3311 Santana Dr · Houston, TX 77365

$199,000

3 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 65 Days on market

Built 1976 8,807 sqft lot $136/sqft · 8% below area Est $217k · 8% under $23/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).

• ARV discount +11.2/15.0
• Cash flow +10.8/30.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming one story home full of charm and comfort! Featuring a spacious den perfect for relaxing or entertaining, this home offers a warm and inviting layout for everyday living. Step outside to a large backyard with plenty of room for kids, pets, and gatherings. Enjoy peace of mind with a NEW ROOF, FENCE and NEW OUTSIDE A/C UNIT, making this home truly move-in ready with fresh paint. A perfect blend of cozy and functional—don’t miss this one!

Key facts

• Fresh paint
• Large backyard
• New outside a/c unit

Tags

• SPACIOUS DEN
• LARGE BACKYARD
• NEW ROOF
• NEW FENCE
• NEW OUTSIDE A/C UNIT
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (1.7% below list).
• Recommended offer: $183k (8.2% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• New Caney ISD (suburban): math 31% / reading 32% proficiency, ranked #570 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Caney H S (math 24% / reading 31%, grade F, #1,183 of 1,632 statewide, top 73%, 2,428 students, 78% FRL) — zoned schools average 78% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 955 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

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.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: 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 $182,634 (8.2% 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 65 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.98% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 8.5

CMA / ARV

• ARV (median comp): $216,799
• List price: $199,000
• Delta: -8.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5967 Triumph Oaks Trl	0.17mi	3/2.0	1,499 (+3%)	2mo	$274,540	$183	86
5979 Triumph Oaks Trl	0.20mi	3/2.0	1,499 (+3%)	1mo	$270,540	$180	86
5974 Triumph Oaks Trl	0.19mi	3/2.0	1,499 (+3%)	2mo	$273,790	$183	85
5975 Triumph Oaks Trl	0.19mi	3/2.0	1,412 (-3%)	2mo	$265,540	$188	84
6061 Majestic Creek Trl	0.25mi	3/2.0	1,499 (+3%)	1mo	$268,540	$179	83
3206 Santana Dr Dr	0.10mi	3/2.0	1,316 (-10%)	1mo	$213,500	$162	78
3840 Sunbird Creek Trl	0.28mi	3/2.0	1,536 (+5%)	3mo	$219,990	$143	76
3911 Iron Harbor Dr	0.35mi	3/2.0	1,536 (+5%)	1mo	$292,790	$191	74
4114 Slow Creek Ct	0.36mi	3/2.0	1,536 (+5%)	1mo	$292,540	$190	74
4130 Slow Creek Ct	0.40mi	3/2.0	1,536 (+5%)	3mo	$292,290	$190	70
4327 Camden Springs Trl	0.26mi	3/2.5	1,590 (+9%)	1mo	$274,900	$173	70
3003 Halleton Ct	0.63mi	3/2.0	1,485 (+2%)	2mo	$279,000	$188	66

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.27×
• Total profit: $-40,577
• Equity at exit: $29,672

10-year hold

• IRR: -18.8%
• Equity multiple: 0.06×
• Total profit: $-52,624
• Equity at exit: $17,206

Cash invested: $55,720 (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 77365

• Home prices YoY: -33.0%
• Rents YoY: 1.6%
• Active inventory: 955
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$488 /mo · $5,856/yr
• Insurance: −$83
• HOA: −$23
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-93

Break-even live

Break-even rent $2,073

Max offer price $182,634

Occupancy floor 100%

Sensitivity live

Price	-10% $20	-5% $-36	+0% $-93	+5% $-149	+10% $-205
Rent	-10% $-247	-5% $-170	+0% $-93	+5% $-15	+10% $62
Rate	-1.0pp $8	-0.5pp $-42	base $-93	+0.5pp $-144	+1.0pp $-197

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3206 Abbey Field Ln Porter, TX	3.0	2.0	1510	$1,623	$1.07	45d	1	0.27mi
4432 Bethel Colony Trl Porter, TX	3.0	2.0	1173	$1,635	$1.39	22d	1	0.44mi
4620 Peralta Heights Way Porter, TX	3.0	2.0	1250	$1,500	$1.20	45d	1	0.55mi
6313 Barrington Cliff Trl Porter, TX	3.0	2.0	1800	$2,134	$1.19	45d	1	0.59mi
6313 Barrington Cliff Trl Porter, TX	3.0	2.0	1800	$1,999	$1.11	0d	1	0.59mi
5714 Straight Way Kingwood, TX	3.0	2.0	1788	$1,830	$1.02	21d	1	0.94mi
23227 Albert Dr Porter, TX	4.0	2.0	1800	$2,300	$1.28	45d	1	1.41mi
5110 Shady Gardens Dr Kingwood, TX	3.0	3.0	1548	$1,800	$1.16	7d	1	1.46mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 32 events

1. 2026-06-21
   days on market $199,000 Pending 65 DOM
2. 2026-06-18
   days on market $199,000 Pending 62 DOM
3. 2026-06-17
   days on market $199,000 Pending 61 DOM
4. 2026-06-16
   days on market $199,000 Pending 60 DOM
5. 2026-06-15
   days on market $199,000 Pending 59 DOM
6. 2026-06-13
   statusdays on market $199,000 Pending 57 DOM
7. 2026-06-09
   days on market $199,000 Active 53 DOM
8. 2026-06-08
   days on market $199,000 Active 52 DOM
9. 2026-06-07
   days on market $199,000 Active 51 DOM
10. 2026-06-04
    days on market $199,000 Active 48 DOM
11. 2026-06-03
    days on market $199,000 Active 47 DOM
12. 2026-06-02
    days on market $199,000 Active 46 DOM
13. 2026-06-01
    days on market $199,000 Active 45 DOM
14. 2026-05-31
    days on market $199,000 Active 44 DOM
15. 2026-05-15
    price $199,000 459-char remark

    Show marketing remark (459 chars)

    Charming one story home full of charm and comfort! Featuring a spacious den perfect for relaxing or entertaining, this home offers a warm and inviting layout for everyday living. Step outside to a large backyard with plenty of room for kids, pets, and gatherings. Enjoy peace of mind with a NEW ROOF, FENCE and NEW OUTSIDE A/C UNIT, making this home truly move-in ready with fresh paint. A perfect blend of cozy and functional—don’t miss this one!

16. 2026-04-30
    price $210,000 459-char remark

    Show marketing remark (459 chars)

    Charming one story home full of charm and comfort! Featuring a spacious den perfect for relaxing or entertaining, this home offers a warm and inviting layout for everyday living. Step outside to a large backyard with plenty of room for kids, pets, and gatherings. Enjoy peace of mind with a NEW ROOF, FENCE and NEW OUTSIDE A/C UNIT, making this home truly move-in ready with fresh paint. A perfect blend of cozy and functional—don’t miss this one!

17. 2026-04-17
    listed $229,900 Active 459-char remark

    Show marketing remark (459 chars)

    Charming one story home full of charm and comfort! Featuring a spacious den perfect for relaxing or entertaining, this home offers a warm and inviting layout for everyday living. Step outside to a large backyard with plenty of room for kids, pets, and gatherings. Enjoy peace of mind with a NEW ROOF, FENCE and NEW OUTSIDE A/C UNIT, making this home truly move-in ready with fresh paint. A perfect blend of cozy and functional—don’t miss this one!

18. 2019-08-12
    soldstatus
19. 2019-08-02
    soldstatus Sold 833-char remark

    Show marketing remark (833 chars)

    This is a MUST SEE home for the Porter area. New windows! New blinds! New paint! New water heater! NO CARPET! High and Dry -- no flooding at this property! Adorable, newly renovated one story, 3 bedroom, 2 bathroom, 2 car garage located conveniently between Ford Road and Mills Branch Road. This home features an updated opening between the living room and dining room. Living room has a beautiful corner fire place with a large sitting hearth, high ceiling with beam and ceiling fan. Neutral paint throughout and custom white kitchen cabinets. Backyard concrete patio brings the entertaining outside with plenty of room for an outdoor table and BBQ! Very large backyard great for playground equipment and NO neighbors behind the home. The backyard is completely fenced for privacy. This home is MOVE-In READY! Welcome HOME!

20. 2019-07-31
    status Pending 833-char remark

    Show marketing remark (833 chars)

    This is a MUST SEE home for the Porter area. New windows! New blinds! New paint! New water heater! NO CARPET! High and Dry -- no flooding at this property! Adorable, newly renovated one story, 3 bedroom, 2 bathroom, 2 car garage located conveniently between Ford Road and Mills Branch Road. This home features an updated opening between the living room and dining room. Living room has a beautiful corner fire place with a large sitting hearth, high ceiling with beam and ceiling fan. Neutral paint throughout and custom white kitchen cabinets. Backyard concrete patio brings the entertaining outside with plenty of room for an outdoor table and BBQ! Very large backyard great for playground equipment and NO neighbors behind the home. The backyard is completely fenced for privacy. This home is MOVE-In READY! Welcome HOME!

21. 2019-07-13
    status Pending, Continue to Show 833-char remark

    Show marketing remark (833 chars)

    This is a MUST SEE home for the Porter area. New windows! New blinds! New paint! New water heater! NO CARPET! High and Dry -- no flooding at this property! Adorable, newly renovated one story, 3 bedroom, 2 bathroom, 2 car garage located conveniently between Ford Road and Mills Branch Road. This home features an updated opening between the living room and dining room. Living room has a beautiful corner fire place with a large sitting hearth, high ceiling with beam and ceiling fan. Neutral paint throughout and custom white kitchen cabinets. Backyard concrete patio brings the entertaining outside with plenty of room for an outdoor table and BBQ! Very large backyard great for playground equipment and NO neighbors behind the home. The backyard is completely fenced for privacy. This home is MOVE-In READY! Welcome HOME!

22. 2019-07-08
    listed $159,900 Active 833-char remark

    Show marketing remark (833 chars)

    This is a MUST SEE home for the Porter area. New windows! New blinds! New paint! New water heater! NO CARPET! High and Dry -- no flooding at this property! Adorable, newly renovated one story, 3 bedroom, 2 bathroom, 2 car garage located conveniently between Ford Road and Mills Branch Road. This home features an updated opening between the living room and dining room. Living room has a beautiful corner fire place with a large sitting hearth, high ceiling with beam and ceiling fan. Neutral paint throughout and custom white kitchen cabinets. Backyard concrete patio brings the entertaining outside with plenty of room for an outdoor table and BBQ! Very large backyard great for playground equipment and NO neighbors behind the home. The backyard is completely fenced for privacy. This home is MOVE-In READY! Welcome HOME!

23. 2019-07-06
    price $159,900
24. 2019-07-06
    status Active
25. 2019-01-31
    historical
26. 2019-01-28
    status Pending
27. 2019-01-20
    status Option Pending
28. 2018-10-27
    price $159,500
29. 2018-10-27
    listed $150,000 Active
30. 2003-12-15
    soldstatus
31. 2003-07-18
    soldstatus
32. 1988-06-01
    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: $5,856 · $488/mo
• Projected year-2 tax: $5,856 · $488/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,466
• − Mortgage interest: −$11,147
• − Property taxes: −$5,856
• − Insurance: −$995
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − HOA: −$276
• − Depreciation: −$5,789
• Taxable loss: −$4,352
• Est. tax savings @ 24.0%: +$1,044
• After-tax cash flow: $-67/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: New Caney ISD
• NCES district ID: 4832400
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $55,380
• Composite: 27.97/100
• National rank: #6857
• State rank: #570 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

• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 46,418
• Household income: $95,702
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1016.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 15% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.46%
• Current HPI: 225.9903
• Rent YoY: ▲ 1.65%
• 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

+32.7% since first listed

18 events — show timeline

• 2026-05-15 Price Changed $199,000 HARMLS
• 2026-04-30 Price Changed $210,000 HARMLS
• 2026-04-17 Listed $229,900 HARMLS
• 2019-08-12 Sold (Public Records) — Public Records
• 2019-08-02 Sold (MLS) — HARMLS
• 2019-07-31 Pending — HARMLS
• 2019-07-13 Pending — HARMLS
• 2019-07-08 Listed $159,900 HARMLS
• 2019-07-06 Price Changed $159,900 HARMLS
• 2019-07-06 Relisted — HARMLS
• 2019-01-31 Listing Removed — HARMLS
• 2019-01-28 Pending — HARMLS
• 2019-01-20 Pending — HARMLS
• 2018-10-27 Price Changed $159,500 HARMLS
• 2018-10-27 Listed $150,000 HARMLS
• 2003-12-15 Sold (Public Records) — Public Records
• 2003-07-18 Sold (Public Records) — Public Records
• 1988-06-01 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $5,856 · -4.6% YoY. Source: county tax records.