31033 Perdido Valley Ln · Houston, TX 77336

$230,940

3 bd · 2.0 ba · 1,426 sqft · SingleFamily · 122 Days on market

Built 2026 Excellent condition $162/sqft · at area comps Est $232k · at est. $75/mo HOA · 4% 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).

• Cash flow +11.5/30.0
• ARV discount +7.6/15.0
• Condition / age +5.0/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Brand new, energy-efficient home available NOW! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too.* Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Community playground
• Open concept layout
• 2 garage spots

Tags

• ENERGY EFFICIENT HOME
• OPEN CONCEPT LAYOUT
• COMMUNITY PLAYGROUND
• FUTURE POOL AND REC CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $231k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-77 ($-924/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (12.6% below list).
• Recommended offer: $202k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: schools D, crime F.
• 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.
• Market conditions: 585 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 $2k of loan paydown is wiped out by about $7k 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 122 days — a 12% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $201,774 (12.6% 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 122 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

• ARV (median comp): $231,590
• List price: $230,940
• Delta: -0.28%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31029 Perdido Valley Ln	0.00mi	3/2.0	1,426 (0%)	3mo	$209,590	$147	98
31024 Perdido Valley Ln	0.03mi	3/2.0	1,426 (0%)	3mo	$204,940	$144	96
31027 Perdido Valley Ln	0.00mi	3/2.0	1,405 (-2%)	3mo	$209,540	$149	95
31032 Perdido Valley Ln	0.03mi	3/2.0	1,405 (-2%)	3mo	$209,540	$149	94
31031 Perdido Valley Ln	0.00mi	4/2.0 (+1)	1,557 (+9%)	1mo	$224,040	$144	79
1242 Minorca St	0.09mi	3/2.0	1,283 (-10%)	1mo	$210,990	$164	79
1216 Peter Pine St	0.24mi	3/2.0	1,606 (+13%)	5mo	$259,000	$161	63
7 Magnolia Ln	0.61mi	2/1.0 (-1)	1,570 (+10%)	13mo	$299,000	$190	35

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-42,247
• Equity at exit: $34,434

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-42,789
• Equity at exit: $19,967

Cash invested: $64,663 (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 77336

• Home prices YoY: -1.8%
• Active inventory: 585
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$1,211
• Tax est. 1.5%: −$289 /mo · $3,464/yr
• Insurance: −$96
• HOA: −$75
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-77

Break-even live

Break-even rent $2,115

Max offer price $219,804

Occupancy floor 99%

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: $57,735
• Closing costs: $6,928
• 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	$1,800	$1.32	24d	1	1.04mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	1d	1	1.08mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: pool

Listing history 12 events

1. 2026-05-15
   price $230,940 842-char remark

   Show marketing remark (842 chars)

   Brand new, energy-efficient home available NOW! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too.* Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

2. 2026-05-05
   price $229,940 186-char remark

   Show marketing remark (186 chars)

   Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.

3. 2026-05-04
   price $229,940 842-char remark

   Show marketing remark (842 chars)

   Brand new, energy-efficient home available NOW! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too.* Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

4. 2026-05-04
   price $223,940 842-char remark

   Show marketing remark (842 chars)

   Brand new, energy-efficient home available NOW! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too.* Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

5. 2026-05-04
   status Active 842-char remark

   Show marketing remark (842 chars)

   Brand new, energy-efficient home available NOW! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too.* Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

6. 2026-05-02
   status Active 186-char remark

   Show marketing remark (186 chars)

   Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.

7. 2026-05-02
   price $223,940 186-char remark

   Show marketing remark (186 chars)

   Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.

8. 2026-03-03
   status Pending 842-char remark

   Show marketing remark (842 chars)

   Brand new, energy-efficient home available NOW! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too.* Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

9. 2026-03-02
   historical 186-char remark

   Show marketing remark (186 chars)

   Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.

10. 2025-12-07
    listed $220,940 Active 186-char remark

    Show marketing remark (186 chars)

    Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.

11. 2025-12-04
    price $220,940 842-char remark

    Show marketing remark (842 chars)

    Brand new, energy-efficient home available NOW! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too.* Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

12. 2025-11-24
    listed $230,940 Active 842-char remark

    Show marketing remark (842 chars)

    Brand new, energy-efficient home available NOW! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too.* Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

ⓘ 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: $24,213
• − Mortgage interest: −$12,936
• − Property taxes: −$3,464
• − Insurance: −$1,155
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − HOA: −$900
• − Depreciation: −$6,718
• Taxable loss: −$4,834
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $237/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 · 1 photo

Excellent 100/100 None rehab

This brand new, energy-efficient home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that would significantly increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New countertops in bathrooms — Improves functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New countertops in bathrooms — Improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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): 14,342
• Household income: $96,404
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 377.0

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: 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%

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

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

+0.0% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $230,940 HARMLS
• 2026-05-05 Price Changed $229,940 Zillow
• 2026-05-04 Price Changed $229,940 HARMLS
• 2026-05-04 Price Changed $223,940 HARMLS
• 2026-05-04 Relisted — HARMLS
• 2026-05-02 Price Changed $223,940 Zillow
• 2026-05-02 Relisted — Zillow
• 2026-03-03 Pending — HARMLS
• 2026-03-02 Delisted — Zillow
• 2025-12-07 Listed $220,940 Zillow
• 2025-12-04 Price Changed $220,940 HARMLS
• 2025-11-24 Listed $230,940 HARMLS