24723 Thornbluff Briar Trl · Houston, TX 77336

$249,990

3 bd · 2.5 ba · 1,443 sqft · SingleFamily · 14 Days on market

Built 2026 Good condition 4,200 sqft lot $33/mo HOA · 2% of rent

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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 +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks

Welcome to Cyrene Homes at Woodland Lakes. This beautiful two-story home offers 1,443 sqft of thoughtfully designed living space featuring 3 bedrooms, 2 full baths, a powder bath, and a covered patio. The open-concept floor plan is perfect for entertaining and everyday living. The gourmet kitchen showcases 42" cabinets, luxury granite countertops, decorative tile backsplash, farmhouse-style single bowl sink, and Frigidaire stainless appliances including a dishwasher, vented microwave, and 5-burner gas range. Enjoy gorgeous ceramic plank flooring throughout the main living areas and all baths. The spacious primary suite features dual sinks and a large walk-in closet. Additional upgrades

Key facts

• Dual sinks
• Gourmet kitchen
• Covered patio

Tags

• COVERED PATIO
• GOURMET KITCHEN
• LUXURY GRANITE COUNTERTOPS
• DECORATIVE TILE BACKSPLASH
• CERAMIC PLANK FLOORING
• DUAL SINKS

Property features AI

Finance

• Other: Municipal Utility District disclosure provided
• HOA & community: Association: ACMI; Annual association fee of $400

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Single-level and second-floor bedrooms (two-story elements); Slab foundation; Composition roof; Built in 2026; Builder: Cyrene Homes; Lot dimensions approximately 35 x 120
• Construction: Brick, cement siding, and wood siding construction
• Exterior features: Covered patio; Patio; Deck; Fenced backyard; Subdivision lot setting; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on the first floor; Bedroom on the second floor (12 x 12); Bedroom on the second floor (13 x 10); Total rooms: 4; Bedrooms possible: 3
• Flooring: Carpet; Plank; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning; Has heating; Has cooling
• Interior features: Double vanity; Granite counters; Hollywood bath; High ceilings; Separate shower; Window treatments; Ceiling fan(s); Programmable thermostat; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $219,336.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• To cash-flow at today's rent, offer at most $237k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (15.4% below list).
• Recommended offer: $212k (15.4% below list) — sets the bar for 1% rule.
• 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.
• 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: 585 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

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

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,616 (15.4% below list)

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 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?
4. 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?
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: 0.96% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $219,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24712 Stablewood Forest Ct	0.08mi	3/2.5	1,556 (+8%)	0mo	$180,000	$116	83
24702 Pennfield Arbor Ln	0.23mi	3/2.5	1,556 (+8%)	2mo	$231,990	$149	75
24709 Stablewood Forest Ct	0.06mi	3/2.0	1,267 (-12%)	2mo	$227,990	$180	73
24717 Stablewood Frst	0.05mi	3/2.0	1,267 (-12%)	3mo	$224,990	$178	73
513 Emerald Thicket Ln	0.12mi	3/2.5	1,647 (+14%)	1mo	$249,990	$152	70
526 Emerald Thicket Ln	0.17mi	3/2.0	1,267 (-12%)	1mo	$234,990	$185	69
331 Cherry Valley Dr	0.57mi	3/2.0	1,495 (+4%)	2mo	$185,000	$124	64
723 Pas Trl	0.58mi	3/2.0	1,365 (-5%)	4mo	$220,000	$161	59
24402 Lightwoods Dr	0.39mi	3/2.0	1,607 (+11%)	3mo	$254,900	$159	58
24716 Lago Bay Ln	0.30mi	4/2.0 (+1)	1,616 (+12%)	2mo	$244,990	$152	58
24318 Hard Wood Dr	0.73mi	3/2.0	1,276 (-12%)	2mo	$190,000	$149	43
507 Corydon Dr	0.75mi	2/1.0 (-1)	1,310 (-9%)	2mo	$80,000	$61	37

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-27,657
• Equity at exit: $32,704

10-year hold

• IRR: -3.4%
• Equity multiple: 0.78×
• Total profit: $-13,785
• Equity at exit: $18,964

Cash invested: $61,414 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$1,150
• Tax est. 1.5%: −$274 /mo · $3,290/yr
• Insurance: −$91
• HOA: −$33
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $123

Break-even live

Break-even rent $1,960

Max offer price $219,336

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: $54,834
• Closing costs: $6,580
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Emerald Thicket Ln Huffman, TX	3.0	2.5	1755	$2,200	$1.25	43d	1	0.06mi
24523 Whitesail Dr Huffman, TX	3.0	2.0	1512	$1,800	$1.19	43d	1	0.21mi
24719 Colony Meadow Trl Huffman, TX	4.0	2.0	1613	$2,200	$1.36	43d	1	0.63mi
24730 Russet Bluff Trl Huffman, TX	4.0	2.0	1604	$2,150	$1.34	1d	1	0.73mi
24118 Grey Fox Dr Huffman, TX	3.0	2.0	1543	$1,425	$0.92	43d	1	0.96mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gas

Listing history 9 events

1. 2026-06-18
   days on market $249,990 Active 14 DOM
2. 2026-06-17
   days on market $249,990 Active 13 DOM
3. 2026-06-16
   days on market $249,990 Active 12 DOM
4. 2026-06-15
   days on market $249,990 Active 11 DOM
5. 2026-06-13
   days on market $249,990 Active 9 DOM
6. 2026-06-09
   days on market $249,990 Active 5 DOM
7. 2026-06-08
   days on market $249,990 Active 4 DOM
8. 2026-06-07
   remarks 694-char remark
9. 2026-06-07
   listed $249,990 Active 3 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $25,394
• − Mortgage interest: −$12,286
• − Property taxes: −$3,290
• − Insurance: −$1,097
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − HOA: −$396
• − Depreciation: −$6,381
• Taxable loss: −$2,119
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $1,984/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home in Cyrene Homes at Woodland Lakes offers a good condition with minimal repairs needed. It's ready for immediate move-in and can be further enhanced with exterior painting and smart home devices.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Rental Replace blinds — Improves light control and privacy
• Both Install smart home devices — Enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Replace blinds — Improves light control and privacy ↑
• Both Install smart home devices — Enhances convenience and energy efficiency ↑

ⓘ 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

• 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): 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

1 event — show timeline

• 2026-06-04 Listed $249,990 HARMLS