 (-6%)	3mo	$209,590	$147	78
31032 Perdido Valley Ln	0.08mi	3/2.0 (-1)	1,405 (-8%)	3mo	$209,540	$149	76
31027 Perdido Valley Ln	0.09mi	3/2.0 (-1)	1,405 (-8%)	3mo	$209,540	$149	76
31027 De La Guerra St	0.11mi	4/2.0	1,688 (+11%)	1mo	$234,240	$139	75
1224 Romany Fields Dr	0.15mi	4/2.0	1,688 (+11%)	1mo	$259,240	$154	74
1216 Peter Pine St	0.18mi	3/2.0 (-1)	1,606 (+6%)	5mo	$259,000	$161	73
1211 Romany Fields Dr	0.20mi	4/2.0	1,688 (+11%)	0mo	$228,940	$136	72
1219 Romany Flds	0.17mi	4/2.0	1,688 (+11%)	3mo	$224,240	$133	72
1212 Romany Fields Dr	0.18mi	4/2.0	1,688 (+11%)	3mo	$246,990	$146	71
1204 Romany Fields Dr	0.21mi	4/2.0	1,688 (+11%)	3mo	$247,240	$146	70

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-31,469
• Equity at exit: $34,441

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-19,505
• Equity at exit: $19,972

Cash invested: $64,677 (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: 585
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,232 medium
• Mortgage (P&I): −$1,211
• Tax est. 1.5%: −$289 /mo · $3,465/yr
• Insurance: −$96
• HOA: −$75
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $92

Break-even live

Break-even rent $2,116

Max offer price $230,990

Occupancy floor 91%

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: $57,748
• Closing costs: $6,930
• 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	24d	1	1.08mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	1d	1	1.12mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 5 events

1. 2026-05-13
   status Pending 600-char remark

   Show marketing remark (600 chars)

   MLS# 50976011 - Built by Trophy Signature Homes - Ready Now! ~ Welcome to the Spruce, where modern efficiency meets timeless charm. This thoughtfully designed floor plan combines contemporary convenience with a touch of natural elegance, making it perfect for both relaxed living and entertaining. As you step into the Spruce, you'll immediately notice its open-concept layout, which fosters a sense of space and connectivity. The expansive living area is designed for versatility, featuring large, well-placed windows that invite natural light and offer beautiful views of the surrounding landscape.

2. 2026-01-14
   price $230,990 537-char remark

   Show marketing remark (537 chars)

   Welcome to the Spruce, where modern efficiency meets timeless charm. This thoughtfully designed floor plan combines contemporary convenience with a touch of natural elegance, making it perfect for both relaxed living and entertaining. As you step into the Spruce, you'll immediately notice its open-concept layout, which fosters a sense of space and connectivity. The expansive living area is designed for versatility, featuring large, well-placed windows that invite natural light and offer beautiful views of the surrounding landscape.

3. 2026-01-13
   price $230,990 600-char remark

   Show marketing remark (600 chars)

   MLS# 50976011 - Built by Trophy Signature Homes - Ready Now! ~ Welcome to the Spruce, where modern efficiency meets timeless charm. This thoughtfully designed floor plan combines contemporary convenience with a touch of natural elegance, making it perfect for both relaxed living and entertaining. As you step into the Spruce, you'll immediately notice its open-concept layout, which fosters a sense of space and connectivity. The expansive living area is designed for versatility, featuring large, well-placed windows that invite natural light and offer beautiful views of the surrounding landscape.

4. 2026-01-07
   listed $240,900 Active 600-char remark

   Show marketing remark (600 chars)

   MLS# 50976011 - Built by Trophy Signature Homes - Ready Now! ~ Welcome to the Spruce, where modern efficiency meets timeless charm. This thoughtfully designed floor plan combines contemporary convenience with a touch of natural elegance, making it perfect for both relaxed living and entertaining. As you step into the Spruce, you'll immediately notice its open-concept layout, which fosters a sense of space and connectivity. The expansive living area is designed for versatility, featuring large, well-placed windows that invite natural light and offer beautiful views of the surrounding landscape.

5. 2026-01-06
   listed $240,900 Active 537-char remark

   Show marketing remark (537 chars)

   Welcome to the Spruce, where modern efficiency meets timeless charm. This thoughtfully designed floor plan combines contemporary convenience with a touch of natural elegance, making it perfect for both relaxed living and entertaining. As you step into the Spruce, you'll immediately notice its open-concept layout, which fosters a sense of space and connectivity. The expansive living area is designed for versatility, featuring large, well-placed windows that invite natural light and offer beautiful views of the surrounding landscape.

ⓘ 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: $26,790
• − Mortgage interest: −$12,939
• − Property taxes: −$3,465
• − Insurance: −$1,155
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − HOA: −$900
• − Depreciation: −$6,720
• Taxable loss: −$2,675
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $1,750/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 · 3 photos

Excellent 100/100 None rehab

This home is in excellent condition with a modern design and well-maintained exterior. It is move-in ready and would benefit from minor landscaping and painting to enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior trim — Freshens up the home's appearance
• Both Landscaping around the tree — Improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior trim — Freshens up the home's appearance ↑
• Both Landscaping around the tree — Improves curb appeal and adds value ↑

ⓘ 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 — 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): 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

Price history

-4.1% since first listed

5 events — show timeline

• 2026-05-13 Pending — HARMLS
• 2026-01-14 Price Changed $230,990 Zillow
• 2026-01-13 Price Changed $230,990 HARMLS
• 2026-01-07 Listed $240,900 HARMLS
• 2026-01-06 Listed $240,900 Zillow