3033 Helios Haven Dr · Brookshire, TX 77423

$320,000

6 bd · 3.0 ba · 2,408 sqft · SingleFamily · 10 Days on market

Built 2026 Excellent condition 6,420 sqft lot $133/sqft · 16% below area Est $381k · 16% 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 +14.7/15.0
• Cash flow +7.8/30.0
• Condition / age +4.8/5.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• DSCR +1.9/10.0
• 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 pool
• Covered patio
• Walk-in pantry

Tags

• GOURMET ISLAND KITCHEN
• WALK-IN PANTRY
• COVERED PATIO
• COMMUNITY POOL
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $320k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-351 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (20.7% below list).
• Recommended offer: $254k (20.7% 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); 1404 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 $10k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $253,709 (20.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 10.5

CMA / ARV

• ARV (median comp): $380,790
• List price: $320,000
• 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	0.09mi	5/3.0 (-1)	2,733 (+14%)	4mo	$377,990	$138	65
1008 Sunlit Cir	0.45mi	5/3.0 (-1)	2,722 (+13%)	4mo	$375,040	$138	49
1060 Sunlit Cir	0.54mi	5/3.0 (-1)	2,722 (+13%)	4mo	$380,790	$140	44
1116 Sunlit Cir	0.59mi	5/3.0 (-1)	2,722 (+13%)	5mo	$380,790	$140	41
1096 Sunlit Cir	0.61mi	5/3.0 (-1)	2,722 (+13%)	6mo	$299,990	$110	39

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: -27.9%
• Equity multiple: 0.09×
• Total profit: $-81,527
• Equity at exit: $47,713

10-year hold

• IRR: -44.7%
• Equity multiple: -0.43×
• Total profit: $-128,010
• Equity at exit: $27,668

Cash invested: $89,600 (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: 29 active · 6 under contract
• Months of supply: 24.9 mo (4%/mo absorbed)
• Median asking: $355,000 ($138/sqft)
• Median days on market: 93 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +14.5% 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: 1404
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,537 medium
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$144
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-351

Break-even live

Break-even rent $2,982

Max offer price $269,188

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-241	+0% $-351	+5% $-462	+10% $-572
Rent	-10% $-552	-5% $-451	+0% $-351	+5% $-251	+10% $-151
Rate	-1.0pp $-190	-0.5pp $-270	base $-351	+0.5pp $-434	+1.0pp $-518

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: $80,000
• Closing costs: $9,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-24
   days on market $320,000 Active 10 DOM
2. 2026-09-23
   days on market $320,000 Active 9 DOM
3. 2026-09-22
   days on market $320,000 Active 8 DOM
4. 2026-09-21
   days on market $320,000 Active 7 DOM
5. 2026-09-20
   days on market $320,000 Active 6 DOM
6. 2026-09-19
   days on market $320,000 Active 5 DOM
7. 2026-09-18
   days on market $320,000 Active 4 DOM
8. 2026-09-17
   days on market $320,000 Active 3 DOM
9. 2026-09-16
   days on market $320,000 Active 2 DOM
10. 2026-09-14
    remarks 699-char remark
11. 2026-09-14
    pricedays on marketlisting id $320,000 Active 1 DOM
12. 2026-08-26
    days on market $309,990 Active 209 DOM
13. 2026-08-25
    days on market $309,990 Active 208 DOM
14. 2026-08-24
    days on market $309,990 Active 207 DOM
15. 2026-08-23
    days on market $309,990 Active 206 DOM
16. 2026-08-22
    days on market $309,990 Active 205 DOM
17. 2026-08-21
    days on market $309,990 Active 204 DOM
18. 2026-08-20
    days on market $309,990 Active 203 DOM
19. 2026-08-19
    days on market $309,990 Active 202 DOM
20. 2026-08-18
    days on market $309,990 Active 201 DOM
21. 2026-08-17
    days on market $309,990 Active 200 DOM
22. 2026-08-16
    days on market $309,990 Active 199 DOM
23. 2026-08-15
    days on market $309,990 Active 198 DOM
24. 2026-08-14
    days on market $309,990 Active 197 DOM
25. 2026-08-13
    days on market $309,990 Active 196 DOM
26. 2026-08-12
    days on market $309,990 Active 195 DOM
27. 2026-08-11
    days on market $309,990 Active 194 DOM
28. 2026-08-10
    days on market $309,990 Active 193 DOM
29. 2026-08-09
    days on market $309,990 Active 192 DOM
30. 2026-08-08
    days on market $309,990 Active 191 DOM
31. 2026-08-06
    days on market $309,990 Active 189 DOM
32. 2026-08-05
    days on market $309,990 Active 188 DOM
33. 2026-08-04
    days on market $309,990 Active 187 DOM
34. 2026-08-03
    days on market $309,990 Active 186 DOM
35. 2026-07-31
    days on market $309,990 Active 183 DOM
36. 2026-07-30
    days on market $309,990 Active 181 DOM
37. 2026-07-28
    days on market $309,990 Active 180 DOM
38. 2026-07-26
    days on market $309,990 Active 178 DOM
39. 2026-07-24
    days on market $309,990 Active 176 DOM
40. 2026-07-23
    days on market $309,990 Active 175 DOM
41. 2026-07-22
    days on market $309,990 Active 174 DOM
42. 2026-07-21
    days on market $309,990 Active 173 DOM
43. 2026-07-20
    days on market $309,990 Active 172 DOM
44. 2026-07-18
    days on market $309,990 Active 170 DOM
45. 2026-07-18
    days on market $309,990 Active 169 DOM
46. 2026-07-16
    days on market $309,990 Active 168 DOM
47. 2026-07-15
    days on market $309,990 Active 167 DOM
48. 2026-07-14
    days on market $309,990 Active 166 DOM
49. 2026-07-13
    days on market $309,990 Active 165 DOM
50. 2026-07-13
    days on market $309,990 Active 164 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: $30,445
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,436
• − Management: −$2,436
• − HOA: −$1,728
• − Depreciation: −$9,309
• Taxable loss: −$9,788
• Est. tax savings @ 24.0%: +$2,349
• After-tax cash flow: $-1,865/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