Ramsey Plan · Huffman, TX 77336

$210,990

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 228 Days on market

Excellent condition

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Watermill Collection is a new series of single-family homes for sale at the Sila masterplan in Huffman, TX. Nestled in a wooded landscape, the community offers access to onsite amenities, including a swimming pool, parks, walking trails and a pickleball court. Land Houston Wilderness Park offers opportunities to camp and enjoy the outdoors, and residents will enjoy simple commutes and travel with proximity to I-69. Plus, eligible students will attend desirable Huffman ISD schools.

Key facts

• Pickleball court
• Swimming pool
• Huffman isd schools

Tags

• SWIMMING POOL
• WALKING TRAILS
• PICKLEBALL COURT
• HUFFMAN ISD SCHOOLS

🏗️ New construction. The $210,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $273,589.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $211k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $211k).
• Recommended offer: $186k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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: 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) — zoned schools at 39% FRL track the district average.
• 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 $8k 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 228 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Recommended offer $185,671 (12.0% 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 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $273,589
• List price: $210,990
• Delta: -22.88%
• 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
31507 Pianella Ln	0.28mi	4/2.0	1,720 (0%)	1mo	$208,440	$121	86
918 Capracotta Dr	0.18mi	3/2.0 (-1)	1,749 (+2%)	0mo	$254,990	$146	84
31514 Pianella Ln	0.28mi	4/2.0	1,760 (+2%)	0mo	$209,990	$119	83
31527 Pianella Ln	0.28mi	4/2.0	1,760 (+2%)	1mo	$212,990	$121	82
912 Capracotta Dr	0.15mi	3/2.5 (-1)	1,749 (+2%)	2mo	$309,990	$177	81
31209 Piccolo Fiore Ln	0.34mi	4/2.0	1,656 (-4%)	0mo	$201,990	$122	78
31511 San Floro Dr	0.16mi	3/2.0 (-1)	1,600 (-7%)	0mo	$237,990	$149	76
31508 San Floro Dr	0.22mi	3/2.0 (-1)	1,880 (+9%)	0mo	$249,991	$133	69
31637 Bohlssen Rd	0.48mi	3/1.5 (-1)	1,747 (+2%)	1mo	$479,900	$275	67
920 Pertuso Ln	0.27mi	4/2.5	1,535 (-11%)	0mo	$160,990	$105	67
944 Pertuso Ln	0.32mi	4/2.5	1,535 (-11%)	0mo	$156,990	$102	65
1118 Novelle Bend Dr	0.55mi	4/2.5	1,845 (+7%)	1mo	$343,500	$186	60

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-54,683
• Equity at exit: $40,793

10-year hold

• IRR: -13.7%
• Equity multiple: 0.21×
• Total profit: $-60,852
• Equity at exit: $23,655

Cash invested: $76,605 (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: 80 active · 52 under contract
• Months of supply: 4.9 mo (20%/mo absorbed)
• Median asking: $212,990 ($132/sqft)
• Median days on market: 57 d
• This list price: 49% of active listings are priced below it
• ARV vs active asking: +20.4% 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: 8.0×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$1,435
• Tax est. 1.5%: −$342 /mo · $4,104/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-163

Break-even live

Break-even rent $2,393

Max offer price $250,001

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-68	+0% $-163	+5% $-258	+10% $-352
Rent	-10% $-336	-5% $-249	+0% $-163	+5% $-77	+10% $10
Rate	-1.0pp $-25	-0.5pp $-93	base $-163	+0.5pp $-234	+1.0pp $-306

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: $68,397
• Closing costs: $8,208
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

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	0.28mi
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,699	$1.25	15d	1	0.30mi

Listing history 50 events

1. 2026-08-08
   days on market $210,990 Active 228 DOM
2. 2026-08-06
   days on market $210,990 Active 226 DOM
3. 2026-08-05
   days on market $210,990 Active 225 DOM
4. 2026-08-04
   days on market $210,990 Active 224 DOM
5. 2026-08-03
   days on market $210,990 Active 223 DOM
6. 2026-07-31
   days on market $210,990 Active 220 DOM
7. 2026-07-30
   days on market $210,990 Active 218 DOM
8. 2026-07-28
   pricedays on market $210,990 Active 217 DOM
9. 2026-07-26
   days on market $209,990 Active 215 DOM
10. 2026-07-24
    days on market $209,990 Active 213 DOM
11. 2026-07-23
    days on market $209,990 Active 212 DOM
12. 2026-07-22
    days on market $209,990 Active 211 DOM
13. 2026-07-21
    days on market $209,990 Active 210 DOM
14. 2026-07-20
    days on market $209,990 Active 209 DOM
15. 2026-07-18
    days on market $209,990 Active 207 DOM
16. 2026-07-18
    days on market $209,990 Active 206 DOM
17. 2026-07-16
    days on market $209,990 Active 205 DOM
18. 2026-07-15
    pricedays on market $209,990 Active 204 DOM
19. 2026-07-14
    days on market $219,990 Active 203 DOM
20. 2026-07-13
    days on market $219,990 Active 202 DOM
21. 2026-07-13
    days on market $219,990 Active 201 DOM
22. 2026-07-11
    days on market $219,990 Active 200 DOM
23. 2026-07-09
    pricedays on market $219,990 Active 198 DOM
24. 2026-07-07
    days on market $231,990 Active 196 DOM
25. 2026-07-06
    days on market $231,990 Active 195 DOM
26. 2026-07-06
    days on market $231,990 Active 194 DOM
27. 2026-07-05
    days on market $231,990 Active 193 DOM
28. 2026-07-03
    days on market $231,990 Active 192 DOM
29. 2026-07-02
    days on market $231,990 Active 191 DOM
30. 2026-07-01
    days on market $231,990 Active 190 DOM
31. 2026-06-30
    days on market $231,990 Active 189 DOM
32. 2026-06-29
    days on market $231,990 Active 188 DOM
33. 2026-06-28
    days on market $231,990 Active 187 DOM
34. 2026-06-27
    days on market $231,990 Active 186 DOM
35. 2026-06-26
    days on market $231,990 Active 185 DOM
36. 2026-06-24
    days on market $231,990 Active 183 DOM
37. 2026-06-22
    days on market $231,990 Active 181 DOM
38. 2026-06-21
    days on market $231,990 Active 180 DOM
39. 2026-06-18
    days on market $231,990 Active 177 DOM
40. 2026-06-17
    days on market $231,990 Active 176 DOM
41. 2026-06-16
    days on market $231,990 Active 175 DOM
42. 2026-06-15
    days on market $231,990 Active 174 DOM
43. 2026-06-13
    days on market $231,990 Active 172 DOM
44. 2026-06-09
    days on market $231,990 Active 168 DOM
45. 2026-06-08
    days on market $231,990 Active 167 DOM
46. 2026-06-07
    days on market $231,990 Active 166 DOM
47. 2026-06-04
    days on market $231,990 Active 163 DOM
48. 2026-06-03
    days on market $231,990 Active 162 DOM
49. 2026-06-02
    days on market $231,990 Active 161 DOM
50. 2026-06-01
    days on market $231,990 Active 160 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: $26,244
• − Mortgage interest: −$15,325
• − Property taxes: −$4,104
• − Insurance: −$1,368
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$7,959
• Taxable loss: −$6,711
• Est. tax savings @ 24.0%: +$1,611
• After-tax cash flow: $-345/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 · 1 photo

Excellent 100/100 None rehab

This new single-family home in the Watermill Collection at the Sila masterplan in Huffman, TX, is move-in ready with no visible signs of wear or need for repairs. It offers a prime location with access to amenities and desirable schools.

F Composite school gradezoned avg 36/100

Zoned Schools

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

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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%

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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%

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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

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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

1 event — show timeline

• 2025-12-23 Listed $266,990 Zillow