390 Road 590106 390 Lucia Way · Plum Grove, TX 77327

$149,999

3 bd · 2.0 ba · 1,208 sqft · SingleFamily · 11 Days on market

Built 2025 Good condition $10/mo HOA · 1% 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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +2.9/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Santa Fe Village! This beautiful Lennar Crestmore Collection "Whiles" Plan with Elevation B offers a thoughtfully designed single-story layout perfect for modern living. The open-concept floor plan seamlessly connects the kitchen, dining, and living areas, creating an ideal space for everyday living and entertaining. The spacious owner's suite features a private en-suite bathroom and a generous walk-in closet. Three additional bedrooms are conveniently located in a separate wing of the home, providing comfort and privacy. Enjoy a low-maintenance lifestyle in this move-in-ready home located in the desirable Santa Fe Village community. Conveniently situated near shopping,

Key facts

• 2 garage spots
• Built 2025
• Listed 10 days

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Houston El Norte Property Association with an annual fee of $120

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction; Single-story (first-floor living); Entry level: First floor; Facing direction: Not specified
• Construction: Built in 2025; Cement siding; Composition roof; Slab foundation
• Exterior features: Private, fully fenced backyard; Subdivision setting; Back yard fencing

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on the first floor (14x11); Bedroom on the first floor (10x10); Bedroom on the first floor (10x10)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (gas)
• Interior features: Quartz counters; Walk-in pantry; Ceiling fans; Kitchen/dining combo
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $149,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $183,616.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $28 ($335/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 6.5% 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: amenities F, commute F, health & safety F.
• Cleveland ISD (town): math 24% / reading 25% proficiency, ranked #723 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Southside El (math 17% / reading 20%, grade F, #3,759 of 4,322 statewide, top 88%, 905 students, 95% FRL); Cleveland Middle (math 22% / reading 25%, grade F, #1,317 of 1,662 statewide, top 80%, 1,696 students, 98% FRL); Cleveland H S (math 30% / reading 32%, grade F, #1,077 of 1,632 statewide, top 66%, 3,310 students, 92% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 1578 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Liberty County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 8991% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $149,999

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. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $183,616
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
381 Lucia Way	0.12mi	3/2.0	1,208 (0%)	1mo	$172,990	$143	93
378 Lucia Way	0.12mi	3/2.0	1,208 (0%)	1mo	$174,990	$145	93
385 Lucia Way	0.13mi	3/2.0	1,049 (-13%)	1mo	$170,991	$163	71
382 Lucia Way	0.12mi	3/2.0	1,033 (-14%)	0mo	$156,990	$152	70
338 Road 5840 Rd	0.50mi	3/2.0	1,350 (+12%)	1mo	$172,000	$127	56
662 Road 5846	0.68mi	3/2.0	1,277 (+6%)	6mo	$255,000	$200	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 · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-26,263
• Equity at exit: $27,378

10-year hold

• IRR: -3.8%
• Equity multiple: 0.74×
• Total profit: $-13,414
• Equity at exit: $15,876

Cash invested: $51,412 (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 77327

• Home prices YoY: -5.2%
• Rents YoY: 4.0%
• Active inventory: 1578
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$963
• Tax est. 1.5%: −$230 /mo · $2,754/yr
• Insurance: −$77
• HOA: −$10
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $28

Break-even live

Break-even rent $1,619

Max offer price $183,616

Occupancy floor 93%

Sensitivity live

Price	-10% $155	-5% $91	+0% $28	+5% $-36	+10% $-99
Rent	-10% $-103	-5% $-37	+0% $28	+5% $93	+10% $159
Rate	-1.0pp $120	-0.5pp $75	base $28	+0.5pp $-20	+1.0pp $-68

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: $45,904
• Closing costs: $5,508
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1192 Road 57071 Cleveland, TX	2.0	2.0	1000	$950	$0.95	0d	1	0.69mi
203 Road 5248 Cleveland, TX	3.0	2.0	910	$1,680	$1.85	16d	1	0.99mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 9 events

1. 2026-06-09
   days on market $149,999 Active 11 DOM
2. 2026-06-08
   days on market $149,999 Active 10 DOM
3. 2026-06-07
   days on market $149,999 Active 9 DOM
4. 2026-06-04
   days on market $149,999 Active 6 DOM
5. 2026-06-03
   days on market $149,999 Active 5 DOM
6. 2026-06-02
   pricedays on market $149,999 Active 4 DOM
7. 2026-06-01
   days on market $150,000 Active 3 DOM
8. 2026-06-01
   remarks 689-char remark
9. 2026-06-01
   listed $150,000 Active 2 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: $19,851
• − Mortgage interest: −$10,285
• − Property taxes: −$2,754
• − Insurance: −$918
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − HOA: −$120
• − Depreciation: −$5,342
• Taxable loss: −$2,744
• Est. tax savings @ 24.0%: +$659
• After-tax cash flow: $994/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 move-in-ready home in Santa Fe Village offers a modern floor plan with good condition and minimal maintenance needs. Potential buyers and renters will appreciate the open-concept design and low-maintenance lifestyle.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both Kitchen and bathroom updates — Modernizes spaces and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Kitchen and bathroom updates — Modernizes spaces 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: Cleveland ISD
• NCES district ID: 4814370
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $39,173
• Composite: 20.61/100
• National rank: #8549
• State rank: #723 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: Liberty County · 82,189 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 42,685
• Household income: $62,219
• Rent vs Own: 14.4% rent · 85.6% own
• Severe rent burden: 437.0

Population outlook (Liberty County) Hauer SSP2

• Today (2025): 87,956 people
• By 2030: 92,161 · +4.8%
• By 2040: 100,784 · +14.6%
• By 2050: 109,471 · +24.5%
• By 2075: 133,470 · +51.7%
• By 2100: 147,372 · +67.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 54% White 36% Two or more races 18% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 0%
• Foreign-born: 22% · Canada
• Languages at home: 51% English-only · Spanish 48%

Political lean MEDSL · Liberty

• 2024 margin: Solid R (+61.6) · D 19.0% · R 80.6%
• 2008→2024 swing: -17.9pp toward R · 2008: -43.7pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.7 2016: R+58.0 2012: R+53.3 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.39%
• Current HPI: 224.9222
• Rent YoY: ▲ 4.00%
• 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

-98.9% since first listed

2 events — show timeline

• 2026-06-01 Listed for Rent $1,650 HARMLS
• 2026-05-29 Listed $150,000 HARMLS