Is 31029 De La Guerra St in Huffman, TX a good investment?

CashFlowRE grades it F with a 4.6% cap rate and $-365/mo modeled cash flow at a $220,390 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 31029 De La Guerra St?

The modeled cap rate is 4.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,862/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 32.1

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 +7.5/15.0
Cash flow +7.1/30.0
Condition / age +4.8/5.0
Schools +3.5/10.0
Rent growth +2.5/5.0
Livability +2.5/5.0
1% rule +2.3/10.0
DSCR +1.3/10.0
Appreciation +0.7/10.0

$220,390

31029 De La Guerra St · Huffman, TX 77336

3 bd · 2.0 ba · 1,941 sqft · SingleFamily · 23 Days on market

Built 2026 Excellent condition 2-car garage $75/mo HOA · 4% of rent ↓ 18% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The Allen offers a beautiful open-concept layout with a sizeable, secluded primary suite. White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.

Key facts

Innovative features
Open concept layout
2 garage spots

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $220k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
To cash-flow at today's rent, offer at most $202k (8.4% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (15.5% below list).
Recommended offer: $186k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

Location reads: area grade F — 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: 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: 951 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 56d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 23 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
4 sale attempts 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.

Recommended offer $186,164 (15.5% below list)

Questions for the listing agent

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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.73% ✗
Cap rate: 4.57%
Cash-on-cash: -6.14%
DSCR: 0.73
GRM: 11.4

CMA / ARV

ARV (median comp): $254,790
List price: $220,390
Delta: -13.50%
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
31024 De La Guerra St	0.04mi	3/2.0	1,941 (0%)	3mo	$259,590	$134	96
1219 Peter Pine St	0.19mi	4/2.0 (+1)	1,950 (+0%)	2mo	$350,000	$179	84
31106 Fermo Hills Ln	0.04mi	4/3.0 (+1)	2,045 (+5%)	2mo	$279,980	$137	78
31016 Rivage Beach Dr	0.32mi	4/2.5 (+1)	1,981 (+2%)	2mo	$249,640	$126	73
31104 Amalfi Cliff Dr	0.14mi	3/2.0	1,688 (-13%)	0mo	$252,590	$150	71
31027 Amalfi Cliff Dr	0.14mi	3/2.0	1,688 (-13%)	1mo	$249,990	$148	71
1142 Pine Rivage Dr	0.24mi	4/2.5 (+1)	2,055 (+6%)	2mo	$255,990	$125	71
31023 Rova Boat Dr	0.39mi	4/2.5 (+1)	1,981 (+2%)	2mo	$229,790	$116	70
1206 Pavia Fields Dr	0.14mi	4/3.0 (+1)	1,764 (-9%)	0mo	$263,975	$150	69
31028 De La Guerra St	0.02mi	4/3.0 (+1)	2,180 (+12%)	2mo	$249,740	$115	68
31020 De La Guerra St	0.05mi	4/3.0 (+1)	2,180 (+12%)	1mo	$268,990	$123	67
31025 Amalfi Cliff Dr	0.14mi	4/3.0 (+1)	2,180 (+12%)	0mo	$278,990	$128	64

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: -26.8%
Equity multiple: 0.10×
Total profit: $-64,466
Equity at exit: $37,990

10-year hold

IRR: -24.2%
Equity multiple: -0.20×
Total profit: $-85,777
Equity at exit: $22,030

Cash invested: $71,341 (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: 102 active · 57 under contract
Months of supply: 11.3 mo (9%/mo absorbed)
Median asking: $258,995 ($137/sqft)
Median days on market: 130 d
This list price: 8% of active listings are priced below it
ARV vs active asking: -4.3% vs 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: 951
Price-to-rent: 9.9×

Monthly cashflow live

Estimated rent: $1,862 medium interval (Pro) →
Mortgage (P&I): −$1,336
Tax est. 1.5%: −$318 /mo · $3,822/yr
Insurance: −$106
HOA: −$75
Lot rent: −$0
Vacancy / Maint / Mgmt: −$391
Net cashflow: $-365

Break-even live

Break-even rent $2,324

Max offer price $201,959

Occupancy floor —

Sensitivity live

Price	-10% $-189	-5% $-277	+0% $-365	+5% $-453	+10% $-541
Rent	-10% $-512	-5% $-439	+0% $-365	+5% $-292	+10% $-218
Rate	-1.0pp $-237	-0.5pp $-300	base $-365	+0.5pp $-431	+1.0pp $-498

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: $63,698
Closing costs: $7,644
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,599	$1.18	33d	1	0.96mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,599	$1.09	114d	1	0.99mi
917 Capracotta Dr Huffman, TX	4.0	2.0	1656	$1,800	$1.09	53d	1	1.05mi
31208 Piccolo Fiore Ln Huffman, TX	3.0	2.0	1461	$1,695	$1.16	56d	1	1.34mi

Property features AI

Finance

HOA & community: Annual association fee of $900Community pool

Exterior

Parking: Attached 2-car garageAdditional parkingDrivewayGarage door opener
Security: Smoke detectors
Utilities: Public waterPublic sewer
Construction: Built in 2026New constructionBrick, cement siding, and stone constructionComposition roofSlab foundation
Exterior features: Covered patioDeckPorchFully fenced private yardSubdivision

Interior

Kitchen: DishwasherDisposalGas oven and rangeMicrowaveRefrigerator
Bedrooms: 3 bedrooms, all on the first floor
Flooring: CarpetPlankTileVinyl
Bathrooms: 2 full bathrooms
Heating & cooling: Heat pumpCentral air conditioningElectric coolingAttic fanProgrammable thermostat
Interior features: Double vanityEntrance foyerEn-suite bathroomGranite and quartz countersKitchen and family room combinationPantry and walk-in pantryWalk-in closetLow-emissivity windowsVentilationEnergy-efficient insulation, lighting, thermostat, water heater, and windows
Laundry & utility: Washer and dryerWasher and electric dryer hookups

Listing history 50 events

2026-11-08

days on market $220,390 Active 23 DOM
2026-11-07

days on market $220,390 Active 22 DOM
2026-11-06

days on market $220,390 Active 21 DOM
2026-11-05

days on market $220,390 Active 20 DOM
2026-11-04

pricedays on market $220,390 Active 19 DOM
2026-11-02

days on market $225,390 Active 17 DOM
2026-11-01

days on market $225,390 Active 16 DOM
2026-10-31

days on market $225,390 Active 15 DOM
2026-10-30

days on market $225,390 Active 14 DOM
2026-10-29

days on market $225,390 Active 13 DOM
2026-10-28

days on market $225,390 Active 12 DOM
2026-10-27

days on market $225,390 Active 11 DOM
2026-10-26

days on market $225,390 Active 10 DOM
2026-10-26

days on market $225,390 Active 9 DOM
2026-10-24

days on market $225,390 Active 8 DOM
2026-10-23

days on market $225,390 Active 7 DOM
2026-10-22

days on market $225,390 Active 6 DOM
2026-10-21

days on market $225,390 Active 5 DOM
2026-10-20

days on market $225,390 Active 4 DOM
2026-10-19

days on market $225,390 Active 3 DOM
2026-10-18

days on market $225,390 Active 2 DOM
2026-10-17

pricedays on marketlisting id $225,390 Active 1 DOM

Show marketing remark (204 chars)

The Allen offers a beautiful open-concept layout with a sizeable, secluded primary suite. White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.
2026-10-16

days on market $229,390 Active 140 DOM
2026-10-15

days on market $229,390 Active 139 DOM
2026-10-14

days on market $229,390 Active 138 DOM
2026-10-13

days on market $229,390 Active 137 DOM
2026-10-12

days on market $229,390 Active 136 DOM
2026-10-11

days on market $229,390 Active 135 DOM
2026-10-10

days on market $229,390 Active 134 DOM
2026-10-09

days on market $229,390 Active 133 DOM
2026-10-08

days on market $229,390 Active 132 DOM
2026-10-07

days on market $229,390 Active 131 DOM
2026-10-06

days on market $229,390 Active 130 DOM
2026-10-05

days on market $229,390 Active 129 DOM
2026-10-04

days on market $229,390 Active 128 DOM
2026-10-03

days on market $229,390 Active 127 DOM
2026-10-02

days on market $229,390 Active 126 DOM
2026-10-01

days on market $229,390 Active 125 DOM

Show marketing remark (204 chars)

The Allen offers a beautiful open-concept layout with a sizeable, secluded primary suite. White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.
2026-09-30

pricedays on market $229,390 Active 124 DOM
2026-09-29

days on market $234,390 Active 123 DOM
2026-09-28

days on market $234,390 Active 122 DOM
2026-09-27

days on market $234,390 Active 121 DOM
2026-09-26

days on market $234,390 Active 120 DOM
2026-09-25

days on market $234,390 Active 119 DOM
2026-09-24

days on market $234,390 Active 118 DOM
2026-09-23

days on market $234,390 Active 117 DOM
2026-09-22

days on market $234,390 Active 116 DOM
2026-09-21

days on market $234,390 Active 115 DOM
2026-09-20

days on market $234,390 Active 114 DOM
2026-09-19

days on market $234,390 Active 113 DOM

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $22,340
− Mortgage interest: −$14,272
− Property taxes: −$3,822
− Insurance: −$1,274
− Repairs & maintenance: −$1,787
− Management: −$1,787
− HOA: −$900
− Depreciation: −$7,412
Taxable loss: −$8,915

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,140
After-tax cash flow: $-2,242/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

Excellent 95/100 None rehab

This brand new, energy-efficient home is move-in ready with excellent condition and a beautiful open-concept layout. It offers a spacious primary suite and is located in a desirable community with easy access to amenities and transportation.

Value-add opportunities

Both Painting the exterior brick facade — Enhances curb appeal and can increase both resale and rental value ↑
Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Falcon Ridge El F TX #2,234/4,322 Nat'l #24,773/41,679 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

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%
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-18.2% since first listed

28 events — show timeline

2026-10-17 Price Changed $225,390 Zillow
2026-10-16 Listing Removed — HARMLS
2026-10-16 Listed $225,390 HARMLS
2026-10-01 Price Changed $229,390 Zillow
2026-09-30 Price Changed $229,390 HARMLS
2026-09-10 Relisted — Zillow
2026-08-04 Delisted — Zillow
2026-07-23 Price Changed $234,390 Zillow
2026-07-23 Price Changed $234,390 HARMLS
2026-07-22 Price Changed $240,390 Zillow
2026-07-21 Price Changed $240,390 HARMLS
2026-06-23 Price Changed $239,390 Zillow
2026-06-23 Price Changed $239,390 HARMLS
2026-06-08 Price Changed $244,390 HARMLS
2026-06-06 Price Changed $244,390 Zillow
2026-06-03 Price Changed $249,390 Zillow
2026-06-03 Price Changed $249,390 HARMLS
2026-05-24 Price Changed $248,390 Zillow
2026-05-23 Price Changed $253,390 Zillow
2026-05-20 Price Changed $248,390 HARMLS
2026-05-15 Price Changed $253,390 HARMLS
2026-05-02 Price Changed $252,390 Zillow
2026-05-01 Price Changed $252,390 HARMLS
2026-04-22 Listed $249,390 HARMLS
2026-04-11 Price Changed $249,390 Zillow
2026-03-04 Price Changed $260,390 Zillow
2026-02-20 Price Changed $259,390 Zillow
2026-02-19 Listed $275,390 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…