3310 Little Bear Dr · Houston, TX 77339

$294,500

4 bd · 2.5 ba · 2,784 sqft · SingleFamily public records · 40 Days on market

Built 1976 0.26 ac lot $106/sqft · 19% below area Est $365k · 19% under $31/mo HOA · 1% 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 +15.0/15.0
• Cash flow +6.1/30.0
• Appreciation +5.2/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.5/10.0

Listing remarks MLS

Classic Tudor-style home tucked away on a quiet cul-de-sac in desirable Bear Branch. Surrounded by mature trees and featuring a long driveway leading to a detached 2-car garage, this property offers strong curb appeal and tons of potential. Inside, you'll find abundant natural light and spacious living areas. The formal living and dining areas flow into an eat-in kitchen with ample cabinet storage, double ovens, and track lighting. The oversized living room showcases soaring ceilings, exposed wood beams, built-ins, and a bar area—perfect for entertaining. The first-floor primary suite offers pool views and an ensuite bath. Upstairs features three generously sized bedrooms and a full bath with dual sinks. Step outside to a large, fully fenced backyard with lush landscaping, green space, and a pool and spa ready to be brought back to life. Property is being sold AS-IS, WHERE-IS. Home will require repairs and updates—ideal for investors or buyers looking to customize and add value.

Key facts

• Quiet cul-de-sac
• Tudor-style home
• Natural light

Tags

• TUDOR-STYLE HOME
• QUIET CUL-DE-SAC
• MATURE TREES
• LONG DRIVEWAY
• DETACHED GARAGE
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-544 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (22.2% below list).
• Recommended offer: $198k (32.6% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 3.1% in Houston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Humble ISD (urban): math 38% / reading 44% proficiency, ranked #262 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bear Branch El (math 48% / reading 57%, grade C-, #720 of 4,322 statewide, top 17%, 666 students, 20% FRL); Kingwood Middle (math 39% / reading 44%, grade F, #595 of 1,662 statewide, top 37%, 1,002 students, 48% FRL); Humble H S (math 15% / reading 31%, grade F, #1,348 of 1,632 statewide, top 83%, 2,867 students, 77% FRL) — zoned schools average 48% FRL vs 32% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.6%/yr); 316 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.
• Current owner paid $159k; list at $294k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% 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 $198,421 (32.6% 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 40 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.78% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.91%
• DSCR: 0.65
• GRM: 10.7

CMA / ARV

• ARV (median comp): $365,217
• List price: $294,500
• Delta: -19.36%
• 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
2407 Willow Point Dr	0.48mi	4/2.5	2,739 (-2%)	2mo	$350,000	$128	74
3418 Village Oaks Dr	0.49mi	4/2.5	2,537 (-9%)	0mo	$383,000	$151	62
2311 Fir Grove Dr	0.74mi	4/2.5	2,741 (-2%)	2mo	$369,900	$135	61
2411 Riverlawn Dr	0.49mi	5/3.5 (+1)	2,930 (+5%)	1mo	$379,000	$129	58
3011 Redwood Lodge Dr	0.34mi	4/2.5	3,199 (+15%)	2mo	$439,000	$137	58
3403 Willow Ridge Dr	0.48mi	4/3.5	3,122 (+12%)	2mo	$346,080	$111	52
3435 Sandy Forks Dr	0.58mi	5/3.5 (+1)	2,973 (+7%)	2mo	$395,000	$133	51
3610 Wildwood Ridge Dr	0.50mi	4/2.5	3,192 (+15%)	2mo	$575,000	$180	50
3114 Breezy Pines Ct	0.67mi	3/2.0 (-1)	2,554 (-8%)	1mo	$450,000	$176	47
6 Shorelake Dr	0.75mi	4/2.5	3,165 (+14%)	1mo	$869,000	$275	41
3730 Wildwood Ridge Dr	0.70mi	4/3.0	3,189 (+14%)	0mo	$510,000	$160	41
3703 Maple Park Ct	0.75mi	4/3.5	3,155 (+13%)	1mo	$365,000	$116	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.48% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.48×
• Total profit: $-43,077
• Equity at exit: $92,605

10-year hold

• IRR: -6.9%
• Equity multiple: 0.26×
• Total profit: $-60,817
• Equity at exit: $117,145

Cash invested: $82,460 (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 77339

• Home prices YoY: 0.2%
• Rents YoY: -0.6%
• Active inventory: 316
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$1,544
• Tax from tax record: −$657 /mo · $7,882/yr
• Insurance: −$123
• HOA: −$31
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-544

Break-even live

Break-even rent $2,981

Max offer price $198,421

Occupancy floor —

Sensitivity live

Price	-10% $-377	-5% $-461	+0% $-544	+5% $-627	+10% $-711
Rent	-10% $-725	-5% $-634	+0% $-544	+5% $-453	+10% $-363
Rate	-1.0pp $-396	-0.5pp $-469	base $-544	+0.5pp $-620	+1.0pp $-698

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: $73,625
• Closing costs: $8,835
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3806 Village Oaks Dr Kingwood, TX	4.0	2.5	2465	$2,300	$0.93	24d	1	0.71mi
2230 Lakeville Dr Kingwood, TX	4.0	3.0	2456	$2,400	$0.98	45d	1	0.74mi
2215 Silver Falls Dr Kingwood, TX	4.0	2.0	2004	$2,075	$1.04	45d	1	0.87mi
3918 Forest Village Dr Kingwood, TX	4.0	2.5	2354	$2,350	$1.00	26d	1	0.93mi
3515 Hidden Pines Dr Kingwood, TX	3.0	2.5	1986	$1,850	$0.93	45d	1	1.17mi
3619 Maple Glen Dr Kingwood, TX	4.0	2.0	2332	$2,149	$0.92	19d	1	1.34mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: landscapingpool

Listing history 15 events

1. 2026-04-11
   listed $294,500 Active 1005-char remark

   Show marketing remark (1005 chars)

   Classic Tudor-style home tucked away on a quiet cul-de-sac in desirable Bear Branch. Surrounded by mature trees and featuring a long driveway leading to a detached 2-car garage, this property offers strong curb appeal and tons of potential. Inside, you'll find abundant natural light and spacious living areas. The formal living and dining areas flow into an eat-in kitchen with ample cabinet storage, double ovens, and track lighting. The oversized living room showcases soaring ceilings, exposed wood beams, built-ins, and a bar area—perfect for entertaining. The first-floor primary suite offers pool views and an ensuite bath. Upstairs features three generously sized bedrooms and a full bath with dual sinks. Step outside to a large, fully fenced backyard with lush landscaping, green space, and a pool and spa ready to be brought back to life. Property is being sold AS-IS, WHERE-IS. Home will require repairs and updates—ideal for investors or buyers looking to customize and add value.

2. 2025-08-27
   historical
3. 2025-04-30
   price $350,000
4. 2025-04-18
   listed $365,000 Active
5. 2021-12-03
   soldstatus
6. 2021-12-01
   soldstatus Sold
7. 2021-10-10
   status Pending
8. 2021-10-06
   status Option Pending
9. 2021-09-23
   price $324,000
10. 2021-09-05
    status Active
11. 2021-09-02
    status Pending
12. 2021-08-27
    status Option Pending
13. 2021-08-20
    listed $329,900 Active
14. 1998-01-22
    soldstatus $158,536
15. 1998-01-22
    soldstatus $117,040

ⓘ 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: $7,882 · $657/mo
• Projected year-2 tax: $7,882 · $657/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $27,509
• − Mortgage interest: −$16,497
• − Property taxes: −$7,882
• − Insurance: −$1,472
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − HOA: −$372
• − Depreciation: −$8,567
• Taxable loss: −$11,682
• Est. tax savings @ 24.0%: +$2,804
• After-tax cash flow: $-3,723/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: Humble ISD
• NCES district ID: 4823910
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $83,946
• Composite: 38.55/100
• National rank: #4171
• State rank: #262 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

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 44,538
• Household income: $84,102
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2198.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 24% Two or more races 13% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 2% 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: ▲ 0.48%
• Current HPI: 233.4147
• Rent YoY: ▼ -0.59%
• 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

+85.8% since first listed

15 events — show timeline

• 2026-04-11 Listed $294,500 HARMLS
• 2025-08-27 Listing Removed — HARMLS
• 2025-04-30 Price Changed $350,000 HARMLS
• 2025-04-18 Listed $365,000 HARMLS
• 2021-12-03 Sold (Public Records) — Public Records
• 2021-12-01 Sold (MLS) — HARMLS
• 2021-10-10 Pending — HARMLS
• 2021-10-06 Pending — HARMLS
• 2021-09-23 Price Changed $324,000 HARMLS
• 2021-09-05 Relisted — HARMLS
• 2021-09-02 Pending — HARMLS
• 2021-08-27 Pending — HARMLS
• 2021-08-20 Listed $329,900 HARMLS
• 1998-01-22 Sold (Public Records) $117,040 Public Records
• 1998-01-22 Sold (Public Records) $158,536 Public Records

Property tax history

+7.1%/yr

Latest (2025): $7,882 · +0.8% YoY. Source: county tax records.