1742 Sunrise Trl · Houston, TX 77339

$229,000

4 bd · 2.0 ba · 2,382 sqft · SingleFamily public records · 123 Days on market

Built 1982 0.63 ac lot $96/sqft · 34% below area Est $347k · 34% under $10/mo HOA ↓ 14% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Appreciation +5.2/10.0
• 1% rule +4.5/10.0
• DSCR +4.3/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Welcome to this diamond in the rough! Located in Kingwood on a cannel leading to the San Jacinto River, next door a riding trail/green belt, and no side neighbors! This split-level home features 3 bedrooms, 2 baths, living room, kitchen, and dining room upstairs with a covered deck spanning the length of the home. Downstairs you will find a large open entertaining space, wet bar, additional flex room, and half bath. Some upgrades have already been done on this home with room for more to make it yours. The 2-car garage and 2 car carport can be accessed from downstairs. You will love the quiet scenery and abundance of wildlife roaming by. Come check this home out to make it yours or build the investment you have been looking for!

Key facts

• 0.63 acre lot
• 2 parking spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (30.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (5.3% below list).
• Recommended offer: $159k (30.4% below list) — sets the bar for cash-flow.
• Cap rate 6.5% 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.
• Humble ISD (urban): math 38% / reading 44% proficiency, ranked #262 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Foster El (math 42% / reading 43%, grade F, #1,313 of 4,322 statewide, top 31%, 559 students, 50% FRL); Kingwood Middle (math 39% / reading 44%, grade F, #595 of 1,662 statewide, top 37%, 1,002 students, 48% FRL); Humble H S (math 15% / reading 31%, grade F, #1,348 of 1,632 statewide, top 83%, 2,867 students, 77% FRL) — zoned schools average 58% FRL vs 32% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.6%/yr); 316 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $46k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,432 (30.4% 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 123 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 8.8

CMA / ARV

• ARV (median comp): $347,145
• List price: $229,000
• Delta: -34.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1351 Trailwood Village Dr	0.66mi	4/2.5	2,511 (+5%)	0mo	$375,000	$149	58
1410 Palmetto Ln	0.53mi	4/2.5	2,474 (+4%)	18mo	$345,000	$139	52
2111 Woodstream Dr	0.66mi	4/2.5	2,459 (+3%)	12mo	$345,000	$140	52
1367 Trailwood Village Dr	0.73mi	4/2.5	2,458 (+3%)	9mo	$390,000	$159	51
1363 Trailwood Village Dr	0.71mi	4/2.5	2,484 (+4%)	11mo	$369,000	$149	49
1410 Cypress Ln	0.60mi	3/2.0 (-1)	2,502 (+5%)	20mo	$450,000	$180	42
1721 Magnolia Ln	0.67mi	4/2.0	2,080 (-13%)	9mo	$325,000	$156	40
1310 Hickory Ln	0.62mi	3/3.0 (-1)	2,652 (+11%)	10mo	$689,000	$260	35
1339 Trailwood Village Dr	0.61mi	4/2.5	2,728 (+14%)	12mo	$399,500	$146	35
1303 Trailwood Village Dr	0.57mi	3/2.5 (-1)	2,724 (+14%)	14mo	$339,900	$125	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.48% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.49×
• Total profit: $-32,600
• Equity at exit: $72,009

10-year hold

• IRR: -7.0%
• Equity multiple: 0.25×
• Total profit: $-47,792
• Equity at exit: $91,090

Cash invested: $64,120 (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 77339

• Home prices YoY: 0.2%
• Rents YoY: -0.6%
• Active inventory: 316
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,170 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$375 /mo · $4,499/yr
• Insurance: −$95
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-394

Break-even live

Break-even rent $2,668

Max offer price $159,432

Occupancy floor —

Sensitivity live

Price	-10% $-264	-5% $-329	+0% $-394	+5% $-459	+10% $-523
Rent	-10% $-565	-5% $-480	+0% $-394	+5% $-308	+10% $-222
Rate	-1.0pp $-278	-0.5pp $-336	base $-394	+0.5pp $-453	+1.0pp $-514

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2003 Ridgeway Park Dr Kingwood, TX	4.0	2.5	2477	$1,850	$0.75	45d	1	1.26mi
1735 Wilderness Park Ct Kingwood, TX	3.0	2.5	2172	$2,319	$1.07	26d	1	1.33mi
410 Laurel Sage Dr Kingwood, TX	3.0	2.5	1744	$2,000	$1.15	1d	1	1.36mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 18 events

1. 2026-06-15
   days on market $229,000 Pending 123 DOM
2. 2026-06-13
   days on market $229,000 Pending 122 DOM
3. 2026-06-13
   statusdays on market $229,000 Pending 121 DOM
4. 2026-06-09
   days on market $229,000 Active 118 DOM
5. 2026-06-08
   days on market $229,000 Active 117 DOM
6. 2026-06-07
   days on market $229,000 Active 116 DOM
7. 2026-06-04
   days on market $229,000 Active 113 DOM
8. 2026-06-03
   days on market $229,000 Active 112 DOM
9. 2026-06-02
   days on market $229,000 Active 111 DOM
10. 2026-06-01
    days on market $229,000 Active 110 DOM
11. 2026-05-31
    days on market $229,000 Active 109 DOM
12. 2026-03-24
    price $250,000 737-char remark

    Show marketing remark (737 chars)

    Welcome to this diamond in the rough! Located in Kingwood on a cannel leading to the San Jacinto River, next door a riding trail/green belt, and no side neighbors! This split-level home features 3 bedrooms, 2 baths, living room, kitchen, and dining room upstairs with a covered deck spanning the length of the home. Downstairs you will find a large open entertaining space, wet bar, additional flex room, and half bath. Some upgrades have already been done on this home with room for more to make it yours. The 2-car garage and 2 car carport can be accessed from downstairs. You will love the quiet scenery and abundance of wildlife roaming by. Come check this home out to make it yours or build the investment you have been looking for!

13. 2026-02-11
    listed $275,000 Active 737-char remark

    Show marketing remark (737 chars)

    Welcome to this diamond in the rough! Located in Kingwood on a cannel leading to the San Jacinto River, next door a riding trail/green belt, and no side neighbors! This split-level home features 3 bedrooms, 2 baths, living room, kitchen, and dining room upstairs with a covered deck spanning the length of the home. Downstairs you will find a large open entertaining space, wet bar, additional flex room, and half bath. Some upgrades have already been done on this home with room for more to make it yours. The 2-car garage and 2 car carport can be accessed from downstairs. You will love the quiet scenery and abundance of wildlife roaming by. Come check this home out to make it yours or build the investment you have been looking for!

14. 2026-01-21
    historical
15. 2025-08-07
    price $275,000
16. 2025-07-16
    listed $290,000 Active
17. 2014-04-24
    soldstatus
18. 1988-01-02
    soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,499 · $375/mo
• Projected year-2 tax: $4,499 · $375/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,034
• − Mortgage interest: −$12,828
• − Property taxes: −$4,499
• − Insurance: −$6,264
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − HOA: −$120
• − Depreciation: −$6,662
• Taxable loss: −$8,503
• Est. tax savings @ 24.0%: +$2,041
• After-tax cash flow: $-2,685/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.

Schools (NCES district)

• District: Humble ISD
• NCES district ID: 4823910
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $83,946
• Composite: 38.55/100
• National rank: #4171
• State rank: #262 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): 44,538
• Household income: $84,102
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2198.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 24% Two or more races 13% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 2% Vietnamese 1%

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: ▲ 0.48%
• Current HPI: 233.4147
• Rent YoY: ▼ -0.59%
• 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

-13.8% since first listed

7 events — show timeline

• 2026-03-24 Price Changed $250,000 HARMLS
• 2026-02-11 Listed $275,000 HARMLS
• 2026-01-21 Listing Removed — HARMLS
• 2025-08-07 Price Changed $275,000 HARMLS
• 2025-07-16 Listed $290,000 HARMLS
• 2014-04-24 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,499 · +10.9% YoY. Source: county tax records.