1236 Long Leaf Pine St · Houston, TX 77336

$210,300

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 30 Days on market

Built 2024 Good condition 0.32 ac lot

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Why this score? — see what drove the C- 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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks

Beautiful home offering the perfect blend of style, comfort, and functionality on a spacious lot in Huffman. This thoughtfully designed 3-bedroom, 2-bath home features an open-concept layout with abundant natural light and modern finishes throughout. The kitchen is the heart of the home with a large island that provides a breakfast bar for functionality. Durable laminate flooring runs throughout with no carpet, adding both style and easy maintenance. The spacious primary en-suite offers a relaxing retreat with a large walk-in closet, dual vanities, and a beautifully finished private bath. The dining area features sliding glass doors for tons of natural light, plus a spacious walk-in pantry,

Key facts

• Dual vanities
• Walk-in closet
• Private bath

Tags

• OPEN-CONCEPT LAYOUT
• LARGE ISLAND
• WALK-IN CLOSET
• DUAL VANITIES
• PRIVATE BATH
• SLIDING GLASS DOORS

Property features AI

Finance

• Other: Has additional parcels
• Financial info: Lease not considered
• HOA & community: Subdivision community (details not provided)

Exterior

• Parking: Parking details not provided
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story entry (first-floor living); Built in 2024
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Cleared lot; Located in a subdivision; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal; Microwave; Kitchen island; Breakfast bar; Pantry / Walk-in pantry
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Laminate; Plank; Vinyl
• Bathrooms: 2 full bathrooms; Double vanity; Soaking tub and separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Double vanity; High ceilings; Kitchen island; Pantry; Soaking tub; Separate shower; Vanity; Walk-in pantry; Ceiling fans; Programmable thermostat; Low emissivity windows; Smoke detector(s)
• Laundry & utility: Electric dryer hookup; Utility room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (4.1% below list).
• Recommended offer: $202k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.2% in Houston — 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 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• 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: 585 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 $1k of loan paydown is wiped out by about $6k 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 ($207k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,730 (4.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-19,340
• Equity at exit: $31,356

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $2,065
• Equity at exit: $18,183

Cash invested: $58,884 (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 77336

• Home prices YoY: -1.8%
• Active inventory: 585
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,017 medium
• Mortgage (P&I): −$1,103
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $232

Break-even live

Break-even rent $1,724

Max offer price $210,300

Occupancy floor 84%

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: $52,575
• Closing costs: $6,309
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,800	$1.32	24d	1	1.20mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	2d	1	1.27mi

Listing history 16 events

1. 2026-06-18
   days on market $210,300 Active 30 DOM
2. 2026-06-17
   days on market $210,300 Active 29 DOM
3. 2026-06-16
   days on market $210,300 Active 28 DOM
4. 2026-06-15
   days on market $210,300 Active 27 DOM
5. 2026-06-13
   days on market $210,300 Active 25 DOM
6. 2026-06-09
   days on market $210,300 Active 21 DOM
7. 2026-06-08
   days on market $210,300 Active 20 DOM
8. 2026-06-08
   price $210,300 Active 19 DOM
9. 2026-06-07
   days on market $219,000 Active 19 DOM
10. 2026-06-04
    days on market $219,000 Active 16 DOM
11. 2026-06-03
    days on market $219,000 Active 15 DOM
12. 2026-06-02
    days on market $219,000 Active 14 DOM
13. 2026-06-01
    days on market $219,000 Active 13 DOM
14. 2026-05-31
    days on market $219,000 Active 12 DOM
15. 2026-05-19
    listed $219,000 Active
16. 2024-11-04
    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: $2,057 · $171/mo
• Projected year-2 tax: $3,848 · $321/mo
• Expected delta: +$1,792/yr (+$149/mo · 87.1%)

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

Taxation est. · year 1

• Rental income: $24,208
• − Mortgage interest: −$11,780
• − Property taxes: −$2,057
• − Insurance: −$1,052
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$6,118
• Taxable loss: −$672
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $2,943/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 Cosmetic rehab

This well-maintained, modern 3-bedroom home offers a good balance of style and functionality, with a spacious layout and open-concept design.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps home in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps home in good condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• 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: 377.0

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: 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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

2 events — show timeline

• 2026-05-19 Listed $219,000 HARMLS
• 2024-11-04 Sold (Public Records) — Public Records

Property tax history

+135.5%/yr

Latest (2025): $2,057 · +135.5% YoY. Source: county tax records.