29034 Rolling Tundra Way · Houston, TX 77447

$267,000

4 bd · 2.0 ba · 1,866 sqft · SingleFamily public records · 6 Days on market

Built 2024 5,640 sqft lot Est $289k · 8% under $100/mo HOA · 4% of rent ↓ 9% since listing

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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 +11.0/15.0
• Cash flow +7.0/30.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW! Lennar Core Watermill Collection "Rowan TX" Plan with Elevation "B" in The Grand Prairie! A spacious open floorplan serves as the heart of this single-level home, allowing for seamless flow between the kitchen, dining room and Great Room. At the back of the home is the restful owner’s suite, featuring a cozy bedroom, en-suite bathroom and a walk-in closet. Three more bedrooms are situated off the entry foyer, while a versatile study provides a great space for working remotely.

Key facts

• Open floor plan
• Quartz countertop
• White cabinets

Tags

• OPEN FLOOR PLAN
• QUARTZ COUNTERTOP
• WHITE CABINETS
• OWNER'S SUITE
• WALK-IN CLOSET
• STUDY ROOM

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Community association (CCMC) with annual fee of $1,200

Exterior

• Parking: Attached garage; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2024; Slab foundation; Brick construction; Composition roof
• Construction: Brick exterior; Composition roof; Slab foundation; Built in 2024
• Exterior features: Back yard fence; Sprinkler / irrigation; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Up to 5 bedrooms
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning; Has heating; Has cooling
• Interior features: Breakfast bar; High ceilings; Kitchen island; Kitchen/family room combo; Quartz counters; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $267k.

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (8.4% below list).
• Recommended offer: $197k (26.1% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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.
• Waller ISD (rural): math 30% / reading 35% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: I T Holleman El (math 33% / reading 31%, grade F, #2,268 of 4,322 statewide, top 55%, 688 students, 70% FRL); Waller J H (math 21% / reading 28%, grade F, #1,279 of 1,662 statewide, top 78%, 899 students, 69% FRL); Waller H S (math 25% / reading 40%, grade F, #1,029 of 1,632 statewide, top 64%, 2,639 students, 62% FRL).
• Market conditions: Rents soft (-1.6%/yr); 1791 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $197,254 (26.1% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.52%
• Cash-on-cash: -6.34%
• DSCR: 0.72
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $289,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27242 Wheat Falls Ln	0.37mi	3/2.0 (-1)	1,908 (+2%)	0mo	$281,640	$148	74
28911 Rustic Robin Ln	0.45mi	3/2.0 (-1)	1,880 (+1%)	0mo	$298,990	$159	73
16122 Domestic Dove Way	0.59mi	4/2.0	1,776 (-5%)	0mo	$250,990	$141	64
16311 Golden Corral Dr	0.38mi	3/2.5 (-1)	1,749 (-6%)	1mo	$326,990	$187	64
17407 Sage Run Dr	0.64mi	4/2.5	1,785 (-4%)	1mo	$276,900	$155	60
29067 Bison Haven Dr	0.38mi	4/2.5	2,083 (+12%)	0mo	$305,290	$147	60
16847 Spotted Oak Dr	0.48mi	4/2.0	2,066 (+11%)	0mo	$259,440	$126	60
28534 Golden Hay Dr	0.50mi	4/2.0	2,066 (+11%)	0mo	$248,000	$120	59
29203 Dandelion Sky Dr	0.68mi	4/2.5	1,785 (-4%)	1mo	$279,900	$157	58
16839 Old Wagon Way	0.53mi	4/2.0	2,066 (+11%)	1mo	$234,990	$114	57
16850 Old Wagon Way	0.55mi	4/2.0	1,670 (-10%)	1mo	$286,990	$172	56
29023 Farmhouse Estates Dr	0.71mi	4/2.0	1,688 (-10%)	0mo	$269,240	$160	51

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -31.6%
• Equity multiple: -0.01×
• Total profit: $-75,248
• Equity at exit: $39,811

10-year hold

• IRR: -65.0%
• Equity multiple: -0.66×
• Total profit: $-124,257
• Equity at exit: $23,085

Cash invested: $74,760 (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 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 1791
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,446 high
• Mortgage (P&I): −$1,400
• Tax from tax record: −$716 /mo · $8,592/yr
• Insurance: −$111
• HOA: −$100
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-395

Break-even live

Break-even rent $2,946

Max offer price $197,254

Occupancy floor —

Sensitivity live

Price	-10% $-244	-5% $-319	+0% $-395	+5% $-470	+10% $-546
Rent	-10% $-588	-5% $-491	+0% $-395	+5% $-298	+10% $-202
Rate	-1.0pp $-260	-0.5pp $-327	base $-395	+0.5pp $-464	+1.0pp $-534

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29023 Pearl Barley Way Unit 3656 Hockley, TX	4.0	2.5	2395	$2,300	$0.96	26d	1	0.04mi
16722 Old Wagon Way Hockley, TX	4.0	2.0	1880	$1,790	$0.95	45d	1	0.55mi
16315 Mesquite Field Dr Hockley, TX	4.0	2.0	1500	$2,600	$1.73	45d	1	0.57mi
17119 King Eider Rd Waller, TX	4.0	2.5	1994	$1,900	$0.95	23d	1	1.25mi
17222 King Eider Rd Waller, TX	4.0	2.5	2178	$1,935	$0.89	7d	1	1.26mi
17227 King Eider Rd Waller, TX	5.0	3.0	2439	$2,145	$0.88	26d	1	1.29mi
17239 King Eider Rd Waller, TX	4.0	2.5	2260	$1,995	$0.88	14d	1	1.31mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: water

Listing history 5 events

1. 2026-06-21
   days on market $267,000 Active 6 DOM
2. 2026-06-18
   days on market $267,000 Active 3 DOM
3. 2026-06-17
   days on market $267,000 Active 2 DOM
4. 2026-06-16
   remarks 693-char remark
5. 2026-06-16
   listed $267,000 Active 1 DOM

ⓘ 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: $8,592 · $716/mo
• Projected year-2 tax: $8,592 · $716/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $29,356
• − Mortgage interest: −$14,956
• − Property taxes: −$8,592
• − Insurance: −$1,335
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − HOA: −$1,200
• − Depreciation: −$7,767
• Taxable loss: −$9,191
• Est. tax savings @ 24.0%: +$2,206
• After-tax cash flow: $-2,532/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: Waller ISD
• NCES district ID: 4844430
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $58,911
• Composite: 29.12/100
• National rank: #6593
• State rank: #532 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): 25,231
• Household income: $116,925
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 265.0

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 0.63)
• Race & ethnicity: White 44% Hispanic / Latino 41% Two or more races 16% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 69% English-only · Spanish 28% Other Indo-European 1% 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: ▼ -112.73%
• Current HPI: 249.6969
• Rent YoY: ▼ -1.58%
• 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

-9.5% since first listed

17 events — show timeline

• 2026-06-15 Listed $267,000 HARMLS
• 2025-02-15 Rental Removed $1,900 HARMLS
• 2025-01-01 Listed for Rent $1,900 HARMLS
• 2025-01-01 Rental Removed $1,999 HARMLS
• 2024-12-02 Listed for Rent $1,999 HARMLS
• 2024-11-25 Sold (MLS) — HARMLS
• 2024-11-09 Price Changed $316,990 HARMLS
• 2024-11-08 Pending — HARMLS
• 2024-11-07 Price Changed $250,000 HARMLS
• 2024-11-06 Price Changed $270,000 HARMLS
• 2024-11-05 Relisted — HARMLS
• 2024-10-31 Price Changed $316,990 HARMLS
• 2024-10-31 Pending — HARMLS
• 2024-10-28 Price Changed $270,000 HARMLS
• 2024-10-13 Price Changed $280,000 HARMLS
• 2024-10-04 Price Changed $290,000 HARMLS
• 2024-09-09 Listed $295,000 HARMLS