3008 Helios Haven Dr · Brookshire, TX 77423

$289,990

3 bd · 2.0 ba · 1,574 sqft · SingleFamily · 267 Days on market

Built 2025 Good condition 6,375 sqft lot $184/sqft · 12% below area Est $330k · 12% under $100/mo HOA · 5% of rent ↓ 6% since listing

---

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 +13.0/15.0
• Cash flow +6.7/30.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• 1% rule +2.2/10.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

READY FOR MOVE-IN! Welcome to Sunterra Lakes! This new construction home features SS appliances, quartz countertops, single bowl farmhouse style sink, Oversized in primary bath, Solid Surface flooring, Tankless Water Heater, covered back patio, and Front Sprinkler System. DR Horton is America's #1 Homebuilder! Come to Sunterra Lakes and make this new home yours today!

Key facts

• 6,375 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-465 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (28.5% below list).
• Recommended offer: $207k (28.5% 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).

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 267 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $207,417 (28.5% 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 267 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.88%
• DSCR: 0.69
• GRM: 11.7

CMA / ARV

• ARV (median comp): $329,990
• List price: $289,990
• Delta: -12.12%
• 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
3037 Helios Haven Dr	0.20mi	3/2.0	1,574 (0%)	5mo	$286,990	$182	86
3053 Duskshine Dr	0.47mi	3/2.0	1,600 (+2%)	0mo	$253,990	$159	75
3073 Duskshine Dr	0.50mi	3/2.0	1,600 (+2%)	2mo	$314,990	$197	72
1020 Star Skye Dr	0.25mi	3/2.0	1,769 (+12%)	0mo	$307,040	$174	68
1012 Sunlit Cir	0.41mi	3/2.0	1,769 (+12%)	1mo	$303,490	$172	60
3012 Duskshine Dr	0.41mi	3/2.0	1,792 (+14%)	4mo	$327,990	$183	55
1013 Daybreak Dr	0.49mi	3/2.0	1,769 (+12%)	2mo	$279,990	$158	54
3032 Duskshine Dr	0.44mi	3/2.0	1,792 (+14%)	3mo	$331,990	$185	54
3049 Duskshine Dr	0.46mi	3/2.0	1,792 (+14%)	3mo	$336,990	$188	53
3081 Duskshine Dr	0.51mi	3/2.0	1,792 (+14%)	2mo	$338,990	$189	52
1104 Sunlit Cir	0.56mi	3/2.0	1,786 (+14%)	1mo	$299,900	$168	51
3021 Duskshine Dr	0.40mi	4/2.0 (+1)	1,776 (+13%)	5mo	$318,990	$180	50

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: -31.8%
• Equity multiple: -0.02×
• Total profit: $-82,622
• Equity at exit: $43,238

10-year hold

• IRR: -58.7%
• Equity multiple: -0.64×
• Total profit: $-133,234
• Equity at exit: $25,073

Cash invested: $81,197 (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: 54 active · 23 under contract
• Months of supply: 10.1 mo (10%/mo absorbed)
• Median asking: $309,990 ($179/sqft)
• Median days on market: 177 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +17.4% above current asking $/sqft

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

ZIP-level market 77423

• Rents YoY: -1.0%
• Active inventory: 1235
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$100
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-465

Break-even live

Break-even rent $2,663

Max offer price $222,637

Occupancy floor —

Sensitivity live

Price	-10% $-265	-5% $-365	+0% $-465	+5% $-566	+10% $-666
Rent	-10% $-629	-5% $-547	+0% $-465	+5% $-384	+10% $-302
Rate	-1.0pp $-319	-0.5pp $-392	base $-465	+0.5pp $-541	+1.0pp $-617

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: $72,498
• Closing costs: $8,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $100/mo · $1,200/yr

• Likely covers: water

Listing history 50 events

1. 2026-08-08
   days on market $289,990 Active 267 DOM
2. 2026-08-06
   days on market $289,990 Active 265 DOM
3. 2026-08-05
   days on market $289,990 Active 264 DOM
4. 2026-08-04
   days on market $289,990 Active 263 DOM
5. 2026-08-03
   days on market $289,990 Active 262 DOM
6. 2026-07-31
   pricedays on market $289,990 Active 259 DOM
7. 2026-07-30
   days on market $294,990 Active 257 DOM
8. 2026-07-28
   days on market $294,990 Active 256 DOM
9. 2026-07-26
   days on market $294,990 Active 254 DOM
10. 2026-07-24
    days on market $294,990 Active 252 DOM
11. 2026-07-23
    days on market $294,990 Active 251 DOM
12. 2026-07-22
    days on market $294,990 Active 250 DOM
13. 2026-07-21
    days on market $294,990 Active 249 DOM
14. 2026-07-20
    days on market $294,990 Active 248 DOM
15. 2026-07-18
    days on market $294,990 Active 246 DOM
16. 2026-07-18
    days on market $294,990 Active 245 DOM
17. 2026-07-16
    days on market $294,990 Active 244 DOM
18. 2026-07-15
    statusdays on market $294,990 Active 243 DOM
19. 2026-07-14
    days on market $294,990 Active Under Contract 242 DOM
20. 2026-07-13
    days on market $294,990 Active Under Contract 241 DOM
21. 2026-07-13
    days on market $294,990 Active Under Contract 240 DOM
22. 2026-07-11
    days on market $294,990 Active Under Contract 239 DOM
23. 2026-07-10
    days on market $294,990 Active Under Contract 238 DOM
24. 2026-07-09
    days on market $294,990 Active Under Contract 237 DOM
25. 2026-07-07
    days on market $294,990 Active Under Contract 235 DOM
26. 2026-07-06
    days on market $294,990 Active Under Contract 234 DOM
27. 2026-07-06
    days on market $294,990 Active Under Contract 233 DOM
28. 2026-07-05
    days on market $294,990 Active Under Contract 232 DOM
29. 2026-07-03
    days on market $294,990 Active Under Contract 231 DOM
30. 2026-07-02
    days on market $294,990 Active Under Contract 230 DOM
31. 2026-07-01
    days on market $294,990 Active Under Contract 229 DOM
32. 2026-06-30
    days on market $294,990 Active Under Contract 228 DOM
33. 2026-06-29
    days on market $294,990 Active Under Contract 227 DOM
34. 2026-06-28
    days on market $294,990 Active Under Contract 226 DOM
35. 2026-06-27
    days on market $294,990 Active Under Contract 225 DOM
36. 2026-06-26
    days on market $294,990 Active Under Contract 224 DOM
37. 2026-06-24
    days on market $294,990 Active Under Contract 222 DOM
38. 2026-06-22
    days on market $294,990 Active Under Contract 220 DOM
39. 2026-06-21
    days on market $294,990 Active Under Contract 219 DOM
40. 2026-06-18
    days on market $294,990 Active Under Contract 216 DOM
41. 2026-06-17
    days on market $294,990 Active Under Contract 215 DOM
42. 2026-06-16
    days on market $294,990 Active Under Contract 214 DOM
43. 2026-06-15
    days on market $294,990 Active Under Contract 213 DOM
44. 2026-06-13
    days on market $294,990 Active Under Contract 211 DOM
45. 2026-06-10
    days on market $294,990 Active Under Contract 207 DOM
46. 2026-06-08
    days on market $294,990 Active Under Contract 206 DOM
47. 2026-06-07
    days on market $294,990 Active Under Contract 205 DOM
48. 2026-06-04
    days on market $294,990 Active Under Contract 202 DOM
49. 2026-06-03
    days on market $294,990 Active Under Contract 201 DOM
50. 2026-06-02
    days on market $294,990 Active Under Contract 200 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: $24,890
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − HOA: −$1,200
• − Depreciation: −$8,436
• Taxable loss: −$10,772
• Est. tax savings @ 24.0%: +$2,585
• After-tax cash flow: $-3,000/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

Good 80/100 None rehab

This new construction home in Sunterra Lakes is move-in ready with good condition and minimal maintenance required. It offers a great value with potential for further improvements to enhance its curb appeal and modernize the interior.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting interior walls — Fresh paint can make a home more appealing and increase its value. ↑
• Both Adding smart home features — Modernizes the home and adds value for both resale and rental. ↑
• Both Upgrading appliances — Newer appliances can increase the home's value and appeal to potential buyers/renters. ↑

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Royal El F TX #3,247/4,322 Nat'l #31,549/41,679 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

---

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%

---

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%

---

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

---

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

-6.3% since first listed

7 events — show timeline

• 2026-05-07 Contingent — HARMLS
• 2026-04-06 Price Changed $294,990 HARMLS
• 2026-04-03 Price Changed $284,990 HARMLS
• 2026-02-24 Price Changed $299,990 HARMLS
• 2026-01-16 Relisted — HARMLS
• 2025-11-14 Contingent — HARMLS
• 2025-11-14 Listed $314,990 HARMLS