Idlewood Plan · Huffman, TX 77336

$203,990

3 bd · 2.0 ba · 1,461 sqft · SingleFamily · 320 Days on market

Good condition

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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 +7.3/30.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.4/10.0
• Appreciation +0.7/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Outdoor space

Tags

• OPEN FLOORPLAN
• OUTDOOR SPACE
• PRIVATE LOCATION
• EN-SUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $203,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $259,647.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $204k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/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 $183k (10.2% below list).
• Recommended offer: $180k (12.0% 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: 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) — zoned schools at 39% FRL track the district average.
• Market conditions: 951 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $8k 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 320 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Recommended offer $179,511 (12.0% 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 320 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.71% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $259,647
• List price: $203,990
• Delta: -21.44%
• 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
926 Capracotta Dr	0.21mi	3/2.0	1,461 (0%)	3mo	$167,991	$115	88
930 Capracotta Dr	0.23mi	3/2.0	1,461 (0%)	3mo	$187,990	$129	87
31214 Piccolo Fiore Ln	0.30mi	3/2.0	1,451 (-1%)	1mo	$182,990	$126	84
31221 Piccolo Fiore Ln	0.31mi	3/2.0	1,451 (-1%)	1mo	$186,990	$129	84
31522 Olivella Dr	0.21mi	3/2.0	1,522 (+4%)	0mo	$185,990	$122	83
31207 Piccolo Fiore Ln	0.35mi	3/2.0	1,451 (-1%)	3mo	$180,990	$125	80
31506 Pianella Ln	0.28mi	3/2.0	1,522 (+4%)	3mo	$167,991	$110	77
729 Pennabilli Ln	0.23mi	3/2.0	1,302 (-11%)	0mo	$178,990	$137	71
718 Rosa Bianca Way	0.34mi	3/2.0	1,572 (+8%)	2mo	$207,990	$132	70
31314 Miggiano Ln	0.38mi	3/2.5	1,360 (-7%)	1mo	$152,991	$112	68
705 Pennabilli Ln	0.30mi	3/2.0	1,302 (-11%)	2mo	$184,990	$142	66
31206 Piccolo Fiore Ln	0.32mi	3/2.0	1,311 (-10%)	2mo	$176,990	$135	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-64,183
• Equity at exit: $38,714

10-year hold

• IRR: -22.9%
• Equity multiple: -0.16×
• Total profit: $-84,282
• Equity at exit: $22,449

Cash invested: $72,701 (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: 79 active · 94 under contract
• Months of supply: 7.6 mo (13%/mo absorbed)
• Median asking: $186,990 ($125/sqft)
• Median days on market: 42 d
• This list price: 65% of active listings are priced below it
• ARV vs active asking: +41.7% 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: 951
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$1,362
• Tax est. 1.5%: −$325 /mo · $3,895/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-348

Break-even live

Break-even rent $2,271

Max offer price $209,353

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-258	+0% $-348	+5% $-437	+10% $-527
Rent	-10% $-492	-5% $-420	+0% $-348	+5% $-275	+10% $-203
Rate	-1.0pp $-217	-0.5pp $-282	base $-348	+0.5pp $-415	+1.0pp $-483

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: $64,912
• Closing costs: $7,789
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Capracotta Dr Huffman, TX	4.0	2.0	1656	$1,800	$1.09	53d	1	0.20mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,599	$1.09	114d	1	0.28mi
935 Pertuso Ln Huffman, TX	3.0	2.0	1189	$1,550	$1.30	10d	1	0.29mi
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,599	$1.18	33d	1	0.30mi
31208 Piccolo Fiore Ln Huffman, TX	3.0	2.0	1461	$1,695	$1.16	56d	1	0.30mi
953 Pertuso Ln Huffman, TX	2.0	2.0	1013	$1,750	$1.73	10d	1	0.32mi
950 Pertuso Ln Huffman, TX	2.0	2.0	1013	$1,750	$1.73	10d	1	0.33mi
31328 Miggiano Ln Huffman, TX	2.0	2.0	1013	$1,750	$1.73	10d	1	0.35mi
31324 Miggiano Ln Huffman, TX	3.0	2.0	1189	$1,850	$1.56	10d	1	0.36mi
31322 Miggiano Ln Huffman, TX	2.0	2.0	1013	$1,750	$1.73	10d	1	0.36mi
31318 Miggiano Ln Huffman, TX	3.0	2.0	1189	$1,850	$1.56	10d	1	0.37mi
31316 Miggiano Ln Huffman, TX	2.0	2.0	1013	$1,750	$1.73	10d	1	0.37mi
1031 Exotic Pine St Huffman, TX	3.0	2.0	1000	$1,800	$1.80	83d	1	1.06mi
28174 Farm to Market 1485 New Caney, TX	3.0	2.0	1600	$1,600	$1.00	6d	1	1.47mi

Listing history 50 events

1. 2026-11-08
   days on market $203,990 Active 320 DOM
2. 2026-11-07
   days on market $203,990 Active 319 DOM
3. 2026-11-06
   days on market $203,990 Active 318 DOM
4. 2026-11-05
   days on market $203,990 Active 317 DOM
5. 2026-11-04
   days on market $203,990 Active 316 DOM
6. 2026-11-02
   days on market $203,990 Active 314 DOM
7. 2026-11-01
   days on market $203,990 Active 313 DOM
8. 2026-10-31
   days on market $203,990 Active 312 DOM
9. 2026-10-30
   days on market $203,990 Active 311 DOM
10. 2026-10-29
    days on market $203,990 Active 310 DOM
11. 2026-10-28
    days on market $203,990 Active 309 DOM
12. 2026-10-27
    days on market $203,990 Active 308 DOM
13. 2026-10-26
    days on market $203,990 Active 307 DOM
14. 2026-10-26
    days on market $203,990 Active 306 DOM
15. 2026-10-24
    days on market $203,990 Active 305 DOM
16. 2026-10-23
    days on market $203,990 Active 304 DOM
17. 2026-10-22
    days on market $203,990 Active 303 DOM
18. 2026-10-21
    days on market $203,990 Active 302 DOM
19. 2026-10-20
    days on market $203,990 Active 301 DOM
20. 2026-10-19
    days on market $203,990 Active 300 DOM
21. 2026-10-18
    days on market $203,990 Active 299 DOM
22. 2026-10-17
    days on market $203,990 Active 298 DOM
23. 2026-10-16
    days on market $203,990 Active 297 DOM
24. 2026-10-15
    days on market $203,990 Active 296 DOM
25. 2026-10-14
    days on market $203,990 Active 295 DOM
26. 2026-10-13
    days on market $203,990 Active 294 DOM
27. 2026-10-12
    days on market $203,990 Active 293 DOM
28. 2026-10-11
    days on market $203,990 Active 292 DOM
29. 2026-10-10
    days on market $203,990 Active 291 DOM
30. 2026-10-09
    days on market $203,990 Active 290 DOM
31. 2026-10-08
    days on market $203,990 Active 289 DOM
32. 2026-10-07
    days on market $203,990 Active 288 DOM
33. 2026-10-06
    days on market $203,990 Active 287 DOM
34. 2026-10-05
    days on market $203,990 Active 286 DOM
35. 2026-10-04
    days on market $203,990 Active 285 DOM
36. 2026-10-03
    days on market $203,990 Active 284 DOM
37. 2026-10-02
    days on market $203,990 Active 283 DOM
38. 2026-10-01
    days on market $203,990 Active 282 DOM
39. 2026-09-30
    days on market $203,990 Active 281 DOM
40. 2026-09-29
    days on market $203,990 Active 280 DOM
41. 2026-09-28
    days on market $203,990 Active 279 DOM
42. 2026-09-27
    days on market $203,990 Active 278 DOM
43. 2026-09-26
    days on market $203,990 Active 277 DOM
44. 2026-09-25
    days on market $203,990 Active 276 DOM
45. 2026-09-24
    days on market $203,990 Active 275 DOM
46. 2026-09-23
    days on market $203,990 Active 274 DOM
47. 2026-09-22
    days on market $203,990 Active 273 DOM
48. 2026-09-21
    days on market $203,990 Active 272 DOM
49. 2026-09-20
    days on market $203,990 Active 271 DOM
50. 2026-09-19
    days on market $203,990 Active 270 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: $21,977
• − Mortgage interest: −$14,544
• − Property taxes: −$3,895
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$7,553
• Taxable loss: −$8,830
• Est. tax savings @ 24.0%: +$2,119
• After-tax cash flow: $-2,052/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 single-level home is in good condition with a spacious open floorplan and modern finishes. It has the potential for minor updates to enhance its curb appeal and interior aesthetics, making it an attractive option for both buyers and tenants.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting more buyers/tenants. ↑

F Composite school gradezoned avg 36/100

Zoned Schools

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%
• 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

Price history

1 event — show timeline

• 2025-12-23 Listed $238,990 Zillow