6171 Dunsmore Canyon Ln · Porter, TX 77365

$209,900

4 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 170 Days on market

Built 2021 Good condition 7,021 sqft lot Garage $160/sqft · 12% below area Est $237k · 12% under $65/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).

• ARV discount +12.7/15.0
• Cash flow +7.6/30.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Key facts

• 7,021 sq ft lot
• 2 garage spots
• Built 2021

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (7.6% below list).
• Recommended offer: $166k (20.9% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.8% 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: Pine Valley Middle (math 33% / reading 30%, grade F, #997 of 1,662 statewide, top 61%, 776 students, 77% FRL); 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); 1540 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 134d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 $1k of loan paydown is wiped out by about $6k 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 170 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,044 (20.9% 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 170 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 4.87%
• Cash-on-cash: -5.07%
• DSCR: 0.77
• GRM: 9.0

CMA / ARV

• ARV (median comp): $237,238
• List price: $209,900
• Delta: -11.52%
• 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
4629 Peralta Heights Way	0.05mi	4/2.0	1,312 (0%)	4mo	$215,000	$164	95
6220 Arcadia Sound Ln	0.29mi	3/2.0 (-1)	1,240 (-6%)	4mo	$229,000	$185	69
3319 Abbey Field Ln	0.56mi	3/2.0 (-1)	1,271 (-3%)	1mo	$205,000	$161	62
3418 Ridgeberry Glen Ln	0.61mi	3/2.0 (-1)	1,412 (+8%)	2mo	$271,290	$192	52
3410 Ridgeberry Glen Ln	0.62mi	3/2.0 (-1)	1,412 (+8%)	3mo	$269,000	$191	51
6024 Majestic Creek Trl	0.63mi	3/2.0 (-1)	1,412 (+8%)	3mo	$271,040	$192	51
6040 Majestic Creek Trl	0.63mi	3/2.0 (-1)	1,412 (+8%)	3mo	$267,790	$190	51
6057 Majestic Creek Trl	0.66mi	3/2.0 (-1)	1,412 (+8%)	3mo	$265,290	$188	49
3311 Santana Dr	0.52mi	3/2.0 (-1)	1,460 (+11%)	4mo	$199,000	$136	48
6049 Majestic Creek Trl	0.66mi	3/2.0 (-1)	1,412 (+8%)	4mo	$267,040	$189	48
6020 Majestic Creek Trl	0.63mi	3/2.0 (-1)	1,499 (+14%)	2mo	$273,540	$182	40
6044 Majestic Creek Trl	0.63mi	3/2.0 (-1)	1,499 (+14%)	4mo	$271,290	$181	38

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: -26.7%
• Equity multiple: 0.11×
• Total profit: $-52,193
• Equity at exit: $31,297

10-year hold

• IRR: -30.5%
• Equity multiple: -0.28×
• Total profit: $-75,251
• Equity at exit: $18,148

Cash invested: $58,772 (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: 18 active · 31 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $254,990 ($185/sqft)
• Median days on market: 77 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -2.4% 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: 1540
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$528 /mo · $6,335/yr
• Insurance: −$87
• HOA: −$65
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-248

Break-even live

Break-even rent $2,255

Max offer price $166,044

Occupancy floor —

Sensitivity live

Price	-10% $-129	-5% $-189	+0% $-248	+5% $-308	+10% $-367
Rent	-10% $-402	-5% $-325	+0% $-248	+5% $-172	+10% $-95
Rate	-1.0pp $-143	-0.5pp $-195	base $-248	+0.5pp $-303	+1.0pp $-358

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: $52,475
• Closing costs: $6,297
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4620 Peralta Heights Way Porter, TX	3.0	2.0	1250	$1,500	$1.20	184d	1	0.05mi
4432 Bethel Colony Trl Porter, TX	3.0	2.0	1173	$1,635	$1.39	161d	1	0.18mi
4456 Bethel Colony Trl Porter, TX	3.0	2.5	1651	$1,700	$1.03	23d	1	0.19mi
6313 Barrington Cliff Trl Porter, TX	3.0	2.0	1800	$2,134	$1.19	184d	1	0.22mi
6313 Barrington Cliff Trl Porter, TX	3.0	2.0	1800	$1,890	$1.05	1d	1	0.22mi
6313 Barrington Cliff Trl Porter, TX	3.0	2.0	1800	$1,890	$1.05	114d	1	0.22mi
3502 Penhurst Green Ln Porter, TX	3.0	2.0	1499	$1,849	$1.23	65d	1	0.60mi
3227 Rockdale Dr Porter, TX	3.0	2.0	1460	$1,599	$1.10	10d	1	0.68mi
3206 Abbey Field Ln Porter, TX	3.0	2.0	1510	$1,623	$1.07	184d	1	0.71mi
3523 Grove Oaks Dr Kingwood, TX	3.0	2.0	1261	$1,710	$1.36	133d	1	1.16mi
5714 Straight Way Kingwood, TX	3.0	2.0	1788	$1,830	$1.02	160d	1	1.21mi

Property features AI

Finance

• HOA & community: Managed by Spectrum Association ManagementAnnual association fee of $775

Exterior

• Parking: Attached garage2 garage spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyFaces southeastFull ownership
• Construction: Built in 2021Brick and cement siding exteriorComposition roofSlab foundation
• Exterior features: Fenced yard (back yard)Sprinkler / irrigation systemPorchPrivate yardLocated on a cul-de-sacAdjacent to greenbeltPart of a subdivisionConcrete road surface

Interior

• Kitchen: DishwasherGarbage disposalGas ovenGas rangeMicrowaveRefrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Plank flooringVinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central electric air conditioning
• Interior features: PantryTub with showerProgrammable thermostatThermostat (energy efficient)
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

1. 2026-11-08
   days on market $209,900 Active 170 DOM
2. 2026-11-07
   days on market $209,900 Active 169 DOM
3. 2026-11-06
   days on market $209,900 Active 168 DOM
4. 2026-11-05
   days on market $209,900 Active 167 DOM
5. 2026-11-04
   days on market $209,900 Active 166 DOM
6. 2026-11-02
   days on market $209,900 Active 164 DOM
7. 2026-11-01
   days on market $209,900 Active 163 DOM
8. 2026-10-31
   days on market $209,900 Active 162 DOM
9. 2026-10-30
   days on market $209,900 Active 161 DOM
10. 2026-10-29
    days on market $209,900 Active 160 DOM
11. 2026-10-28
    days on market $209,900 Active 159 DOM
12. 2026-10-27
    days on market $209,900 Active 158 DOM
13. 2026-10-26
    days on market $209,900 Active 157 DOM
14. 2026-10-25
    days on market $209,900 Active 156 DOM
15. 2026-10-24
    days on market $209,900 Active 155 DOM
16. 2026-10-23
    days on market $209,900 Active 154 DOM
17. 2026-10-22
    days on market $209,900 Active 153 DOM
18. 2026-10-21
    days on market $209,900 Active 152 DOM
19. 2026-10-20
    days on market $209,900 Active 151 DOM
20. 2026-10-19
    days on market $209,900 Active 150 DOM
21. 2026-10-18
    days on market $209,900 Active 149 DOM
22. 2026-10-17
    days on market $209,900 Active 148 DOM
23. 2026-10-16
    price $209,900 Active 147 DOM
24. 2026-10-16
    days on market $215,000 Active 147 DOM
25. 2026-10-15
    days on market $215,000 Active 146 DOM
26. 2026-10-14
    days on market $215,000 Active 145 DOM
27. 2026-10-13
    days on market $215,000 Active 144 DOM
28. 2026-10-12
    days on market $215,000 Active 143 DOM
29. 2026-10-11
    days on market $215,000 Active 142 DOM
30. 2026-10-10
    days on market $215,000 Active 141 DOM
31. 2026-10-09
    days on market $215,000 Active 140 DOM
32. 2026-10-08
    days on market $215,000 Active 139 DOM
33. 2026-10-07
    days on market $215,000 Active 138 DOM
34. 2026-10-06
    days on market $215,000 Active 137 DOM
35. 2026-10-05
    days on market $215,000 Active 136 DOM
36. 2026-10-04
    days on market $215,000 Active 135 DOM
37. 2026-10-04
    days on market $215,000 Active 134 DOM
38. 2026-10-02
    days on market $215,000 Active 133 DOM
39. 2026-10-01
    days on market $215,000 Active 132 DOM
40. 2026-09-30
    days on market $215,000 Active 131 DOM
41. 2026-09-29
    days on market $215,000 Active 130 DOM
42. 2026-09-28
    days on market $215,000 Active 129 DOM
43. 2026-09-27
    days on market $215,000 Active 128 DOM
44. 2026-09-26
    days on market $215,000 Active 127 DOM
45. 2026-09-25
    days on market $215,000 Active 126 DOM
46. 2026-09-24
    days on market $215,000 Active 125 DOM
47. 2026-09-23
    days on market $215,000 Active 124 DOM
48. 2026-09-22
    days on market $215,000 Active 123 DOM
49. 2026-09-21
    days on market $215,000 Active 122 DOM
50. 2026-09-20
    days on market $215,000 Active 121 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: $6,335 · $528/mo
• Projected year-2 tax: $6,335 · $528/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $23,284
• − Mortgage interest: −$11,758
• − Property taxes: −$6,335
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − HOA: −$780
• − Depreciation: −$6,106
• Taxable loss: −$6,470
• Est. tax savings @ 24.0%: +$1,553
• After-tax cash flow: $-1,426/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $6,560–$19,680 screening

This single-family home is in good condition with a good exterior and interior. A fresh coat of paint on the exterior trim and front door would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Trim and paint front door — Improves entryway appearance and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Middle Pine Valley Middle F TX #997/1,662 Nat'l #8,497/14,009 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%
• 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

Property features AI

Finance

• HOA & community: Managed by Spectrum Association ManagementAnnual association fee of $775

Exterior

• Parking: Attached garage2 garage spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyFaces southeastFull ownership
• Construction: Built in 2021Brick and cement siding exteriorComposition roofSlab foundation
• Exterior features: Fenced yard (back yard)Sprinkler / irrigation systemPorchPrivate yardLocated on a cul-de-sacAdjacent to greenbeltPart of a subdivisionConcrete road surface

Interior

• Kitchen: DishwasherGarbage disposalGas ovenGas rangeMicrowaveRefrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Plank flooringVinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central electric air conditioning
• Interior features: PantryTub with showerProgrammable thermostatThermostat (energy efficient)
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

+11851.1% since first listed

16 events — show timeline

• 2026-05-22 Listed $215,000 HARMLS
• 2026-03-10 Rental Removed $1,649 HARMLS
• 2026-02-17 Price Changed $1,649 HARMLS
• 2026-01-13 Listed for Rent $1,685 HARMLS
• 2023-11-14 Rental Removed $1,699 RENT.
• 2023-11-08 Price Changed $1,699 RENT.
• 2023-11-03 Price Changed $1,709 RENT.
• 2023-10-26 Price Changed $1,714 RENT.
• 2023-10-19 Price Changed $1,719 RENT.
• 2023-10-16 Price Changed $1,729 RENT.
• 2023-10-12 Price Changed $1,734 RENT.
• 2023-10-05 Price Changed $1,744 RENT.
• 2023-09-11 Price Changed $1,749 RENT.
• 2023-09-08 Price Changed $1,849 RENT.
• 2023-08-19 Listed for Rent $1,799 RENT.
• 2021-12-06 Sold (Public Records) — Public Records

Property tax history

-3.7%/yr

Latest (2025): $6,335 · -5.6% YoY. Source: county tax records.