Is 708 Rosa Bianca Way in Huffman, TX a good investment?

CashFlowRE grades it F with a 4.4% cap rate and $-498/mo modeled cash flow at a $284,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 708 Rosa Bianca Way?

The modeled cap rate is 4.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,387/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 31.75

Why this score? — see what drove the F 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 +7.5/15.0
Cash flow +6.8/30.0
Condition / age +4.8/5.0
Schools +3.5/10.0
1% rule +2.5/10.0
Rent growth +2.5/5.0
Livability +2.5/5.0
DSCR +1.0/10.0
Appreciation +0.7/10.0

$284,990

708 Rosa Bianca Way · Huffman, TX 77336

5 bd · 3.0 ba · 2,637 sqft · SingleFamily · 120 Days on market

Built 2026 Excellent condition 2-car garage $192/mo HOA · 8% of rent ↓ 13% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

This new two-story home is host to an inviting open-concept layout on the first floor, featuring access to a covered patio for optimal entertaining and multitasking. Two bedrooms are tucked away to the side of the home, including the luxe owner's suite with a full bathroom and walk-in closet. A versatile game room shares the second floor with three additional bedrooms.

Key facts

Full bathroom
Walk-in closet
Covered patio

What this means for you Summary

Snapshot

This is a 5-bed/3.0-bath single-family listed at $285k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-498 ($-6k/yr) — negative.
To cash-flow at today's rent, offer at most $245k (14.0% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (16.2% below list).
Recommended offer: $239k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

Location reads: area grade F — 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: Falcon Ridge El (math 30% / reading 35%, grade F, #2,234 of 4,322 statewide, top 52%, 689 students, 49% FRL); 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).
Market conditions: 738 active listings in the ZIP; 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 $10k 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 120 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
3 sale attempts; this cycle's ask has dropped $34k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $238,715 (16.2% below list)

Questions for the listing agent

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?
It's been on market 120 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.75% ✗
Cap rate: 4.41%
Cash-on-cash: -6.73%
DSCR: 0.70
GRM: 11.1

CMA / ARV

ARV (median comp): $317,157
List price: $284,990
Delta: -8.57%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31513 San Floro Dr	0.44mi	4/3.0 (-1)	2,410 (-9%)	1mo	$280,990	$117	59
916 Capracotta Dr	0.40mi	4/3.5 (-1)	2,400 (-9%)	2mo	$352,990	$147	57
31505 San Floro Dr	0.50mi	4/3.0 (-1)	2,410 (-9%)	5mo	$358,990	$149	53
906 Capracotta Dr	0.40mi	4/3.5 (-1)	2,400 (-9%)	8mo	$350,990	$146	52
806 Capracotta Dr	0.41mi	4/3.5 (-1)	2,400 (-9%)	9mo	$348,990	$145	51
31406 San Floro Dr	0.52mi	4/3.0 (-1)	2,410 (-9%)	7mo	$362,990	$151	51
31502 San Floro Dr	0.51mi	4/2.0 (-1)	2,410 (-9%)	5mo	$317,990	$132	48
31410 San Floro Dr	0.51mi	4/2.0 (-1)	2,410 (-9%)	9mo	$319,990	$133	45
31303 Kingsley Pines Dr	0.73mi	4/3.5 (-1)	2,418 (-8%)	4mo	$446,000	$184	42

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: -27.9%
Equity multiple: 0.07×
Total profit: $-82,954
Equity at exit: $47,289

10-year hold

IRR: -26.3%
Equity multiple: -0.27×
Total profit: $-112,447
Equity at exit: $27,422

Cash invested: $88,804 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 38 active · 5 under contract
Months of supply: 13.4 mo (7%/mo absorbed)
Median asking: $305,495 ($121/sqft)
Median days on market: 105 d
This list price: 34% of active listings are priced below it
ARV vs active asking: -0.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77336

Home prices YoY: -1.8%
Active inventory: 738
Price-to-rent: 9.9×

Monthly cashflow live

Estimated rent: $2,387 medium interval (Pro) →
Mortgage (P&I): −$1,663
Tax est. 1.5%: −$396 /mo · $4,757/yr
Insurance: −$132
HOA: −$192
Lot rent: −$0
Vacancy / Maint / Mgmt: −$501
Net cashflow: $-498

Break-even live

Break-even rent $3,017

Max offer price $245,103

Occupancy floor —

Sensitivity live

Price	-10% $-279	-5% $-388	+0% $-498	+5% $-608	+10% $-717
Rent	-10% $-687	-5% $-592	+0% $-498	+5% $-404	+10% $-309
Rate	-1.0pp $-338	-0.5pp $-417	base $-498	+0.5pp $-580	+1.0pp $-664

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: $79,289
Closing costs: $9,515
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

Financial info: Lease not considered
HOA & community: Community managed by KRJ Management, Inc.Annual association fee of $2,300

Exterior

Parking: Attached 2-car garage
Utilities: Public waterPublic sewer
Home design: Residential propertyUnder construction (new construction)Slab foundation
Construction: Built in 2026Brick constructionComposition roof
Exterior features: FenceBack yard fencingLocated in a subdivision

Interior

Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
Bedrooms: Primary bedroom on the first floorAdditional bedrooms on the second floor and first floor (total bedrooms not specified in data)
Flooring: CarpetVinyl
Bathrooms: 3 full bathrooms
Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
Interior features: Breakfast barDouble vanityKitchen open to family roomSeparate showerTub with shower
Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 50 events

2026-08-08

days on market $284,990 Active 120 DOM
2026-08-07

price $284,990 Active 118 DOM
2026-08-06

days on market $289,990 Active 118 DOM
2026-08-05

days on market $289,990 Active 117 DOM
2026-08-04

days on market $289,990 Active 116 DOM
2026-08-03

days on market $289,990 Active 115 DOM
2026-08-01

price $289,990 Active 112 DOM
2026-07-31

days on market $294,990 Active 112 DOM
2026-07-30

days on market $294,990 Active 110 DOM
2026-07-28

days on market $294,990 Active 109 DOM
2026-07-26

days on market $294,990 Active 107 DOM
2026-07-24

days on market $294,990 Active 105 DOM
2026-07-23

days on market $294,990 Active 104 DOM
2026-07-22

days on market $294,990 Active 103 DOM
2026-07-21

days on market $294,990 Active 102 DOM
2026-07-20

days on market $294,990 Active 101 DOM
2026-07-18

days on market $294,990 Active 99 DOM
2026-07-18

days on market $294,990 Active 98 DOM
2026-07-16

days on market $294,990 Active 97 DOM
2026-07-15

pricedays on market $294,990 Active 96 DOM
2026-07-14

days on market $299,990 Active 95 DOM
2026-07-13

days on market $299,990 Active 94 DOM
2026-07-13

days on market $299,990 Active 93 DOM
2026-07-11

pricedays on market $299,990 Active 92 DOM
2026-07-09

days on market $309,990 Active 90 DOM
2026-07-07

days on market $309,990 Active 88 DOM
2026-07-06

days on market $309,990 Active 87 DOM
2026-07-06

days on market $309,990 Active 86 DOM
2026-07-05

days on market $309,990 Active 85 DOM
2026-07-03

days on market $309,990 Active 84 DOM
2026-07-02

days on market $309,990 Active 83 DOM
2026-07-01

days on market $309,990 Active 82 DOM
2026-06-30

days on market $309,990 Active 81 DOM
2026-06-29

days on market $309,990 Active 80 DOM
2026-06-28

days on market $309,990 Active 79 DOM
2026-06-27

days on market $309,990 Active 78 DOM
2026-06-26

days on market $309,990 Active 77 DOM
2026-06-24

days on market $309,990 Active 75 DOM
2026-06-22

days on market $309,990 Active 73 DOM
2026-06-21

days on market $309,990 Active 72 DOM
2026-06-18

days on market $309,990 Active 69 DOM
2026-06-17

remarks 589-char remark
2026-06-17

days on market $309,990 Active 68 DOM
2026-06-16

days on market $309,990 Active 67 DOM
2026-06-15

days on market $309,990 Active 66 DOM
2026-06-13

days on market $309,990 Active 64 DOM
2026-06-09

days on market $309,990 Active 60 DOM
2026-06-08

days on market $309,990 Active 59 DOM
2026-06-07

days on market $309,990 Active 58 DOM
2026-06-04

days on market $309,990 Active 55 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $28,646
− Mortgage interest: −$17,766
− Property taxes: −$4,757
− Insurance: −$1,586
− Repairs & maintenance: −$2,292
− Management: −$2,292
− HOA: −$2,304
− Depreciation: −$9,226
Taxable loss: −$11,577

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,778
After-tax cash flow: $-3,197/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 · 12 photos

Excellent 95/100 None rehab

This two-story home is in excellent condition with a modern and well-maintained interior and exterior. It offers a spacious open-concept layout and multiple bedrooms, making it ideal for both resale and rental purposes.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
Both Add smart home features — Smart home features can increase both resale and rental value ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Falcon Ridge El F TX #2,234/4,322 Nat'l #24,773/41,679 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

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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-12.7% since first listed

12 events — show timeline

2026-05-22 Price Changed $309,990 HARMLS
2026-05-22 Price Changed $309,990 Zillow
2026-05-05 Price Changed $312,340 Zillow
2026-05-04 Price Changed $312,340 HARMLS
2026-04-16 Price Changed $314,440 Zillow
2026-04-15 Price Changed $314,440 HARMLS
2026-04-10 Listing Removed — HARMLS
2026-04-10 Listed $319,340 HARMLS
2026-03-13 Price Changed $319,340 Zillow
2026-03-12 Price Changed $319,340 HARMLS
2026-03-05 Listed $354,990 HARMLS
2026-03-04 Listed $354,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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