Aruba Plan · Huffman, TX 77336

$215,990

3 bd · 2.0 ba · 1,572 sqft · SingleFamily · 222 Days on market

Good condition

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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 +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.7/10.0

Listing remarks MLS

This new home offers a modern and low-maintenance design. An open-concept floorplan with convenient access to a covered patio provides seamless entertaining and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and convenience, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

Key facts

• Walk-in closet
• Covered patio
• Owner's suite

Tags

• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• OWNER'S SUITE
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $215,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $263,939.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $216k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (12.0% below list).
• Recommended offer: $190k (12.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Huffman Middle (math 36% / reading 32%, grade F, #892 of 1,662 statewide, top 55%, 907 students, 42% FRL); Hargrave H S (math 31% / reading 46%, grade F, #866 of 1,632 statewide, top 54%, 1,125 students, 36% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 857 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $8k 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 222 days — a 12% lower offer ($190k) is reasonable based on typical stale-listing flexibility.

Recommended offer $190,043 (12.0% 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 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.72% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $263,939
• List price: $215,990
• Delta: -18.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Rosa Bianca Way	0.34mi	3/2.0	1,572 (0%)	0mo	$207,990	$132	84
31506 Pianella Ln	0.28mi	3/2.0	1,522 (-3%)	1mo	$167,991	$110	80
926 Capracotta Dr	0.21mi	3/2.0	1,461 (-7%)	1mo	$167,991	$115	78
930 Capracotta Dr	0.23mi	3/2.0	1,461 (-7%)	2mo	$187,990	$129	76
918 Capracotta Dr	0.18mi	3/2.0	1,749 (+11%)	2mo	$254,990	$146	71
31207 Piccolo Fiore Ln	0.35mi	3/2.0	1,451 (-8%)	1mo	$180,990	$125	70
702 Zuppino Ln	0.23mi	4/2.0 (+1)	1,720 (+9%)	1mo	$199,990	$116	68
31521 Pianella Ln	0.28mi	4/2.0 (+1)	1,720 (+9%)	1mo	$190,990	$111	65
31509 Olivella Dr	0.20mi	4/2.0 (+1)	1,760 (+12%)	1mo	$199,990	$114	65
713 Pennabilli Ln	0.27mi	4/2.0 (+1)	1,760 (+12%)	1mo	$195,990	$111	62
31514 Pianella Ln	0.28mi	4/2.0 (+1)	1,760 (+12%)	2mo	$209,990	$119	60
703 Pennabilli Ln	0.31mi	4/2.0 (+1)	1,760 (+12%)	1mo	$224,990	$128	59

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: -25.2%
• Equity multiple: 0.14×
• Total profit: $-63,293
• Equity at exit: $39,354

10-year hold

• IRR: -21.3%
• Equity multiple: -0.10×
• Total profit: $-81,462
• Equity at exit: $22,821

Cash invested: $73,903 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 76 active · 90 under contract
• Months of supply: 6.2 mo (16%/mo absorbed)
• Median asking: $197,990 ($130/sqft)
• Median days on market: 45 d
• This list price: 64% of active listings are priced below it
• ARV vs active asking: +29.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77336

• Home prices YoY: -1.8%
• Active inventory: 857
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,384
• Tax est. 1.5%: −$330 /mo · $3,959/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-323

Break-even live

Break-even rent $2,309

Max offer price $217,246

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-231	+0% $-323	+5% $-414	+10% $-505
Rent	-10% $-473	-5% $-398	+0% $-323	+5% $-248	+10% $-173
Rate	-1.0pp $-190	-0.5pp $-256	base $-323	+0.5pp $-391	+1.0pp $-461

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: $65,985
• Closing costs: $7,918
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Capracotta Dr Huffman, TX	4.0	2.0	1656	$1,800	$1.09	7d	1	0.20mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,599	$1.09	69d	1	0.28mi
935 Pertuso Ln Huffman, TX	3.0	2.0	1189	$1,850	$1.56	11d	1	0.29mi
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,699	$1.25	11d	1	0.30mi
31208 Piccolo Fiore Ln Huffman, TX	3.0	2.0	1461	$1,695	$1.16	10d	1	0.30mi

Listing history 50 events

1. 2026-09-24
   days on market $215,990 Active 222 DOM
2. 2026-09-23
   days on market $215,990 Active 221 DOM
3. 2026-09-22
   days on market $215,990 Active 220 DOM
4. 2026-09-21
   days on market $215,990 Active 219 DOM
5. 2026-09-20
   days on market $215,990 Active 218 DOM
6. 2026-09-19
   days on market $215,990 Active 217 DOM
7. 2026-09-18
   days on market $215,990 Active 216 DOM
8. 2026-09-17
   days on market $215,990 Active 215 DOM
9. 2026-09-16
   days on market $215,990 Active 214 DOM
10. 2026-09-15
    days on market $215,990 Active 213 DOM
11. 2026-09-14
    days on market $215,990 Active 212 DOM
12. 2026-09-13
    days on market $215,990 Active 211 DOM
13. 2026-09-12
    days on market $215,990 Active 210 DOM
14. 2026-09-11
    days on market $215,990 Active 209 DOM
15. 2026-09-05
    days on market $215,990 Active 203 DOM
16. 2026-09-04
    days on market $215,990 Active 202 DOM
17. 2026-09-02
    days on market $215,990 Active 200 DOM
18. 2026-08-31
    days on market $215,990 Active 198 DOM
19. 2026-08-30
    days on market $215,990 Active 197 DOM
20. 2026-08-29
    days on market $215,990 Active 196 DOM
21. 2026-08-28
    days on market $215,990 Active 195 DOM
22. 2026-08-27
    days on market $215,990 Active 194 DOM
23. 2026-08-25
    days on market $215,990 Active 192 DOM
24. 2026-08-24
    days on market $215,990 Active 191 DOM
25. 2026-08-23
    days on market $215,990 Active 190 DOM
26. 2026-08-22
    days on market $215,990 Active 189 DOM
27. 2026-08-21
    days on market $215,990 Active 188 DOM
28. 2026-08-20
    days on market $215,990 Active 187 DOM
29. 2026-08-19
    days on market $215,990 Active 186 DOM
30. 2026-08-18
    days on market $215,990 Active 185 DOM
31. 2026-08-17
    days on market $215,990 Active 184 DOM
32. 2026-08-16
    days on market $215,990 Active 183 DOM
33. 2026-08-15
    days on market $215,990 Active 182 DOM
34. 2026-08-14
    pricedays on market $215,990 Active 181 DOM
35. 2026-08-13
    days on market $220,990 Active 180 DOM
36. 2026-08-12
    days on market $220,990 Active 179 DOM
37. 2026-08-11
    days on market $220,990 Active 178 DOM
38. 2026-08-10
    days on market $220,990 Active 177 DOM
39. 2026-08-09
    days on market $220,990 Active 176 DOM
40. 2026-08-08
    pricedays on market $220,990 Active 175 DOM
41. 2026-08-06
    days on market $225,990 Active 173 DOM
42. 2026-08-05
    days on market $225,990 Active 172 DOM
43. 2026-08-04
    days on market $225,990 Active 171 DOM
44. 2026-08-03
    pricedays on market $225,990 Active 170 DOM
45. 2026-07-31
    days on market $230,990 Active 167 DOM
46. 2026-07-30
    days on market $230,990 Active 165 DOM
47. 2026-07-28
    days on market $230,990 Active 164 DOM
48. 2026-07-26
    days on market $230,990 Active 162 DOM
49. 2026-07-24
    days on market $230,990 Active 160 DOM
50. 2026-07-23
    days on market $230,990 Active 159 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: $22,805
• − Mortgage interest: −$14,785
• − Property taxes: −$3,959
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$7,678
• Taxable loss: −$8,585
• Est. tax savings @ 24.0%: +$2,060
• After-tax cash flow: $-1,812/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 Est. rehab $7,860–$23,580 screening

This modern home is in good condition with a good condition score of 80. It has a good exterior, well-maintained interior, and a good condition roof. The home is move-in ready and has a good resale and rental value.

Value-add opportunities

• Resale Paint the exterior walls — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
• Rental Replace the garage door — A new garage door can improve the home's curb appeal and make it more attractive to renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Middle Huffman Middle F TX #892/1,662 Nat'l #7,813/14,009 High Hargrave H S F TX #866/1,632 Nat'l #8,796/17,239

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 — Huffman

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Harris County · 5,571,493 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: 22% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-02-14 Listed $276,990 Zillow