942 Pertuso Ln · Huffman, TX 77336

$147,990

3 bd · 2.5 ba · 1,189 sqft · Land · 68 Days on market

Built 2026 Excellent condition 2-car garage $192/mo HOA · 10% of rent ↓ 8% since listing

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Why this score? — see what drove the C+ 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Condition / age +5.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks

New Construction Lennar Houston Home - The Baja Floor Plan - This two-story home features a classic layout ideal for young families and working professionals. The living area is located on the primary floor and consists of a family room and fully-equipped kitchen. There are three bedrooms on the second level, including the spacious owner’s suite, which is situated at the back of the home for optimal privacy and comfort. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• 2 garage spots
• Built 2026
• Listed 67 days

🏗️ New construction. The $147,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $163,390.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $148k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $139k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.5% in Huffman — 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 C — 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: 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: 738 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 $1k of loan paydown is wiped out by about $5k 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 68 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.

Recommended offer $139,110 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 6.9

CMA / ARV

• ARV (median comp): $163,390
• List price: $147,990
• Delta: -9.43%
• 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
919 Capracotta Dr	0.16mi	3/2.0	1,311 (+10%)	1mo	$180,990	$138	73
930 Capracotta Dr	0.12mi	3/2.0	1,461 (+23%)	0mo	$187,990	$129	67
925 Pertuso Ln	0.05mi	2/2.5 (-1)	1,013 (-15%)	1mo	$127,990	$126	67
928 Capracotta Dr	0.13mi	3/2.0	1,451 (+22%)	1mo	$180,990	$125	66
31422 Pratola Serra Cir	0.17mi	3/2.0	1,451 (+22%)	1mo	$248,990	$172	64
31420 Pratola Serra Cir	0.17mi	3/2.0	1,461 (+23%)	1mo	$205,990	$141	64
31505 Olivella Dr	0.51mi	3/2.0	1,302 (+10%)	0mo	$199,990	$154	58
1249 Minorca St	1.05mi	3/2.0	1,317 (+11%)	0mo	$208,990	$159	45
31022 Perdido Valley Ln	1.03mi	3/2.0	1,405 (+18%)	0mo	$199,540	$142	38
31019 Perdido Valley Ln	1.01mi	3/2.0	1,426 (+20%)	0mo	$232,940	$163	38
31015 Perdido Vly	1.02mi	3/2.0	1,426 (+20%)	1mo	$200,940	$141	37
31018 Perdido Valley Ln	1.04mi	3/2.0	1,440 (+21%)	1mo	$200,940	$140	37

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,189
• Equity at exit: $24,362

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $29,545
• Equity at exit: $14,127

Cash invested: $45,749 (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 →

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Median asking: $126,991 ($125/sqft)
• Median days on market: 29 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +9.6% vs 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: 738
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,981 medium
• Mortgage (P&I): −$857
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$68
• HOA: −$192
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $380

Break-even live

Break-even rent $1,499

Max offer price $163,390

Occupancy floor 76%

Sensitivity live

Price	-10% $473	-5% $427	+0% $380	+5% $334	+10% $288
Rent	-10% $224	-5% $302	+0% $380	+5% $459	+10% $537
Rate	-1.0pp $463	-0.5pp $422	base $380	+0.5pp $338	+1.0pp $295

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: $40,848
• Closing costs: $4,902
• Club membership (one-time): —
• 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	$1,699	$1.25	15d	1	0.02mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,599	$1.09	23d	1	0.17mi

Property features AI

Finance

• HOA & community: Homeowners association managed by KRJ Management, Inc.Association fee $2,300 annually

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundationComposition roofBuilt in 2026
• Construction: Cement siding
• Exterior features: Back yard fenceSubdivision lot setting

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Primary bedroom on second level (approx. 14 x 10)Second bedroom on second level (approx. 10 x 9)Third bedroom on second level (approx. 10 x 9)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen/family room comboPrimary bedroom with bathSeparate showerTub/shower combination5 total rooms
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 28 events

1. 2026-06-24
   days on market $147,990 Active 68 DOM
2. 2026-06-22
   days on market $147,990 Active 66 DOM
3. 2026-06-21
   days on market $147,990 Active 65 DOM
4. 2026-06-18
   days on market $147,990 Active 62 DOM
5. 2026-06-17
   remarks 579-char remark
6. 2026-06-17
   days on market $147,990 Active 61 DOM
7. 2026-06-16
   days on market $147,990 Active 60 DOM
8. 2026-06-15
   days on market $147,990 Active 59 DOM
9. 2026-06-13
   days on market $147,990 Active 57 DOM
10. 2026-06-09
    days on market $147,990 Active 53 DOM
11. 2026-06-08
    days on market $147,990 Active 52 DOM
12. 2026-06-07
    days on market $147,990 Active 51 DOM
13. 2026-06-04
    days on market $147,990 Active 48 DOM
14. 2026-06-03
    days on market $147,990 Active 47 DOM
15. 2026-06-02
    days on market $147,990 Active 46 DOM
16. 2026-06-01
    days on market $147,990 Active 45 DOM
17. 2026-05-31
    days on market $147,990 Active 44 DOM
18. 2026-05-15
    price $136,990 362-char remark
19. 2026-05-14
    price $136,990 546-char remark
20. 2026-05-08
    price $134,090 362-char remark
21. 2026-05-07
    price $134,090 546-char remark
22. 2026-04-28
    price $142,990 546-char remark
23. 2026-04-28
    price $142,990 362-char remark
24. 2026-04-22
    price $151,440 362-char remark
25. 2026-04-20
    price $151,440 546-char remark
26. 2026-04-17
    price $160,190 362-char remark
27. 2026-04-17
    listed $160,190 Active 546-char remark
28. 2026-04-12
    listed $168,990 Active 362-char remark

ⓘ 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: $810 · $67/mo
• Projected year-2 tax: $2,708 · $226/mo
• Expected delta: +$1,898/yr (+$158/mo · 234.4%)

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

Taxation est. · year 1

• Rental income: $23,768
• − Mortgage interest: −$9,152
• − Property taxes: −$810
• − Insurance: −$817
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − HOA: −$2,304
• − Depreciation: −$4,753
• Taxable income: $2,129
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $4,053/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 · 2 photos

Excellent 100/100 None rehab

This new construction home is move-in ready with a modern design and landscaping.

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof) — The image shows significant water damage on the ceiling, indicating a major issue that needs immediate attention.

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Falcon Ridge El F TX #2,234/4,322 Nat'l #24,773/41,679 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%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada
• 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

Property features AI

Finance

• HOA & community: Homeowners association managed by KRJ Management, Inc.Association fee $2,300 annually

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundationComposition roofBuilt in 2026
• Construction: Cement siding
• Exterior features: Back yard fenceSubdivision lot setting

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Primary bedroom on second level (approx. 14 x 10)Second bedroom on second level (approx. 10 x 9)Third bedroom on second level (approx. 10 x 9)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen/family room comboPrimary bedroom with bathSeparate showerTub/shower combination5 total rooms
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

-7.6% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $147,990 HARMLS
• 2026-05-14 Price Changed $136,990 HARMLS
• 2026-05-07 Price Changed $134,090 HARMLS
• 2026-04-28 Price Changed $142,990 HARMLS
• 2026-04-20 Price Changed $151,440 HARMLS
• 2026-04-17 Listed $160,190 HARMLS