1224 Romany Fields Dr · Houston, TX 77336

$259,240

4 bd · 2.0 ba · 1,688 sqft · SingleFamily · 24 Days on market

Built 2026 $75/mo HOA · 3% 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 +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks

Brand new, energy-efficient home available by Mar 2026! Stock up on everyone's favorites with plenty of room in the walk-in pantry. White cabinets with white quartz countertops and aloe backsplash, brown tone EVP flooring with multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too. Each o

Key facts

• Rec center
• Future pool
• Community playground

Tags

• WALK-IN PANTRY
• FUTURE POOL
• REC CENTER
• COMMUNITY PLAYGROUND
• HUFFMAN ISD
• ENERGY-EFFICIENT FEATURES

🏗️ New construction. The $259,240 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $243,072.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $9 ($107/yr) — positive.
• To cash-flow at today's rent, offer at most $244k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (13.9% below list).
• Recommended offer: $223k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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: 585 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 $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

• It's been on market 24 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,262 (13.9% 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: 0.92% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $243,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1224 Romany Fields Dr	0.00mi	4/2.0	1,688 (0%)	1mo	$259,240	$154	99
1211 Romany Fields Dr	0.04mi	4/2.0	1,688 (0%)	0mo	$228,940	$136	98
1219 Romany Flds	0.02mi	4/2.0	1,688 (0%)	3mo	$224,240	$133	97
1212 Romany Fields Dr	0.04mi	4/2.0	1,688 (0%)	3mo	$246,990	$146	96
31027 De La Guerra St	0.08mi	4/2.0	1,688 (0%)	1mo	$234,240	$139	95
1204 Romany Fields Dr	0.07mi	4/2.0	1,688 (0%)	3mo	$247,240	$146	94
31031 Perdido Valley Ln	0.13mi	4/2.0	1,557 (-8%)	1mo	$224,040	$144	80
1216 Romany Flds	0.02mi	3/2.0 (-1)	1,857 (+10%)	2mo	$251,540	$135	76
1216 Peter Pine St	0.19mi	3/2.0 (-1)	1,606 (-5%)	5mo	$259,000	$161	74
1209 Romany Fields Dr	0.05mi	3/2.0 (-1)	1,857 (+10%)	3mo	$237,790	$128	74
1210 Romany Fields Dr	0.05mi	3/2.0 (-1)	1,941 (+15%)	2mo	$244,390	$126	66
1114 Novelle Bend Dr	0.72mi	4/2.5	1,674 (-1%)	2mo	$388,000	$232	62

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-38,738
• Equity at exit: $36,243

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-32,674
• Equity at exit: $21,016

Cash invested: $68,060 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,233 medium
• Mortgage (P&I): −$1,275
• Tax est. 1.5%: −$304 /mo · $3,646/yr
• Insurance: −$101
• HOA: −$75
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $9

Break-even live

Break-even rent $2,221

Max offer price $243,072

Occupancy floor 95%

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: $60,768
• Closing costs: $7,292
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,800	$1.32	24d	1	0.94mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	1d	1	0.99mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: pool

Listing history 3 events

1. 2026-03-19
   status Pending
2. 2026-03-02
   price $259,240
3. 2026-02-23
   listed $258,240 Active

ⓘ 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: $26,791
• − Mortgage interest: −$13,616
• − Property taxes: −$3,646
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − HOA: −$900
• − Depreciation: −$7,071
• Taxable loss: −$3,944
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $1,054/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: 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

• 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

+0.4% since first listed

3 events — show timeline

• 2026-03-19 Pending — HARMLS
• 2026-03-02 Price Changed $259,240 HARMLS
• 2026-02-23 Listed $258,240 HARMLS