20110 White Dove Trl · Houston, TX 77532

$194,640

3 bd · 2.0 ba · 1,273 sqft · SingleFamily · 41 Days on market

Built 2026 Good condition $125/mo HOA · 6% of rent ↓ 3% since listing

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Why this score? — see what drove the C 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +6.4/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

The Oakridge Floor Plan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests. 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

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• HOA & community: Homeowners association managed by Southern Property Management Grou; HOA fee $125 monthly

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Single-story entry (first-floor living); Facing direction not specified
• Construction: Built in 2026; Brick and cement siding exterior; Composition roof; Slab foundation
• Exterior features: Back yard fence; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom on first floor (14 x 13); Two additional bedrooms on first floor (each 11 x 10)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Kitchen and family room combo; Separate shower; Tub/shower combo
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $194,640 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $191,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL); Highpoint School East (Crosby) (20 students, 80% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 1172 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 $6k 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 41 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $188,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 7.3

CMA / ARV

• ARV (median comp): $191,990
• List price: $194,640
• Delta: 1.38%
• 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
20050 White Dove Trl	0.08mi	3/2.0	1,273 (0%)	1mo	$239,990	$189	96
20034 White Dove Trl	0.11mi	3/2.0	1,273 (0%)	2mo	$237,990	$187	94
20235 New Moon Trl	0.21mi	3/2.0	1,296 (+2%)	1mo	$439,999	$340	86
20127 Green Mallard St	0.04mi	3/2.5	1,360 (+7%)	0mo	$181,990	$134	85
20131 Green Mallard St	0.04mi	3/2.5	1,189 (-7%)	1mo	$138,991	$117	85
20159 Green Mallard St	0.05mi	3/2.5	1,360 (+7%)	1mo	$201,990	$149	83
20166 Green Mallard St	0.07mi	3/2.5	1,360 (+7%)	1mo	$201,990	$149	82
20031 White Dove Trl	0.11mi	3/2.0	1,418 (+11%)	1mo	$254,990	$180	75
20022 White Dove Trl	0.13mi	3/2.0	1,409 (+11%)	1mo	$250,990	$178	75
20011 White Dove Trl	0.21mi	3/2.0	1,409 (+11%)	1mo	$252,990	$180	72
1734 Green Warbler Ln	0.30mi	3/2.0	1,451 (+14%)	2mo	$239,990	$165	61
1738 West Stroker Rd	0.34mi	3/2.0	1,451 (+14%)	1mo	$224,990	$155	60

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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-17,063
• Equity at exit: $28,626

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-5,308
• Equity at exit: $16,600

Cash invested: $53,757 (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 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1172
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,180 medium
• Mortgage (P&I): −$1,007
• Tax est. 1.5%: −$240 /mo · $2,880/yr
• Insurance: −$80
• HOA: −$125
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $270

Break-even live

Break-even rent $1,838

Max offer price $191,990

Occupancy floor 83%

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: $47,998
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20034 White Dove Dr Crosby, TX	3.0	2.0	1273	$1,850	$1.45	13d	1	0.07mi
20119 Iron Winds St Crosby, TX	3.0	2.0	1418	$1,875	$1.32	13d	1	0.24mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 21 events

1. 2026-06-13
   statusdays on market $194,640 Pending 41 DOM
2. 2026-06-09
   days on market $194,640 Active 40 DOM
3. 2026-06-08
   days on market $194,640 Active 39 DOM
4. 2026-06-07
   days on market $194,640 Active 38 DOM
5. 2026-06-04
   days on market $194,640 Active 35 DOM
6. 2026-06-03
   days on market $194,640 Active 34 DOM
7. 2026-06-02
   days on market $194,640 Active 33 DOM
8. 2026-06-01
   days on market $194,640 Active 32 DOM
9. 2026-05-31
   days on market $194,640 Active 31 DOM
10. 2026-05-12
    price $205,790 414-char remark
11. 2026-05-11
    price $205,790 602-char remark
12. 2026-05-08
    price $198,990 414-char remark
13. 2026-05-07
    price $198,990 602-char remark
14. 2026-05-01
    price $210,840 414-char remark
15. 2026-04-30
    price $210,840 602-char remark
16. 2026-04-30
    listed $207,540 Active 602-char remark
17. 2026-04-30
    historical
18. 2026-04-22
    price $207,540 414-char remark
19. 2026-04-20
    price $207,540
20. 2026-04-13
    listed $200,940 Active
21. 2026-04-11
    listed $200,940 Active 414-char remark

ⓘ 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: $26,160
• − Mortgage interest: −$10,754
• − Property taxes: −$2,880
• − Insurance: −$960
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − HOA: −$1,500
• − Depreciation: −$5,585
• Taxable income: $295
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $3,174/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 single-family home is in good condition with a good condition score of 80. It has a modern and well-maintained interior and exterior, making it a good candidate for cosmetic updates to further enhance 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 in the kitchen and bathrooms — Modern flooring can improve the overall look and feel of the home
• Both Upgrading the kitchen appliances — New appliances can increase the home's appeal and functionality
• Both Adding smart home features — Smart home technology 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 in the kitchen and bathrooms — Modern flooring can improve the overall look and feel of the home ↑
• Both Upgrading the kitchen appliances — New appliances can increase the home's appeal and functionality ↑
• Both Adding smart home features — Smart home technology 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: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 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: 33,780
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 382.0

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 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• 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

-3.1% since first listed

11 events — show timeline

• 2026-06-10 Pending — HARMLS
• 2026-05-28 Price Changed $194,640 HARMLS
• 2026-05-26 Price Changed $198,190 HARMLS
• 2026-05-22 Price Changed $202,340 HARMLS
• 2026-05-11 Price Changed $205,790 HARMLS
• 2026-05-07 Price Changed $198,990 HARMLS
• 2026-04-30 Price Changed $210,840 HARMLS
• 2026-04-30 Listing Removed — HARMLS
• 2026-04-30 Listed $207,540 HARMLS
• 2026-04-20 Price Changed $207,540 HARMLS
• 2026-04-13 Listed $200,940 HARMLS