31508 Olivella Dr · Huffman, TX 77336

$219,990

4 bd · 2.0 ba · 1,968 sqft · SingleFamily · 35 Days on market

Built 2026 Good condition 2-car garage $192/mo HOA · 9% of rent

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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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.7/10.0

Listing remarks

New Construction Lennar Houston Home - The Littleton Floor Plan - On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner’s suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and 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

• Central game room
• Attached bathroom
• Walk-in closet

Tags

• FIRST FLOOR LAYOUT
• OWNER'S SUITE
• ATTACHED BATHROOM
• WALK-IN CLOSET
• CENTRAL GAME ROOM
• THREE SECONDARY BEDROOMS

🏗️ New construction. The $219,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $287,990.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-455 ($-5k/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 $219k (0.6% below list).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.

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: Falcon Ridge El (math 30% / reading 35%, grade F, #2,234 of 4,322 statewide, top 52%, 689 students, 49% FRL); 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).
• Market conditions: 738 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 $2k of loan paydown is wiped out by about $9k 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 35 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,390 (3.0% 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 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.76% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.77%
• DSCR: 0.70
• GRM: 11.0

CMA / ARV

• ARV (median comp): $287,990
• List price: $219,990
• Delta: -23.61%
• 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
31508 San Floro Dr	0.08mi	3/2.0 (-1)	1,880 (-4%)	0mo	$249,991	$133	84
31514 Pianella Ln	0.11mi	4/2.0	1,760 (-11%)	0mo	$209,990	$119	77
31506 Olivella Dr	0.00mi	4/2.0	1,720 (-13%)	2mo	$170,990	$99	77
31527 Pianella Ln	0.11mi	4/2.0	1,760 (-11%)	1mo	$212,990	$121	77
921 Capracotta Dr	0.41mi	4/2.0	2,039 (+4%)	1mo	$213,990	$105	74
31507 Pianella Ln	0.11mi	4/2.0	1,720 (-13%)	1mo	$208,440	$121	73
31404 Pratola Serra Cir	0.45mi	4/2.0	2,039 (+4%)	1mo	$206,390	$101	72
31637 Bohlssen Rd	0.28mi	3/1.5 (-1)	1,747 (-11%)	1mo	$479,900	$275	60
918 Capracotta Dr	0.37mi	3/2.0 (-1)	1,749 (-11%)	0mo	$254,990	$146	59
1115 Novelle Bend Dr	0.72mi	4/3.0	1,991 (+1%)	2mo	$351,500	$177	59
912 Capracotta Dr	0.35mi	3/2.5 (-1)	1,749 (-11%)	2mo	$309,990	$177	56
1118 Novelle Bend Dr	0.73mi	4/2.5	1,845 (-6%)	1mo	$343,500	$186	53

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: -27.9%
• Equity multiple: 0.06×
• Total profit: $-75,505
• Equity at exit: $42,940

10-year hold

• IRR: -26.4%
• Equity multiple: -0.27×
• Total profit: $-102,463
• Equity at exit: $24,900

Cash invested: $80,637 (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: 65 active · 32 under contract
• Months of supply: 6.1 mo (16%/mo absorbed)
• Median asking: $239,990 ($130/sqft)
• Median days on market: 113 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: +12.4% 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: 738
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$1,510
• Tax est. 1.5%: −$360 /mo · $4,320/yr
• Insurance: −$120
• HOA: −$192
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-455

Break-even live

Break-even rent $2,762

Max offer price $222,129

Occupancy floor —

Sensitivity live

Price	-10% $-256	-5% $-356	+0% $-455	+5% $-555	+10% $-654
Rent	-10% $-628	-5% $-542	+0% $-455	+5% $-369	+10% $-282
Rate	-1.0pp $-310	-0.5pp $-382	base $-455	+0.5pp $-530	+1.0pp $-606

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: $71,998
• Closing costs: $8,640
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,599	$1.09	23d	1	0.46mi
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,699	$1.25	15d	1	0.53mi

Property features AI

Finance

• HOA & community: Community managed by KRJ Management, Inc.Annual association fee of $2,300

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick and cement sidingComposition roof
• Exterior features: Back yard fenceSubdivision lot setting

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen/family room comboKitchen/dining comboSeparate showerTub with shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 22 events

1. 2026-08-08
   days on market $219,990 Active 35 DOM
2. 2026-08-06
   days on market $219,990 Active 33 DOM
3. 2026-08-05
   days on market $219,990 Active 32 DOM
4. 2026-08-04
   days on market $219,990 Active 31 DOM
5. 2026-08-03
   days on market $219,990 Active 30 DOM
6. 2026-07-31
   days on market $219,990 Active 27 DOM
7. 2026-07-30
   days on market $219,990 Active 25 DOM
8. 2026-07-28
   pricedays on market $219,990 Active 24 DOM
9. 2026-07-26
   days on market $208,991 Active 22 DOM
10. 2026-07-24
    days on market $208,991 Active 20 DOM
11. 2026-07-23
    days on market $208,991 Active 19 DOM
12. 2026-07-22
    days on market $208,991 Active 18 DOM
13. 2026-07-21
    days on market $208,991 Active 17 DOM
14. 2026-07-20
    days on market $208,991 Active 16 DOM
15. 2026-07-18
    days on market $208,991 Active 14 DOM
16. 2026-07-18
    days on market $208,991 Active 13 DOM
17. 2026-07-16
    days on market $208,991 Active 12 DOM
18. 2026-07-15
    pricedays on market $208,991 Active 11 DOM
19. 2026-07-14
    remarks 652-char remark
20. 2026-07-14
    pricestatus $222,991 Active 10 DOM
21. 2026-05-12
    listed $245,990 Active 619-char remark
22. 2026-05-08
    listed $245,990 Active 485-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: $26,234
• − Mortgage interest: −$16,132
• − Property taxes: −$4,320
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − HOA: −$2,304
• − Depreciation: −$8,378
• Taxable loss: −$10,537
• Est. tax savings @ 24.0%: +$2,529
• After-tax cash flow: $-2,933/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 · 1 photo

Good 75/100 None rehab

This two-story home is in good condition with no visible repairs needed. It offers a spacious floor plan and is well-maintained, making it a solid investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers or renters. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can significantly increase the home's resale value. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Adding smart home features — Smart home features can enhance convenience and appeal to a wider range of potential buyers and renters. ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Falcon Ridge El F TX #2,234/4,322 Nat'l #24,773/41,679 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

Property features AI

Finance

• HOA & community: Community managed by KRJ Management, Inc.Annual association fee of $2,300

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick and cement sidingComposition roof
• Exterior features: Back yard fenceSubdivision lot setting

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen/family room comboKitchen/dining comboSeparate showerTub with shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

2 events — show timeline

• 2026-05-22 Pending — HARMLS
• 2026-05-12 Listed $245,990 HARMLS