Cibola Plan · Huffman, TX 77336

$176,990

4 bd · 2.5 ba · 1,535 sqft · SingleFamily · 228 Days on market

Good 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 +11.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

The first floor of this two-story home is host to an open floorplan that combines a fully-equipped kitchen with the living and dining areas to maximize the footprint of the home. There are four bedrooms located upstairs, including the luxe owner's suite, which is positioned at the back of the home for enhanced privacy and comfort.

Key facts

• Luxe owner's suite
• Open floorplan
• Enhanced privacy

Tags

• OPEN FLOORPLAN
• FULLY-EQUIPPED KITCHEN
• LUXE OWNER'S SUITE
• ENHANCED PRIVACY

🏗️ New construction. The $176,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $264,256.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $177k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $177k).
• Recommended offer: $156k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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: 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) — zoned schools at 39% FRL track the district average.
• 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 $2k of loan paydown is wiped out by about $8k 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 228 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.

Recommended offer $155,751 (12.0% 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 228 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.83% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $264,256
• List price: $176,990
• Delta: -33.02%
• 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
920 Pertuso Ln	0.27mi	4/2.5	1,535 (0%)	0mo	$160,990	$105	87
944 Pertuso Ln	0.32mi	4/2.5	1,535 (0%)	0mo	$156,990	$102	84
31511 San Floro Dr	0.16mi	3/2.0 (-1)	1,600 (+4%)	0mo	$237,990	$149	78
930 Capracotta Dr	0.23mi	3/2.0 (-1)	1,461 (-5%)	0mo	$187,990	$129	74
928 Capracotta Dr	0.22mi	3/2.0 (-1)	1,451 (-6%)	1mo	$180,990	$125	73
31422 Pratola Serra Cir	0.28mi	3/2.0 (-1)	1,451 (-6%)	1mo	$248,990	$172	70
31209 Piccolo Fiore Ln	0.34mi	4/2.0	1,656 (+8%)	0mo	$201,990	$122	69
918 Capracotta Dr	0.18mi	3/2.0 (-1)	1,749 (+14%)	0mo	$254,990	$146	61
31514 Pianella Ln	0.28mi	4/2.0	1,760 (+15%)	0mo	$209,990	$119	60
31527 Pianella Ln	0.28mi	4/2.0	1,760 (+15%)	1mo	$212,990	$121	60
919 Capracotta Dr	0.20mi	3/2.0 (-1)	1,311 (-15%)	1mo	$180,990	$138	59
31637 Bohlssen Rd	0.48mi	3/1.5 (-1)	1,747 (+14%)	1mo	$479,900	$275	45

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-49,062
• Equity at exit: $39,401

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-50,668
• Equity at exit: $22,848

Cash invested: $73,992 (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: 76 active · 45 under contract
• Months of supply: 5.1 mo (20%/mo absorbed)
• Median asking: $192,990 ($130/sqft)
• Median days on market: 39 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: +32.9% above 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: 6.7×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$1,386
• Tax est. 1.5%: −$330 /mo · $3,964/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-99

Break-even live

Break-even rent $2,312

Max offer price $250,001

Occupancy floor 100%

Sensitivity live

Price	-10% $84	-5% $-7	+0% $-99	+5% $-190	+10% $-281
Rent	-10% $-271	-5% $-185	+0% $-99	+5% $-12	+10% $74
Rate	-1.0pp $35	-0.5pp $-31	base $-99	+0.5pp $-167	+1.0pp $-237

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: $66,064
• Closing costs: $7,928
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,599	$1.09	23d	1	0.28mi
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,699	$1.25	15d	1	0.30mi

Listing history 50 events

1. 2026-08-08
   days on market $176,990 Active 228 DOM
2. 2026-08-06
   days on market $176,990 Active 226 DOM
3. 2026-08-05
   days on market $176,990 Active 225 DOM
4. 2026-08-04
   days on market $176,990 Active 224 DOM
5. 2026-08-03
   days on market $176,990 Active 223 DOM
6. 2026-07-31
   days on market $176,990 Active 220 DOM
7. 2026-07-30
   days on market $176,990 Active 218 DOM
8. 2026-07-28
   days on market $176,990 Active 217 DOM
9. 2026-07-26
   days on market $176,990 Active 215 DOM
10. 2026-07-24
    days on market $176,990 Active 213 DOM
11. 2026-07-23
    days on market $176,990 Active 212 DOM
12. 2026-07-22
    days on market $176,990 Active 211 DOM
13. 2026-07-21
    days on market $176,990 Active 210 DOM
14. 2026-07-20
    days on market $176,990 Active 209 DOM
15. 2026-07-18
    days on market $176,990 Active 207 DOM
16. 2026-07-18
    days on market $176,990 Active 206 DOM
17. 2026-07-16
    days on market $176,990 Active 205 DOM
18. 2026-07-15
    pricedays on market $176,990 Active 204 DOM
19. 2026-07-14
    days on market $178,990 Active 203 DOM
20. 2026-07-13
    days on market $178,990 Active 202 DOM
21. 2026-07-13
    days on market $178,990 Active 201 DOM
22. 2026-07-11
    days on market $178,990 Active 200 DOM
23. 2026-07-09
    days on market $178,990 Active 198 DOM
24. 2026-07-07
    days on market $178,990 Active 196 DOM
25. 2026-07-06
    days on market $178,990 Active 195 DOM
26. 2026-07-06
    days on market $178,990 Active 194 DOM
27. 2026-07-05
    days on market $178,990 Active 193 DOM
28. 2026-07-03
    days on market $178,990 Active 192 DOM
29. 2026-07-02
    days on market $178,990 Active 191 DOM
30. 2026-07-01
    days on market $178,990 Active 190 DOM
31. 2026-06-30
    price $178,990 Active 189 DOM
32. 2026-06-30
    days on market $177,990 Active 189 DOM
33. 2026-06-29
    days on market $177,990 Active 188 DOM
34. 2026-06-28
    days on market $177,990 Active 187 DOM
35. 2026-06-27
    days on market $177,990 Active 186 DOM
36. 2026-06-26
    days on market $177,990 Active 185 DOM
37. 2026-06-24
    days on market $177,990 Active 183 DOM
38. 2026-06-22
    days on market $177,990 Active 181 DOM
39. 2026-06-21
    days on market $177,990 Active 180 DOM
40. 2026-06-18
    days on market $177,990 Active 177 DOM
41. 2026-06-17
    pricedays on market $177,990 Active 176 DOM
42. 2026-06-16
    days on market $176,990 Active 175 DOM
43. 2026-06-15
    days on market $176,990 Active 174 DOM
44. 2026-06-13
    pricedays on market $176,990 Active 172 DOM
45. 2026-06-09
    days on market $174,990 Active 168 DOM
46. 2026-06-08
    days on market $174,990 Active 167 DOM
47. 2026-06-07
    days on market $174,990 Active 166 DOM
48. 2026-06-04
    days on market $174,990 Active 163 DOM
49. 2026-06-03
    days on market $174,990 Active 162 DOM
50. 2026-06-02
    days on market $174,990 Active 161 DOM

ⓘ 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: $26,244
• − Mortgage interest: −$14,802
• − Property taxes: −$3,964
• − Insurance: −$1,321
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$7,687
• Taxable loss: −$5,730
• Est. tax savings @ 24.0%: +$1,375
• After-tax cash flow: $193/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

Good 80/100 Cosmetic rehab Est. rehab $7,675–$23,025 screening

This two-story home is in good condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level, and minor updates to the exterior and interior can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen appliances — Modern appliances can attract more buyers. ↑
• Both Upgrading the flooring — New flooring can improve both the resale and rental value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers/renters. ↑

ⓘ 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 36/100

Zoned Schools

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

Price history

1 event — show timeline

• 2025-12-23 Listed $229,990 Zillow