31022 Perdido Valley Ln · Houston, TX 77336

$199,540

3 bd · 2.0 ba · 1,405 sqft · SingleFamily · 121 Days on market

Built 2026 Excellent condition $142/sqft · 15% below area Est $234k · 15% under $75/mo HOA · 4% of rent ↓ 9% since listing

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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 +17.1/30.0
• ARV discount +14.2/15.0
• DSCR +5.3/10.0
• 1% rule +5.1/10.0
• Condition / age +5.0/5.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Brand new, energy-efficient home available by Mar 2026! Unwind after a long day in the Glacier's relaxing primary suite, complete with a spa-like primary bathroom.White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Future pool
• Primary suite
• Community playground

Tags

• ENERGY EFFICIENT HOME
• PRIMARY SUITE
• SPA LIKE PRIMARY BATHROOM
• COMMUNITY PLAYGROUND
• HUFFMAN ISD
• FUTURE POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: schools D, 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.
• 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 121 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $175,595 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 8.2

CMA / ARV

• ARV (median comp): $234,240
• List price: $199,540
• Delta: -14.81%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31032 Perdido Valley Ln	0.01mi	3/2.0	1,405 (0%)	3mo	$209,540	$149	97
31027 Perdido Valley Ln	0.03mi	3/2.0	1,405 (0%)	3mo	$209,540	$149	96
31024 Perdido Valley Ln	0.00mi	3/2.0	1,426 (+2%)	3mo	$204,940	$144	95
31029 Perdido Valley Ln	0.03mi	3/2.0	1,426 (+2%)	3mo	$209,590	$147	94
1242 Minorca St	0.08mi	3/2.0	1,283 (-9%)	1mo	$210,990	$164	81
31031 Perdido Valley Ln	0.03mi	4/2.0 (+1)	1,557 (+11%)	1mo	$224,040	$144	75
1216 Peter Pine St	0.24mi	3/2.0	1,606 (+14%)	5mo	$259,000	$161	60
7 Magnolia Ln	0.62mi	2/1.0 (-1)	1,570 (+12%)	13mo	$299,000	$190	32

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-23,315
• Equity at exit: $29,752

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-8,476
• Equity at exit: $17,253

Cash invested: $55,871 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$1,046
• Tax est. 1.5%: −$249 /mo · $2,993/yr
• Insurance: −$83
• HOA: −$75
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $140

Break-even live

Break-even rent $1,840

Max offer price $199,540

Occupancy floor 88%

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: $49,885
• Closing costs: $5,986
• 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	1.04mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	2d	1	1.08mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $199,540 Active 121 DOM
2. 2026-06-17
   days on market $199,540 Active 120 DOM
3. 2026-06-16
   days on market $199,540 Active 119 DOM
4. 2026-06-16
   price $199,540 Active 118 DOM
5. 2026-06-15
   days on market $201,540 Active 118 DOM
6. 2026-06-13
   days on market $201,540 Active 116 DOM
7. 2026-06-09
   days on market $201,540 Active 112 DOM
8. 2026-06-08
   days on market $201,540 Active 111 DOM
9. 2026-06-07
   days on market $201,540 Active 110 DOM
10. 2026-06-04
    days on market $201,540 Active 107 DOM
11. 2026-06-03
    pricedays on market $201,540 Active 106 DOM
12. 2026-06-02
    days on market $200,540 Active 105 DOM
13. 2026-06-01
    days on market $200,540 Active 104 DOM
14. 2026-05-31
    days on market $200,540 Active 103 DOM
15. 2026-05-15
    price $200,540 883-char remark

    Show marketing remark (883 chars)

    Brand new, energy-efficient home available by Mar 2026! Unwind after a long day in the Glacier's relaxing primary suite, complete with a spa-like primary bathroom.White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

16. 2026-05-13
    price $199,540 883-char remark

    Show marketing remark (883 chars)

    Brand new, energy-efficient home available by Mar 2026! Unwind after a long day in the Glacier's relaxing primary suite, complete with a spa-like primary bathroom.White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

17. 2026-05-02
    price $233,540 222-char remark

    Show marketing remark (222 chars)

    Unwind after a long day in the Glacier's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.

18. 2026-05-01
    price $233,540 883-char remark

    Show marketing remark (883 chars)

    Brand new, energy-efficient home available by Mar 2026! Unwind after a long day in the Glacier's relaxing primary suite, complete with a spa-like primary bathroom.White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

19. 2026-04-22
    price $230,540 222-char remark

    Show marketing remark (222 chars)

    Unwind after a long day in the Glacier's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.

20. 2026-04-15
    price $230,540 883-char remark

    Show marketing remark (883 chars)

    Brand new, energy-efficient home available by Mar 2026! Unwind after a long day in the Glacier's relaxing primary suite, complete with a spa-like primary bathroom.White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

21. 2026-02-17
    listed $220,540 Active 883-char remark

    Show marketing remark (883 chars)

    Brand new, energy-efficient home available by Mar 2026! Unwind after a long day in the Glacier's relaxing primary suite, complete with a spa-like primary bathroom.White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

22. 2025-12-07
    listed $220,540 Active 222-char remark

    Show marketing remark (222 chars)

    Unwind after a long day in the Glacier's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.

ⓘ 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: $24,219
• − Mortgage interest: −$11,177
• − Property taxes: −$2,993
• − Insurance: −$998
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − HOA: −$900
• − Depreciation: −$5,805
• Taxable loss: −$1,529
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $2,052/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 · 6 photos

Excellent 100/100 None rehab

This brand new, energy-efficient home is move-in ready with excellent condition and no visible repairs needed. It offers a spa-like primary bathroom, light brown EVP flooring, and a well-maintained exterior. Consider painting the exterior and landscaping for further value increase.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase property value
• Both Landscaping improvements — Enhances curb appeal and can increase property value
• Both Add a smart home system — Improves convenience and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase property value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property value ↑
• Both Add a smart home system — Improves convenience and can increase property value ↑

ⓘ 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

-9.1% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $200,540 HARMLS
• 2026-05-13 Price Changed $199,540 HARMLS
• 2026-05-02 Price Changed $233,540 Zillow
• 2026-05-01 Price Changed $233,540 HARMLS
• 2026-04-22 Price Changed $230,540 Zillow
• 2026-04-15 Price Changed $230,540 HARMLS
• 2026-02-17 Listed $220,540 HARMLS
• 2025-12-07 Listed $220,540 Zillow