Gardenia Plan · Houston, TX 77051

$294,990

3 bd · 2.5 ba · 1,384 sqft · SingleFamily · 173 Days on market

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Welcome to the Gardenia floor plan, a beautifully designed two-story home that spans 1,381 square feet, complete with a spacious two-car garage. As you step inside, you're greeted by a welcoming front foyer that seamlessly flows into the open-concept dining, living, and kitchen area, perfect for family gatherings and entertaining guests. The kitchen features a stylish island, providing extra storage space and seating options for added convenience. Conveniently located off the dining area is a half bathroom, ideal for entertaining guests. Step outside to the backyard, where you'll find a covered patio perfect for relaxing, along with an additional storage unit to keep your outdoor essentials organized. Upstairs, you'll discover a well-designed layout starting with a dedicated laundry room that includes a shelf for additional storage. To the right of the staircase, two secondary bedrooms each come with their own walk-in closet, offering plenty of storage space. The secondary bathroom features a standing tub and a one-sink vanity, designed for both comfort and practicality. Further down the hallway, the luxurious primary bedroom awaits, located towards the front of the home for added privacy. The adjoining primary bathroom offers a two-sink vanity, a standing shower, and a spacious walk-in closet, ensuring you have all the room you need. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

Key facts

• Gardenia floor plan
• Walk-in closet
• Stylish island

Tags

• GARDENIA FLOOR PLAN
• STYLISH ISLAND
• COVERED PATIO
• DEDICATED LAUNDRY ROOM
• WALK-IN CLOSET
• TWO-SINK VANITY

🏗️ New construction. The $294,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-449 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (28.8% below list).
• Recommended offer: $210k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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: crime F.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Reynolds El (math 8% / reading 8%, grade F, #4,301 of 4,322 statewide, top 100%, 334 students, 98% FRL); Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 321 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,099/mo this rent would consume 67% of the median local household income ($37k/yr) (locally 1446% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Recommended offer $209,936 (28.8% 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 173 days. Have you received any prior offers? Is the seller open to a 29% 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. 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?
6. 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?
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: 0.69% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.31%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $304,990
• List price: $294,990
• Delta: -3.28%
• 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
10204 Penryn Forest Trl	0.06mi	3/2.5	1,384 (0%)	1mo	$284,990	$206	96
2614 Afton Heights Way	0.12mi	3/2.5	1,384 (0%)	1mo	$279,990	$202	94
10208 Penryn Forest Trl	0.06mi	3/2.5	1,486 (+7%)	2mo	$299,990	$202	84
10322 Penryn Forest Trl	0.06mi	3/2.5	1,486 (+7%)	2mo	$304,990	$205	83
10316 Largent Hollow Trl	0.14mi	3/2.5	1,486 (+7%)	1mo	$306,990	$207	81
2622 Afton Heights Way	0.10mi	3/2.5	1,586 (+15%)	2mo	$310,990	$196	70
2618 Afton Heights Way	0.12mi	3/2.5	1,586 (+15%)	1mo	$299,990	$189	70
2608 Afton Heights Way	0.13mi	3/2.5	1,586 (+15%)	1mo	$313,990	$198	69
10318 Largent Hollow Trl	0.14mi	3/2.5	1,586 (+15%)	1mo	$313,990	$198	69
3034 Corksie St	0.32mi	3/2.0	1,225 (-12%)	0mo	$219,900	$180	63
3018 Elpyco St	0.36mi	4/2.0 (+1)	1,215 (-12%)	2mo	$187,000	$154	55
10014 Sierra Dr	0.56mi	4/2.0 (+1)	1,243 (-10%)	2mo	$185,000	$149	49

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

Projected returns pro-forma

10.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $141,331
• Equity at exit: $274,759

10-year hold

• IRR: 18.9%
• Equity multiple: 6.23×
• Total profit: $447,054
• Equity at exit: $592,528

Cash invested: $85,397 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 321
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-449

Break-even live

Break-even rent $2,668

Max offer price $239,987

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-344	+0% $-449	+5% $-555	+10% $-660
Rent	-10% $-615	-5% $-532	+0% $-449	+5% $-366	+10% $-283
Rate	-1.0pp $-296	-0.5pp $-372	base $-449	+0.5pp $-528	+1.0pp $-609

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: $76,248
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10514 Wellesley Terrace Trl Houston, TX	3.0	3.0	1843	$2,300	$1.25	19d	1	0.18mi
10415 Lancaster Ln Houston, TX	3.0–4.0	2.5	1937	$2,525	$1.30	22d	1	0.20mi
2937 Amherst Meadow Ln Houston, TX	3.0	2.5	1820	$2,450	$1.35	23d	1	0.28mi
2937 Amherst Meadow Ln Unit NA Houston, TX	3.0	2.5	1820	$2,400	$1.32	6d	1	0.28mi
9610 Buffum St Houston, TX	3.0	3.0	1605	$1,799	$1.12	45d	1	0.46mi
10510 Cathedral Dr Houston, TX	3.0	1.0	887	$1,300	$1.47	45d	1	0.54mi
2910 Reed Rd Houston, TX	3.0	2.0	1221	$1,228	$1.01	1d	3	0.63mi
9606 Ashville Dr Unit B Houston, TX	3.0	2.0	1610	$1,570	$0.98	45d	1	0.76mi
2725 Reed Rd Houston, TX	1.0–3.0	1.0–2.5	911	$975	$1.07	45d	1	0.84mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	4d	2	0.88mi
11900 Oakmoor Pkwy Houston, TX	1.0–3.0	1.0–2.0	892	$1,469	$1.65	4d	12	1.12mi
3137 W Bellfort Ave Houston, TX	2.0	2.0	1164	$1,802	$1.55	45d	1	1.37mi

Listing history 13 events

1. 2026-06-21
   days on market $294,990 Active 173 DOM
2. 2026-06-18
   days on market $294,990 Active 170 DOM
3. 2026-06-17
   days on market $294,990 Active 169 DOM
4. 2026-06-16
   days on market $294,990 Active 168 DOM
5. 2026-06-15
   days on market $294,990 Active 167 DOM
6. 2026-06-13
   days on market $294,990 Active 165 DOM
7. 2026-06-10
   days on market $294,990 Active 161 DOM
8. 2026-06-08
   days on market $294,990 Active 160 DOM
9. 2026-06-07
   days on market $294,990 Active 159 DOM
10. 2026-06-04
    days on market $294,990 Active 156 DOM
11. 2026-06-01
    days on market $294,990 Active 153 DOM
12. 2026-05-31
    days on market $294,990 Active 152 DOM
13. 2025-12-30
    listed $294,990 Active 1481-char remark

    Show marketing remark (1481 chars)

    Welcome to the Gardenia floor plan, a beautifully designed two-story home that spans 1,381 square feet, complete with a spacious two-car garage. As you step inside, you're greeted by a welcoming front foyer that seamlessly flows into the open-concept dining, living, and kitchen area, perfect for family gatherings and entertaining guests. The kitchen features a stylish island, providing extra storage space and seating options for added convenience. Conveniently located off the dining area is a half bathroom, ideal for entertaining guests. Step outside to the backyard, where you'll find a covered patio perfect for relaxing, along with an additional storage unit to keep your outdoor essentials organized. Upstairs, you'll discover a well-designed layout starting with a dedicated laundry room that includes a shelf for additional storage. To the right of the staircase, two secondary bedrooms each come with their own walk-in closet, offering plenty of storage space. The secondary bathroom features a standing tub and a one-sink vanity, designed for both comfort and practicality. Further down the hallway, the luxurious primary bedroom awaits, located towards the front of the home for added privacy. The adjoining primary bathroom offers a two-sink vanity, a standing shower, and a spacious walk-in closet, ensuring you have all the room you need. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

ⓘ 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: $25,192
• − Mortgage interest: −$17,084
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$8,872
• Taxable loss: −$10,895
• Est. tax savings @ 24.0%: +$2,615
• After-tax cash flow: $-2,776/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: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

1 event — show timeline

• 2025-12-30 Listed $294,990 Zillow