8506 Hunters Village Dr · Atascocita, TX 77346

$329,000

4 bd · 2.0 ba · 2,518 sqft · SingleFamily public records · 30 Days on market

Built 2000 6,298 sqft lot $131/sqft · at area comps Est $338k · at est. $39/mo HOA · 1% of rent

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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).

• Cash flow +9.0/30.0
• ARV discount +8.7/15.0
• Appreciation +4.5/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

An upgraded Halligan Home nestled on a prime golf course lot (tee box). One-Story treasure boasts an open/split floor plan, 4 spacious bedrooms with walk-in closets & 2 updated bathrooms. Dedicated home office/study is a plus. Expansive master suite & living area, designed with relaxation & family time in mind. The chefs island kitchen is a culinary dream, complete with NEWER SS APPLIANCES, updated QUARTZ countertops & ample space for hosting memorable gatherings. Updated fixtures, NEWER WATER HEATER, recessed lighting, LVP & tile flooring throughout the home ensure durability & ease of maintenance, making this home pet/child ready. The architectural char

Key facts

• Golf course lot
• Stamped concrete
• Chefs island kitchen

Tags

• GOLF COURSE LOT
• DEDICATED HOME OFFICE
• CHEFS ISLAND KITCHEN
• UPDATED QUARTZ COUNTERTOPS
• COVERED PATIO
• STAMPED CONCRETE

Property features AI

Finance

• HOA & community: Community association: SPECTRUM; Annual association fee; Association amenities include clubhouse, pool, fitness center, playground, tennis courts, pickleball, trails, dog park, boat ramp, guard; Association fee covers common areas and recreation facilities

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with garage door opener
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Slab foundation; Composition roof; Built in 2000; Living area approximately 2,550
• Construction: Cement siding; Stucco; Wood siding
• Exterior features: Covered patio; Deck; Patio; Fully fenced backyard; Private yard; Sprinkler/irrigation; Tennis court(s); On/near golf course; Subdivision; Side yard

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave
• Bedrooms: Primary bedroom on first floor (22 x 14); Additional bedrooms on first floor (13 x 11; 11 x 11; 11 x 11) — up to 4 bedrooms possible
• Flooring: Plank flooring; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Primary bathroom on first floor (15 x 9)
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Crown molding; Double vanity; Entrance foyer; High ceilings; Jetted tub; Kitchen island; Kitchen/family room combo; Pantry; Quartz counters; Separate shower; Tub/shower; Window treatments; Ceiling fans; Gas fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room on first floor (7 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (13.1% below list).
• Recommended offer: $284k (13.8% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 4.0% in Atascocita — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#346 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Humble ISD (urban): math 38% / reading 44% proficiency, ranked #262 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maplebrook El (math 19% / reading 30%, grade F, #3,052 of 4,322 statewide, top 74%, 592 students, 52% FRL); Atascocita Middle (math 35% / reading 40%, grade F, #736 of 1,662 statewide, top 45%, 1,027 students, 50% FRL); Humble H S (math 15% / reading 31%, grade F, #1,348 of 1,632 statewide, top 83%, 2,867 students, 77% FRL) — zoned schools average 60% FRL vs 32% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-13 pts) — the specific schools serving this property underperform the Humble ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 682 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 30 days — a 2% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $283,622 (13.8% 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. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.35%
• DSCR: 0.85
• GRM: 9.6

CMA / ARV

• ARV (median comp): $338,230
• List price: $329,000
• Delta: 0.23%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18503 Pheasant Field Dr	0.08mi	3/3.0 (-1)	2,629 (+4%)	0mo	$328,000	$125	80
8015 Silver Lure Dr	0.41mi	4/2.5	2,624 (+4%)	0mo	$389,000	$148	72
18811 Polo Meadow Dr	0.72mi	4/2.0	2,532 (+1%)	0mo	$360,000	$142	65
8122 Silver Lure Dr	0.33mi	4/2.5	2,808 (+12%)	2mo	$298,999	$106	62
18906 Tranquility Dr	0.47mi	4/3.0	2,709 (+8%)	2mo	$429,000	$158	60
18003 Svensson Slade Ln	0.43mi	4/2.5	2,800 (+11%)	2mo	$285,000	$102	58
18130 Millau Viaduct Way	0.40mi	3/2.5 (-1)	2,285 (-9%)	2mo	$349,999	$153	58
18910 Hikers Trail Dr	0.51mi	4/2.5	2,806 (+11%)	0mo	$440,000	$157	55
18711 Leisure Place Dr	0.54mi	4/2.5	2,790 (+11%)	1mo	$459,900	$165	54
7803 Deerwood Lake Dr	0.52mi	5/3.5 (+1)	2,684 (+7%)	1mo	$309,900	$115	53
8214 Bosphorus St	0.51mi	5/2.5 (+1)	2,750 (+9%)	1mo	$369,990	$135	53
19142 Sprinters Dr	0.75mi	3/2.5 (-1)	2,756 (+10%)	2mo	$315,000	$114	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.95% appreciation · 0.09% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.47×
• Total profit: $-48,393
• Equity at exit: $80,141

10-year hold

• IRR: -8.6%
• Equity multiple: 0.28×
• Total profit: $-66,415
• Equity at exit: $84,773

Cash invested: $92,120 (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 →

ZIP-level market 77346

• Home prices YoY: -0.4%
• Rents YoY: 0.1%
• Active inventory: 682
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,859 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$614 /mo · $7,366/yr
• Insurance: −$137
• HOA: −$39
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $-257

Break-even live

Break-even rent $3,184

Max offer price $283,622

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-164	+0% $-257	+5% $-350	+10% $-443
Rent	-10% $-483	-5% $-370	+0% $-257	+5% $-144	+10% $-31
Rate	-1.0pp $-91	-0.5pp $-173	base $-257	+0.5pp $-342	+1.0pp $-429

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19119 Sprintwood Ct Humble, TX	4.0	2.5	2487	$2,425	$0.98	24d	1	0.65mi
18431 Sailfish Cove Dr Humble, TX	4.0	3.0	3264	$2,445	$0.75	12d	1	0.69mi
18718 Walden Forest Dr Humble, TX	4.0	2.0	2224	$2,600	$1.17	4d	1	0.76mi
19603 Fairway Island Dr Humble, TX	5.0	2.5	3329	$6,500	$1.95	26d	1	1.29mi
7131 Maple Walk Dr Humble, TX	3.0	2.0	1808	$1,895	$1.05	7d	1	1.35mi
13513 Northline Lake Dr Houston, TX	3.0	3.0	2034	$2,800	$1.38	45d	1	1.35mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: water

Listing history 30 events

1. 2026-06-21
   days on market $329,000 Active 30 DOM
2. 2026-06-18
   days on market $329,000 Active 27 DOM
3. 2026-06-17
   days on market $329,000 Active 26 DOM
4. 2026-06-16
   days on market $329,000 Active 25 DOM
5. 2026-06-15
   days on market $329,000 Active 24 DOM
6. 2026-06-13
   days on market $329,000 Active 22 DOM
7. 2026-06-13
   days on market $329,000 Active 21 DOM
8. 2026-06-09
   days on market $329,000 Active 18 DOM
9. 2026-06-08
   days on market $329,000 Active 17 DOM
10. 2026-06-07
    days on market $329,000 Active 16 DOM
11. 2026-06-04
    days on market $329,000 Active 13 DOM
12. 2026-06-03
    days on market $329,000 Active 12 DOM
13. 2026-06-02
    days on market $329,000 Active 11 DOM
14. 2026-06-01
    days on market $329,000 Active 10 DOM
15. 2026-05-31
    days on market $329,000 Active 9 DOM
16. 2026-02-02
    listed $339,000 Active 1029-char remark
17. 2024-08-13
    historical
18. 2024-08-01
    price $345,000
19. 2024-06-18
    price $354,000
20. 2024-05-05
    status Active
21. 2024-05-01
    status Option Pending
22. 2024-02-25
    listed $369,000 Active
23. 2024-02-23
    historical $2,400
24. 2023-12-13
    price $2,400
25. 2023-11-28
    price $2,500
26. 2023-11-16
    price $2,600
27. 2023-10-20
    listed $2,700
28. 2010-04-26
    historical
29. 2009-09-08
    listed $214,900
30. 1998-04-09
    soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $7,366 · $614/mo
• Projected year-2 tax: $7,366 · $614/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,304
• − Mortgage interest: −$18,429
• − Property taxes: −$7,366
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,744
• − Management: −$2,744
• − HOA: −$468
• − Depreciation: −$9,571
• Taxable loss: −$8,664
• Est. tax savings @ 24.0%: +$2,079
• After-tax cash flow: $-1,003/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.

Schools (NCES district)

• District: Humble ISD
• NCES district ID: 4823910
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $83,946
• Composite: 38.55/100
• National rank: #4171
• State rank: #262 of 826 in TX

Livability — Atascocita

• Score: 70/100
• State rank: #346
• US rank: #7586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atascocita, TX
• County: Harris County · 4,702,590 people
• City population: 79,538
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 79,538
• Household income: $122,241
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 1072.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 21% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 1% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 17% Other Indo-European 1% German/W. Germanic 1%

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: ▼ -0.95%
• Current HPI: 218.0478
• Rent YoY: ▲ 0.09%
• 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

+53.1% since first listed

17 events — show timeline

• 2026-05-22 Listing Removed — HARMLS
• 2026-05-22 Listed $329,000 HARMLS
• 2026-02-02 Listed $339,000 HARMLS
• 2024-08-13 Listing Removed — HARMLS
• 2024-08-01 Price Changed $345,000 HARMLS
• 2024-06-18 Price Changed $354,000 HARMLS
• 2024-05-05 Relisted — HARMLS
• 2024-05-01 Pending — HARMLS
• 2024-02-25 Listed $369,000 HARMLS
• 2024-02-23 Rental Removed $2,400 HARMLS
• 2023-12-13 Price Changed $2,400 HARMLS
• 2023-11-28 Price Changed $2,500 HARMLS
• 2023-11-16 Price Changed $2,600 HARMLS
• 2023-10-20 Listed for Rent $2,700 HARMLS
• 2010-04-26 Listing Removed — HARMLS
• 2009-09-08 Listed $214,900 HARMLS
• 1998-04-09 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $7,366 · -0.3% YoY. Source: county tax records.