Is 31516 San Floro Dr in Huffman, TX a good investment?

CashFlowRE grades it F with a 3.4% cap rate and $-729/mo modeled cash flow at a $244,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 31516 San Floro Dr?

The modeled cap rate is 3.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,970/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 27.09

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 +4.9/30.0
Condition / age +4.0/5.0
Schools +3.5/10.0
Rent growth +2.5/5.0
Livability +2.5/5.0
1% rule +1.5/10.0
Appreciation +0.7/10.0
DSCR +0.0/10.0

$244,990

31516 San Floro Dr · Huffman, TX 77336

3 bd · 2.0 ba · 1,974 sqft · SingleFamily · 68 Days on market

Built 2026 Good condition 2-car garage $183/mo HOA · 9% of rent ↓ 16% since listing

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

Listing remarks MLS

This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home.

Key facts

Modern design
Private corner
Covered patio

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-729 ($-9k/yr) — negative.
To cash-flow at today's rent, offer at most $199k (18.9% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (19.6% below list).
Recommended offer: $197k (19.6% below list) — sets the bar for 1% rule.
Cap rate 3.4% vs local median 5.5% in Huffman — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 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 $9k 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 68 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $197,025 (19.6% 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 68 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.65% ✗
Cap rate: 3.42%
Cash-on-cash: -10.27%
DSCR: 0.54
GRM: 12.9

CMA / ARV

ARV (median comp): $304,260
List price: $244,990
Delta: -19.48%
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
31508 San Floro Dr	0.00mi	3/2.0	1,880 (-5%)	0mo	$249,991	$133	92
921 Capracotta Dr	0.38mi	4/2.0 (+1)	2,039 (+3%)	1mo	$213,990	$105	70
31404 Pratola Serra Cir	0.41mi	4/2.0 (+1)	2,039 (+3%)	1mo	$206,390	$101	69
31514 Pianella Ln	0.18mi	4/2.0 (+1)	1,760 (-11%)	0mo	$209,990	$119	68
31506 Olivella Dr	0.08mi	4/2.0 (+1)	1,720 (-13%)	2mo	$170,990	$99	68
31527 Pianella Ln	0.19mi	4/2.0 (+1)	1,760 (-11%)	1mo	$212,990	$121	68
31637 Bohlssen Rd	0.26mi	3/1.5	1,747 (-12%)	1mo	$479,900	$275	66
918 Capracotta Dr	0.35mi	3/2.0	1,749 (-11%)	0mo	$254,990	$146	64
31507 Pianella Ln	0.19mi	4/2.0 (+1)	1,720 (-13%)	1mo	$208,440	$121	64
912 Capracotta Dr	0.33mi	3/2.5	1,749 (-11%)	2mo	$309,990	$177	62
1115 Novelle Bend Dr	0.68mi	4/3.0 (+1)	1,991 (+1%)	2mo	$351,500	$177	56
1118 Novelle Bend Dr	0.69mi	4/2.5 (+1)	1,845 (-6%)	1mo	$343,500	$186	49

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: -34.7%
Equity multiple: -0.12×
Total profit: $-95,603
Equity at exit: $45,366

10-year hold

IRR: -44.7%
Equity multiple: -0.67×
Total profit: $-142,472
Equity at exit: $26,307

Cash invested: $85,193 (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: 65 active · 32 under contract
Months of supply: 6.0 mo (17%/mo absorbed)
Median asking: $236,990 ($130/sqft)
Median days on market: 113 d
This list price: 52% of active listings are priced below it
ARV vs active asking: +18.4% 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: 10.4×

Monthly cashflow live

Estimated rent: $1,970 medium interval (Pro) →
Mortgage (P&I): −$1,596
Tax est. 1.5%: −$380 /mo · $4,564/yr
Insurance: −$127
HOA: −$183
Lot rent: −$0
Vacancy / Maint / Mgmt: −$414
Net cashflow: $-729

Break-even live

Break-even rent $2,893

Max offer price $198,747

Occupancy floor —

Sensitivity live

Price	-10% $-519	-5% $-624	+0% $-729	+5% $-834	+10% $-939
Rent	-10% $-885	-5% $-807	+0% $-729	+5% $-651	+10% $-574
Rate	-1.0pp $-576	-0.5pp $-652	base $-729	+0.5pp $-808	+1.0pp $-888

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: $76,065
Closing costs: $9,128
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.

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	0.41mi
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,699	$1.25	15d	1	0.49mi

Property features AI

Finance

HOA & community: Community managed by KRJ Management, Inc.Annual association feeAssociation amenities include a playground and a park

Exterior

Parking: Attached 2-car garage
Utilities: Public waterPublic sewer
Home design: Residential propertyUnder construction (new construction)Slab foundation
Construction: Built in 2026Brick constructionComposition roofSlab foundation
Exterior features: Subdivision lot

Interior

Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
Bedrooms: Total rooms: 7
Flooring: CarpetVinyl
Bathrooms: 2 full bathrooms
Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
Interior features: Breakfast barDouble vanityKitchen/family room comboKitchen/dining comboSeparate showerTub with shower
Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 50 events

2026-08-08

days on market $244,990 Active 68 DOM
2026-08-07

price $244,990 Active 66 DOM
2026-08-06

days on market $249,990 Active 66 DOM
2026-08-05

days on market $249,990 Active 65 DOM
2026-08-04

pricedays on market $249,990 Active 64 DOM
2026-08-03

days on market $254,990 Active 63 DOM
2026-07-31

days on market $254,990 Active 60 DOM
2026-07-30

days on market $254,990 Active 58 DOM
2026-07-28

pricedays on market $254,990 Active 57 DOM
2026-07-26

days on market $244,991 Active 55 DOM
2026-07-24

days on market $244,991 Active 53 DOM
2026-07-23

days on market $244,991 Active 52 DOM
2026-07-22

days on market $244,991 Active 51 DOM
2026-07-21

pricedays on market $244,991 Active 50 DOM

Show marketing remark (451 chars)

This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home.
2026-07-20

days on market $264,990 Active 49 DOM

Show marketing remark (451 chars)

This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home.
2026-07-18

days on market $264,990 Active 47 DOM
2026-07-18

days on market $264,990 Active 46 DOM
2026-07-16

days on market $264,990 Active 45 DOM
2026-07-15

days on market $264,990 Active 44 DOM
2026-07-14

days on market $264,990 Active 43 DOM
2026-07-13

days on market $264,990 Active 42 DOM
2026-07-13

days on market $264,990 Active 41 DOM
2026-07-11

pricedays on market $264,990 Active 40 DOM
2026-07-10

days on market $259,990 Active 39 DOM

Show marketing remark (451 chars)

This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home.
2026-07-09

days on market $259,990 Active 38 DOM
2026-07-07

days on market $259,990 Active 36 DOM
2026-07-06

days on market $259,990 Active 35 DOM
2026-07-06

days on market $259,990 Active 34 DOM
2026-07-05

days on market $259,990 Active 33 DOM
2026-07-03

days on market $259,990 Active 32 DOM
2026-07-02

days on market $259,990 Active 31 DOM
2026-07-01

days on market $259,990 Active 30 DOM
2026-06-30

days on market $259,990 Active 29 DOM
2026-06-29

days on market $259,990 Active 28 DOM
2026-06-28

days on market $259,990 Active 27 DOM
2026-06-27

days on market $259,990 Active 26 DOM
2026-06-26

days on market $259,990 Active 25 DOM
2026-06-24

days on market $259,990 Active 23 DOM
2026-06-22

days on market $259,990 Active 21 DOM
2026-06-21

days on market $259,990 Active 20 DOM
2026-06-18

days on market $259,990 Active 17 DOM
2026-06-17

remarks 627-char remark
2026-06-17

days on market $259,990 Active 16 DOM
2026-06-16

days on market $259,990 Active 15 DOM
2026-06-15

days on market $259,990 Active 14 DOM
2026-06-13

days on market $259,990 Active 12 DOM
2026-06-09

days on market $259,990 Active 8 DOM
2026-06-08

days on market $259,990 Active 7 DOM
2026-06-07

days on market $259,990 Active 6 DOM
2026-06-04

days on market $259,990 Active 3 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

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $23,643
− Mortgage interest: −$17,043
− Property taxes: −$4,564
− Insurance: −$1,521
− Repairs & maintenance: −$1,891
− Management: −$1,891
− HOA: −$2,196
− Depreciation: −$8,851
Taxable loss: −$14,316

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

Est. tax savings @ 24.0%: +$3,436
After-tax cash flow: $-5,314/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 · 23 photos

Good 80/100 Cosmetic rehab Est. rehab $9,870–$29,610 screening

This modern single-family home is in good condition with a good condition score of 80. It features a well-maintained exterior, modern kitchen, and bathrooms. The home is move-in ready and has a good curb appeal.

Value-add opportunities

Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
Both Landscaping the front yard — Improves curb appeal and can increase both resale and rental value ↑

ⓘ 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 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

-16.0% since first listed

9 events — show timeline

2026-07-21 Price Changed $244,991 HARMLS
2026-07-21 Price Changed $244,991 Zillow
2026-07-21 Price Changed $254,991 HARMLS
2026-07-20 Price Changed $254,991 Zillow
2026-07-10 Price Changed $264,990 HARMLS
2026-07-10 Price Changed $264,990 Zillow
2026-06-01 Listed $259,990 HARMLS
2026-05-23 Price Changed $259,990 Zillow
2026-05-20 Listed $291,690 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…