La Mirada Plan · Porter, TX 77365

$284,990

4 bd · 2.5 ba · 2,229 sqft · SingleFamily · 1004 Days on market

Excellent condition

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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 +10.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-story home has a convenient layout that is great for growing families. An open living area on the first floor includes a large family room, kitchen and dining area. Upstairs are four bedrooms, including a comfortable owner's suite with a full bathroom and walk-in closet.

Key facts

• 2 garage spots
• Listed 1003 days

🏗️ New construction. The $284,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $287,490.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (19.3% below list).
• Recommended offer: $230k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.4% in Porter — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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); 1168 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $2k of loan paydown is wiped out by about $9k 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 1004 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,879 (19.3% 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 1004 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.80% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $287,490
• List price: $284,990
• Delta: -0.87%
• 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
6007 Majestic Creek Trl	0.24mi	4/3.0	2,260 (+1%)	0mo	$313,290	$139	84
6056 Majestic Creek Trl	0.23mi	4/3.0	2,260 (+1%)	1mo	$309,540	$137	84
6032 Majestic Creek Trl	0.21mi	4/2.5	2,121 (-5%)	1mo	$277,990	$131	81
6139 Emperor Pines Trl	0.21mi	4/2.5	2,121 (-5%)	1mo	$301,540	$142	81
3919 Iron Harbor Dr	0.21mi	5/3.0 (+1)	2,218 (-0%)	1mo	$330,290	$149	81
6052 Majestic Creek Trl	0.22mi	4/2.5	2,121 (-5%)	1mo	$306,040	$144	81
6060 Majestic Creek Trl	0.23mi	4/3.0	2,121 (-5%)	2mo	$302,540	$143	77
6025 Windward Falls Way	0.25mi	4/3.5	2,434 (+9%)	1mo	$329,901	$136	68
24308 Jane Ave	0.63mi	4/2.5	2,261 (+1%)	0mo	$452,000	$200	68
6234 Willow Sky Ct	0.20mi	4/3.0	1,912 (-14%)	2mo	$322,540	$169	63
5081 Andorra Bend Ln	0.38mi	4/3.5	2,474 (+11%)	1mo	$330,000	$133	59
5060 Andorra Bend Ln	0.40mi	3/2.0 (-1)	1,895 (-15%)	2mo	$319,999	$169	48

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: -22.0%
• Equity multiple: 0.25×
• Total profit: $-60,506
• Equity at exit: $42,866

10-year hold

• IRR: -19.6%
• Equity multiple: 0.02×
• Total profit: $-78,854
• Equity at exit: $24,857

Cash invested: $80,497 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 36 active · 36 under contract
• Months of supply: 3.7 mo (27%/mo absorbed)
• Median asking: $308,895 ($147/sqft)
• Median days on market: 56 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: -12.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77365

• Home prices YoY: -33.0%
• Rents YoY: 1.6%
• Active inventory: 1168
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,299 high
• Mortgage (P&I): −$1,508
• Tax est. 1.5%: −$359 /mo · $4,312/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-171

Break-even live

Break-even rent $2,515

Max offer price $262,784

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-71	+0% $-171	+5% $-270	+10% $-369
Rent	-10% $-352	-5% $-262	+0% $-171	+5% $-80	+10% $11
Rate	-1.0pp $-26	-0.5pp $-98	base $-171	+0.5pp $-245	+1.0pp $-321

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: $71,872
• Closing costs: $8,625
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3888 Sunbird Creek Trl Porter, TX	5.0	3.0	2218	$2,275	$1.03	9d	1	0.25mi
3206 Abbey Field Ln Porter, TX	3.0	2.0	1510	$1,623	$1.07	93d	1	0.38mi
6313 Barrington Cliff Trl Porter, TX	3.0	2.0	1800	$2,134	$1.19	93d	1	0.50mi
6313 Barrington Cliff Trl Porter, TX	3.0	2.0	1800	$1,890	$1.05	23d	1	0.50mi
5818 Fairway Shores Ln Porter, TX	4.0	3.0	2813	$3,000	$1.07	20d	1	0.60mi
5714 Straight Way Kingwood, TX	3.0	2.0	1788	$1,830	$1.02	69d	1	1.03mi
5706 Straight Way Kingwood, TX	4.0	2.5	2346	$2,095	$0.89	64d	1	1.05mi
3514 Creek Manor Dr Kingwood, TX	4.0	2.5	2274	$1,995	$0.88	93d	1	1.20mi
9323 Darby Knoll Way Porter, TX	4.0	2.5	2182	$2,595	$1.19	93d	1	1.29mi
3523 Kings Mountain Dr Kingwood, TX	3.0	2.0	1943	$2,200	$1.13	37d	1	1.31mi

Listing history 50 events

1. 2026-08-08
   days on market $284,990 Active 1004 DOM
2. 2026-08-06
   days on market $284,990 Active 1002 DOM
3. 2026-08-05
   days on market $284,990 Active 1001 DOM
4. 2026-08-04
   days on market $284,990 Active 1000 DOM
5. 2026-08-03
   days on market $284,990 Active 999 DOM
6. 2026-07-31
   days on market $284,990 Active 996 DOM
7. 2026-07-30
   days on market $284,990 Active 994 DOM
8. 2026-07-28
   days on market $284,990 Active 993 DOM
9. 2026-07-26
   days on market $284,990 Active 991 DOM
10. 2026-07-24
    days on market $284,990 Active 989 DOM
11. 2026-07-23
    days on market $284,990 Active 988 DOM
12. 2026-07-22
    days on market $284,990 Active 987 DOM
13. 2026-07-21
    days on market $284,990 Active 986 DOM
14. 2026-07-20
    days on market $284,990 Active 985 DOM
15. 2026-07-18
    days on market $284,990 Active 983 DOM
16. 2026-07-18
    days on market $284,990 Active 982 DOM
17. 2026-07-16
    days on market $284,990 Active 981 DOM
18. 2026-07-15
    days on market $284,990 Active 980 DOM
19. 2026-07-14
    days on market $284,990 Active 979 DOM
20. 2026-07-13
    days on market $284,990 Active 978 DOM
21. 2026-07-13
    days on market $284,990 Active 977 DOM
22. 2026-07-11
    days on market $284,990 Active 976 DOM
23. 2026-07-10
    days on market $284,990 Active 975 DOM
24. 2026-07-09
    days on market $284,990 Active 974 DOM
25. 2026-07-07
    days on market $284,990 Active 972 DOM
26. 2026-07-06
    days on market $284,990 Active 971 DOM
27. 2026-07-06
    days on market $284,990 Active 970 DOM
28. 2026-07-05
    days on market $284,990 Active 969 DOM
29. 2026-07-03
    days on market $284,990 Active 968 DOM
30. 2026-07-02
    days on market $284,990 Active 967 DOM
31. 2026-07-01
    days on market $284,990 Active 966 DOM
32. 2026-06-30
    days on market $284,990 Active 965 DOM
33. 2026-06-29
    days on market $284,990 Active 964 DOM
34. 2026-06-28
    days on market $284,990 Active 963 DOM
35. 2026-06-27
    days on market $284,990 Active 962 DOM
36. 2026-06-26
    days on market $284,990 Active 961 DOM
37. 2026-06-24
    days on market $284,990 Active 959 DOM
38. 2026-06-22
    days on market $284,990 Active 957 DOM
39. 2026-06-21
    days on market $284,990 Active 956 DOM
40. 2026-06-18
    days on market $284,990 Active 953 DOM
41. 2026-06-17
    days on market $284,990 Active 952 DOM
42. 2026-06-16
    days on market $284,990 Active 951 DOM
43. 2026-06-15
    days on market $284,990 Active 950 DOM
44. 2026-06-13
    days on market $284,990 Active 948 DOM
45. 2026-06-10
    days on market $284,990 Active 944 DOM
46. 2026-06-08
    days on market $284,990 Active 943 DOM
47. 2026-06-07
    days on market $284,990 Active 942 DOM
48. 2026-06-04
    days on market $284,990 Active 939 DOM
49. 2026-06-03
    days on market $284,990 Active 938 DOM
50. 2026-06-02
    days on market $284,990 Active 937 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 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: $27,585
• − Mortgage interest: −$16,104
• − Property taxes: −$4,312
• − Insurance: −$1,437
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − Depreciation: −$8,363
• Taxable loss: −$7,045
• Est. tax savings @ 24.0%: +$1,691
• After-tax cash flow: $-358/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

Excellent 95/100 None rehab

This single-family home in La Mirada Plan, Houston TX, is in excellent condition with no visible repairs needed. It offers a well-maintained exterior, interior, and landscaping, making it an attractive property for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Both Interior paint touch-ups — Maintains a fresh and inviting appearance. ↑
• Both Kitchen and bathroom updates — Modernizes the home and attracts more buyers/renters. ↑

F Composite school gradezoned avg 28/100

Zoned Schools

High New Caney H S F TX #1,183/1,632 Nat'l #11,797/17,239

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 — Porter

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Montgomery County · 713,896 people
• City population: 46,418
• 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: 4% of renters

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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%

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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%

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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

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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

• 2023-11-08 Listed $284,990 Zillow