24718 Russet Bluff Trl · Houston, TX 77336

$199,999

3 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 54 Days on market

Built 2021 Good condition 5,388 sqft lot $144/sqft · 17% below area Est $240k · 17% under $33/mo HOA · 2% of rent ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.6/30.0
• 1% rule +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Welcome to easy, modern living at 24718 Russet Bluff Trail, a Century home build. This light-filled 3-bedroom, 2-bath home offers a smart, open layout designed for everyday comfort and effortless entertaining. The spacious living area flows seamlessly into the kitchen and dining space, featuring granite countertops, ample cabinetry, and room to gather. Large windows and custom blinds throughout create a bright yet private retreat. Step outside to a fully fenced backyard—perfect for weekend barbecues, pets, or relaxing evenings at home. Built in 2021 and move-in ready, this home offers the peace of mind of newer construction with the convenience of nearby shopping, dining, and easy access to Lake Houston area amenities. A fantastic opportunity for anyone seeking a low-maintenance home that’s ready to enjoy from day one.

Key facts

• Ample cabinetry
• Spacious living area
• Newer construction

Tags

• OPEN LAYOUT
• SPACIOUS LIVING AREA
• GRANITE COUNTERTOPS
• AMPLE CABINETRY
• FULLY FENCED BACKYARD
• NEWER CONSTRUCTION

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (8.6% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $183k (8.6% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $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 54 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• 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 $182,721 (8.6% 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 54 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.06% ✓
• Cap rate: 5.71%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 7.9

CMA / ARV

• ARV (median comp): $240,257
• List price: $199,999
• Delta: -16.76%
• 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
24742 Russet Bluff Trl	0.05mi	3/2.0	1,367 (-1%)	12mo	$210,000	$154	86
723 Pas Trl	0.45mi	3/2.0	1,365 (-2%)	4mo	$220,000	$161	73
24318 Hard Wood Dr	0.28mi	3/2.0	1,276 (-8%)	2mo	$190,000	$149	72
24307 Silver Maple Dr	0.30mi	3/2.0	1,235 (-11%)	4mo	$200,000	$162	64
24311 Silver Maple Dr	0.30mi	3/2.0	1,235 (-11%)	5mo	$179,900	$146	64
526 Emerald Thicket Ln	0.56mi	3/2.0	1,267 (-9%)	1mo	$234,990	$185	59
24709 Stablewood Forest Ct	0.66mi	3/2.0	1,267 (-9%)	2mo	$227,990	$180	53
24717 Stablewood Frst	0.66mi	3/2.0	1,267 (-9%)	3mo	$224,990	$178	53
511 Emerald Thicket Ln	0.59mi	3/2.0	1,267 (-9%)	11mo	$234,990	$185	49
24712 Stablewood Forest Ct	0.63mi	3/2.5	1,556 (+12%)	0mo	$180,000	$116	48
24711 Thornbluff Briar Trl	0.72mi	3/2.0	1,243 (-10%)	9mo	$234,990	$189	42
24034 E Lake Houston Pkwy	0.74mi	3/2.0	1,558 (+12%)	4mo	$255,999	$164	41

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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-38,367
• Equity at exit: $29,821

10-year hold

• IRR: -12.0%
• Equity multiple: 0.28×
• Total profit: $-40,330
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$606 /mo · $7,270/yr
• Insurance: −$83
• HOA: −$33
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-98

Break-even live

Break-even rent $2,242

Max offer price $182,721

Occupancy floor 100%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24730 Russet Bluff Trl Huffman, TX	4.0	2.0	1604	$2,150	$1.34	1d	1	0.04mi
24719 Colony Meadow Trl Huffman, TX	4.0	2.0	1613	$2,200	$1.36	43d	1	0.12mi
24118 Grey Fox Dr Huffman, TX	3.0	2.0	1543	$1,425	$0.92	43d	1	0.40mi
408 Emerald Thicket Ln Huffman, TX	3.0	2.5	1755	$2,200	$1.25	43d	1	0.70mi
24523 Whitesail Dr Huffman, TX	3.0	2.0	1512	$1,800	$1.19	43d	1	0.87mi
2719 3rd St Huffman, TX	3.0	2.0	902	$655	$0.73	24d	1	1.41mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 18 events

1. 2026-06-13
   days on market $199,999 Active 54 DOM
2. 2026-06-09
   days on market $199,999 Active 50 DOM
3. 2026-06-08
   days on market $199,999 Active 49 DOM
4. 2026-06-07
   days on market $199,999 Active 48 DOM
5. 2026-06-04
   days on market $199,999 Active 45 DOM
6. 2026-06-03
   days on market $199,999 Active 44 DOM
7. 2026-06-02
   days on market $199,999 Active 43 DOM
8. 2026-06-01
   days on market $199,999 Active 42 DOM
9. 2026-05-31
   days on market $199,999 Active 41 DOM
10. 2026-04-20
    historical

    Show marketing remark (842 chars)

    Welcome to easy, modern living at 24718 Russet Bluff Trail, a Century home build. This light-filled 3-bedroom, 2-bath home offers a smart, open layout designed for everyday comfort and effortless entertaining. The spacious living area flows seamlessly into the kitchen and dining space, featuring granite countertops, ample cabinetry, and room to gather. Large windows and custom blinds throughout create a bright yet private retreat. Step outside to a fully fenced backyard—perfect for weekend barbecues, pets, or relaxing evenings at home. Built in 2021 and move-in ready, this home offers the peace of mind of newer construction with the convenience of nearby shopping, dining, and easy access to Lake Houston area amenities. A fantastic opportunity for anyone seeking a low-maintenance home that’s ready to enjoy from day one.

11. 2026-04-20
    listed $219,500 Active 842-char remark

    Show marketing remark (842 chars)

    Welcome to easy, modern living at 24718 Russet Bluff Trail, a Century home build. This light-filled 3-bedroom, 2-bath home offers a smart, open layout designed for everyday comfort and effortless entertaining. The spacious living area flows seamlessly into the kitchen and dining space, featuring granite countertops, ample cabinetry, and room to gather. Large windows and custom blinds throughout create a bright yet private retreat. Step outside to a fully fenced backyard—perfect for weekend barbecues, pets, or relaxing evenings at home. Built in 2021 and move-in ready, this home offers the peace of mind of newer construction with the convenience of nearby shopping, dining, and easy access to Lake Houston area amenities. A fantastic opportunity for anyone seeking a low-maintenance home that’s ready to enjoy from day one.

12. 2026-03-11
    price $227,000
13. 2025-12-01
    price $230,000
14. 2025-12-01
    listed $220,000 Active
15. 2022-02-28
    soldstatus Sold
16. 2021-10-13
    status Pending
17. 2021-10-07
    price $228,225
18. 2021-09-29
    listed $226,225 Active

ⓘ 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: $7,270 · $606/mo
• Projected year-2 tax: $7,270 · $606/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°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: $25,415
• − Mortgage interest: −$11,203
• − Property taxes: −$7,270
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − HOA: −$396
• − Depreciation: −$5,818
• Taxable loss: −$4,338
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $-132/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 move-in ready home offers a modern, open layout with good condition throughout. It's a great opportunity for investors looking to add value with minor updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen backsplash — Modern backsplash can add visual interest and functionality
• Resale Bathroom vanity — Modern vanity can enhance the bathroom's appearance and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen backsplash — Modern backsplash can add visual interest and functionality ↑
• Resale Bathroom vanity — Modern vanity can enhance the bathroom's appearance and functionality ↑

ⓘ 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

• Census place: Houston, TX
• 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

-3.0% since first listed

9 events — show timeline

• 2026-04-20 Listed $219,500 HARMLS
• 2026-04-20 Listing Removed — HARMLS
• 2026-03-11 Price Changed $227,000 HARMLS
• 2025-12-01 Price Changed $230,000 HARMLS
• 2025-12-01 Listed $220,000 HARMLS
• 2022-02-28 Sold (MLS) — HARMLS
• 2021-10-13 Pending — HARMLS
• 2021-10-07 Price Changed $228,225 HARMLS
• 2021-09-29 Listed $226,225 HARMLS

Property tax history

+72.6%/yr

Latest (2025): $7,270 · +1.5% YoY. Source: county tax records.