3033 Helios Haven Dr · Brookshire, TX 77423

$309,990

6 bd · 2.5 ba · 2,408 sqft · SingleFamily · 191 Days on market

Built 2026 Excellent condition 6,420 sqft lot $129/sqft · 19% below area Est $381k · 19% under $144/mo HOA · 6% of rent ↓ 3% since listing

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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 +8.2/30.0
• Condition / age +4.8/5.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• DSCR +2.2/10.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Dallas floor plan offers a spacious two-story design with 2,477 square feet of thoughtfully crafted living space, featuring 5 bedrooms, 3 bathrooms, and a 2-car garage. This versatile layout is ideal for families seeking both open gathering areas and private retreats. The main floor welcomes you with an open-concept living area that seamlessly connects the kitchen, dining, and family room, creating the perfect setting for entertaining or relaxing. The modern kitchen boasts a large island, generous counter space, and ample cabinetry, making meal prep and family dinners easy and enjoyable. A first-floor bedroom and full bath provide flexibility for guests or multi-generational living. Upstairs, the spacious owner's suite offers a private escape complete with a large walk-in closet and an ensuite bath featuring dual sinks and a walk-in shower. Three additional bedrooms, a full bathroom, and a versatile loft space provide plenty of room for family, hobbies, or a home office. With thoughtful storage options, a convenient laundry room, and open sightlines throughout, the Dallas floor plan combines functionality, style, and comfort- perfect for modern families who value space, flexibility, and connection in their everyday living.

Key facts

• Community with pool
• Covered patio
• Sprinkler system

Tags

• GOURMET ISLAND KITCHEN
• COVERED PATIO
• SPRINKLER SYSTEM
• COMMUNITY WITH POOL
• COMMUNITY WITH PLAYGROUND

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $310k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (18.4% below list).
• Recommended offer: $253k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#960 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Royal ISD (rural): math 23% / reading 23% proficiency, ranked #744 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Royal El (math 27% / reading 20%, grade F, #3,247 of 4,322 statewide, top 76%, 762 students, 78% FRL); Royal J H (math 22% / reading 23%, grade F, #1,341 of 1,662 statewide, top 82%, 593 students, 73% FRL); Royal H S (math 17% / reading 26%, grade F, #1,377 of 1,632 statewide, top 85%, 842 students, 71% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 1235 active listings in the ZIP; solid renter incomes; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).
• This rent runs 36% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $252,953 (18.4% 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 191 days. Have you received any prior offers? Is the seller open to a 18% 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 F-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 D 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: 0.82% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.98%
• DSCR: 0.82
• GRM: 10.2

CMA / ARV

• ARV (median comp): $380,790
• List price: $309,990
• Delta: -18.59%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1032 Selene Sky Dr	0.23mi	5/3.0 (-1)	2,733 (+14%)	2mo	$377,990	$138	58
1008 Sunlit Cir	0.41mi	5/3.0 (-1)	2,722 (+13%)	2mo	$375,040	$138	50
1060 Sunlit Cir	0.47mi	5/3.0 (-1)	2,722 (+13%)	3mo	$380,790	$140	47
1116 Sunlit Cir	0.55mi	5/3.0 (-1)	2,722 (+13%)	4mo	$380,790	$140	43
1096 Sunlit Cir	0.55mi	5/3.0 (-1)	2,722 (+13%)	5mo	$299,990	$110	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.13×
• Total profit: $-75,857
• Equity at exit: $46,221

10-year hold

• IRR: -40.3%
• Equity multiple: -0.36×
• Total profit: $-117,804
• Equity at exit: $26,802

Cash invested: $86,797 (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: 23 active · 4 under contract
• Months of supply: 17.2 mo (6%/mo absorbed)
• Median asking: $335,990 ($143/sqft)
• Median days on market: 81 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +11.0% above current asking $/sqft

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

ZIP-level market 77423

• Rents YoY: -1.0%
• Active inventory: 1235
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,530 medium
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$387 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$144
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-288

Break-even live

Break-even rent $2,894

Max offer price $268,324

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-181	+0% $-288	+5% $-395	+10% $-502
Rent	-10% $-488	-5% $-388	+0% $-288	+5% $-188	+10% $-88
Rate	-1.0pp $-132	-0.5pp $-209	base $-288	+0.5pp $-368	+1.0pp $-450

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: $77,498
• Closing costs: $9,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $309,990 Active 191 DOM
2. 2026-08-06
   days on market $309,990 Active 189 DOM
3. 2026-08-05
   days on market $309,990 Active 188 DOM
4. 2026-08-04
   days on market $309,990 Active 187 DOM
5. 2026-08-03
   days on market $309,990 Active 186 DOM
6. 2026-07-31
   days on market $309,990 Active 183 DOM
7. 2026-07-30
   days on market $309,990 Active 181 DOM
8. 2026-07-28
   days on market $309,990 Active 180 DOM
9. 2026-07-26
   days on market $309,990 Active 178 DOM
10. 2026-07-24
    days on market $309,990 Active 176 DOM
11. 2026-07-23
    days on market $309,990 Active 175 DOM
12. 2026-07-22
    days on market $309,990 Active 174 DOM
13. 2026-07-21
    days on market $309,990 Active 173 DOM
14. 2026-07-20
    days on market $309,990 Active 172 DOM
15. 2026-07-18
    days on market $309,990 Active 170 DOM
16. 2026-07-18
    days on market $309,990 Active 169 DOM
17. 2026-07-16
    days on market $309,990 Active 168 DOM
18. 2026-07-15
    days on market $309,990 Active 167 DOM
19. 2026-07-14
    days on market $309,990 Active 166 DOM
20. 2026-07-13
    days on market $309,990 Active 165 DOM
21. 2026-07-13
    days on market $309,990 Active 164 DOM
22. 2026-07-11
    days on market $309,990 Active 163 DOM
23. 2026-07-10
    days on market $309,990 Active 162 DOM
24. 2026-07-09
    days on market $309,990 Active 161 DOM
25. 2026-07-07
    days on market $309,990 Active 159 DOM
26. 2026-07-06
    days on market $309,990 Active 158 DOM
27. 2026-07-06
    days on market $309,990 Active 157 DOM
28. 2026-07-05
    days on market $309,990 Active 156 DOM
29. 2026-07-03
    days on market $309,990 Active 155 DOM
30. 2026-07-02
    days on market $309,990 Active 154 DOM
31. 2026-07-01
    days on market $309,990 Active 153 DOM
32. 2026-06-30
    days on market $309,990 Active 152 DOM
33. 2026-06-29
    days on market $309,990 Active 151 DOM
34. 2026-06-28
    days on market $309,990 Active 150 DOM
35. 2026-06-27
    days on market $309,990 Active 149 DOM
36. 2026-06-26
    days on market $309,990 Active 148 DOM
37. 2026-06-24
    days on market $309,990 Active 146 DOM
38. 2026-06-22
    days on market $309,990 Active 144 DOM
39. 2026-06-21
    days on market $309,990 Active 143 DOM
40. 2026-06-18
    days on market $309,990 Active 140 DOM
41. 2026-06-17
    days on market $309,990 Active 139 DOM
42. 2026-06-16
    days on market $309,990 Active 138 DOM
43. 2026-06-15
    days on market $309,990 Active 137 DOM
44. 2026-06-13
    days on market $309,990 Active 135 DOM
45. 2026-06-10
    days on market $309,990 Active 131 DOM
46. 2026-06-08
    days on market $309,990 Active 130 DOM
47. 2026-06-07
    days on market $309,990 Active 129 DOM
48. 2026-06-04
    days on market $309,990 Active 126 DOM
49. 2026-06-03
    days on market $309,990 Active 125 DOM
50. 2026-06-02
    days on market $309,990 Active 124 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: $30,354
• − Mortgage interest: −$17,364
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − HOA: −$1,728
• − Depreciation: −$9,018
• Taxable loss: −$8,812
• Est. tax savings @ 24.0%: +$2,115
• After-tax cash flow: $-1,340/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 · 6 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern kitchen, well-maintained exterior, and good interior walls. It is ready for move-in and would benefit from landscaping and curb appeal improvements to further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting the exterior — Fresh paint can improve the home's appearance and increase its value. ↑
• Both Upgrading the landscaping — A well-maintained yard can increase the home's curb appeal and attract more buyers or renters. ↑

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Royal Early Childhood Center Middle Royal J H F TX #1,341/1,662 Nat'l #11,105/14,009 High Royal H S F TX #1,377/1,632 Nat'l #13,899/17,239

Schools (NCES district)

• District: Royal ISD
• NCES district ID: 4838190
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $41,059
• Composite: 19.55/100
• National rank: #8760
• State rank: #744 of 826 in TX

C Composite livability gradescore 62/100

Livability — Brookshire

• Score: 62/100
• State rank: #960
• US rank: #17059

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Waller County · 60,772 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 18,767
• Household income: $84,490
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 10% of renters

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Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 41% White 41% Black 14% Two or more races 13% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 30% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 65% English-only · Spanish 32% French/Haitian/Cajun 1% Other Indo-European 1%

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Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.28%
• Current HPI: 204.8709
• Rent YoY: ▼ -1.01%
• 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

-3.4% since first listed

9 events — show timeline

• 2026-04-03 Price Changed $309,990 Zillow
• 2026-04-03 Price Changed $309,990 HARMLS
• 2026-03-24 Price Changed $316,990 Zillow
• 2026-03-22 Price Changed $321,990 Zillow
• 2026-03-20 Price Changed $321,990 HARMLS
• 2026-03-06 Listed $305,990 Zillow
• 2026-02-18 Price Changed $305,990 HARMLS
• 2026-02-03 Price Changed $329,990 HARMLS
• 2026-01-29 Listed $320,990 HARMLS