913 Capracotta Dr · Roman Forest, TX 77336

$231,990

3 bd · 2.0 ba · 1,572 sqft · Land · 69 Days on market

Built 2026 $148/sqft · 13% below area Est $266k · 13% under $192/mo HOA · 10% of rent ↓ 14% 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).

• Cash flow +13.5/30.0
• ARV discount +13.3/15.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

This new single-level home features a low-maintenance and modern design. An open-concept floorplan combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. Two secondary bedrooms are tucked away to the side of the home, and the luxe owner's suite is nestled into a private rear corner, complete with a spa-inspired bathroom and walk-in closet.

Key facts

• Walk-in closet
• Covered patio
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $232k.

Deal economics

• At list price, monthly cash flow is $8 ($100/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 $201k (13.3% below list).
• Recommended offer: $201k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.0% in Roman Forest — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#595 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: schools F, crime F, amenities 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 $2k of loan paydown is wiped out by about $7k 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 69 days — a 6% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 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 $201,174 (13.3% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 13% 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 F-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. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (median comp): $265,990
• List price: $231,990
• Delta: -12.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-37,047
• Equity at exit: $34,590

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-31,511
• Equity at exit: $20,058

Cash invested: $64,957 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,012 medium
• Mortgage (P&I): −$1,217
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$97
• HOA: −$192
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $8

Break-even live

Break-even rent $2,001

Max offer price $231,990

Occupancy floor 95%

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: $57,998
• Closing costs: $6,960
• 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	$1,675	$1.15	2d	1	0.10mi
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,800	$1.32	24d	1	0.14mi

HOA detail

• Monthly dues: $192 · $2,304/yr

Listing history 29 events

1. 2026-06-18
   days on market $231,990 Active 69 DOM
2. 2026-06-17
   remarks 626-char remark
3. 2026-06-17
   days on market $231,990 Active 68 DOM
4. 2026-06-16
   days on market $231,990 Active 67 DOM
5. 2026-06-15
   days on market $231,990 Active 66 DOM
6. 2026-06-13
   days on market $231,990 Active 64 DOM
7. 2026-06-09
   days on market $231,990 Active 60 DOM
8. 2026-06-08
   days on market $231,990 Active 59 DOM
9. 2026-06-07
   days on market $231,990 Active 58 DOM
10. 2026-06-04
    days on market $231,990 Active 55 DOM
11. 2026-06-03
    days on market $231,990 Active 54 DOM
12. 2026-06-02
    days on market $231,990 Active 53 DOM
13. 2026-06-01
    days on market $231,990 Active 52 DOM
14. 2026-05-31
    days on market $231,990 Active 51 DOM
15. 2026-04-22
    price $225,890 406-char remark

    Show marketing remark (406 chars)

    This new single-level home features a low-maintenance and modern design. An open-concept floorplan combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. Two secondary bedrooms are tucked away to the side of the home, and the luxe owner's suite is nestled into a private rear corner, complete with a spa-inspired bathroom and walk-in closet.

16. 2026-04-20
    price $225,890 593-char remark

    Show marketing remark (593 chars)

    The Addison Floor Plan - This new single-level home features a low-maintenance and modern design. An open-concept floorplan combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. Two secondary bedrooms are tucked away to the side of the home, and the luxe owner’s suite is nestled into a private rear corner, complete with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

17. 2026-04-17
    price $230,690 406-char remark

    Show marketing remark (406 chars)

    This new single-level home features a low-maintenance and modern design. An open-concept floorplan combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. Two secondary bedrooms are tucked away to the side of the home, and the luxe owner's suite is nestled into a private rear corner, complete with a spa-inspired bathroom and walk-in closet.

18. 2026-04-16
    price $230,690 593-char remark

    Show marketing remark (593 chars)

    The Addison Floor Plan - This new single-level home features a low-maintenance and modern design. An open-concept floorplan combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. Two secondary bedrooms are tucked away to the side of the home, and the luxe owner’s suite is nestled into a private rear corner, complete with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

19. 2026-04-14
    price $234,590 406-char remark

    Show marketing remark (406 chars)

    This new single-level home features a low-maintenance and modern design. An open-concept floorplan combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. Two secondary bedrooms are tucked away to the side of the home, and the luxe owner's suite is nestled into a private rear corner, complete with a spa-inspired bathroom and walk-in closet.

20. 2026-04-13
    price $234,590 593-char remark

    Show marketing remark (593 chars)

    The Addison Floor Plan - This new single-level home features a low-maintenance and modern design. An open-concept floorplan combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. Two secondary bedrooms are tucked away to the side of the home, and the luxe owner’s suite is nestled into a private rear corner, complete with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

21. 2026-04-10
    listed $238,490 Active 593-char remark

    Show marketing remark (593 chars)

    The Addison Floor Plan - This new single-level home features a low-maintenance and modern design. An open-concept floorplan combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. Two secondary bedrooms are tucked away to the side of the home, and the luxe owner’s suite is nestled into a private rear corner, complete with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

22. 2026-04-10
    historical

    Show marketing remark (593 chars)

    The Addison Floor Plan - This new single-level home features a low-maintenance and modern design. An open-concept floorplan combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. Two secondary bedrooms are tucked away to the side of the home, and the luxe owner’s suite is nestled into a private rear corner, complete with a spa-inspired bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

23. 2026-03-13
    price $238,490 406-char remark

    Show marketing remark (406 chars)

    This new single-level home features a low-maintenance and modern design. An open-concept floorplan combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. Two secondary bedrooms are tucked away to the side of the home, and the luxe owner's suite is nestled into a private rear corner, complete with a spa-inspired bathroom and walk-in closet.

24. 2026-03-12
    price $238,490
25. 2026-03-10
    price $242,990 406-char remark

    Show marketing remark (406 chars)

    This new single-level home features a low-maintenance and modern design. An open-concept floorplan combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. Two secondary bedrooms are tucked away to the side of the home, and the luxe owner's suite is nestled into a private rear corner, complete with a spa-inspired bathroom and walk-in closet.

26. 2026-03-09
    price $242,990
27. 2026-02-20
    price $262,990
28. 2026-02-20
    listed $282,990 Active
29. 2026-02-18
    listed $262,990 Active 406-char remark

    Show marketing remark (406 chars)

    This new single-level home features a low-maintenance and modern design. An open-concept floorplan combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. Two secondary bedrooms are tucked away to the side of the home, and the luxe owner's suite is nestled into a private rear corner, complete with a spa-inspired bathroom and walk-in closet.

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $4,245 · $354/mo
• Expected delta: +$3,337/yr (+$278/mo · 367.2%)

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

Taxation est. · year 1

• Rental income: $24,141
• − Mortgage interest: −$12,995
• − Property taxes: −$909
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$2,304
• − Depreciation: −$6,749
• Taxable loss: −$3,838
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $1,021/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.

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 — Roman Forest

• Score: 66/100
• State rank: #595
• US rank: #11338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 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: 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

-14.1% since first listed

15 events — show timeline

• 2026-04-22 Price Changed $225,890 Zillow
• 2026-04-20 Price Changed $225,890 HARMLS
• 2026-04-17 Price Changed $230,690 Zillow
• 2026-04-16 Price Changed $230,690 HARMLS
• 2026-04-14 Price Changed $234,590 Zillow
• 2026-04-13 Price Changed $234,590 HARMLS
• 2026-04-10 Listing Removed — HARMLS
• 2026-04-10 Listed $238,490 HARMLS
• 2026-03-13 Price Changed $238,490 Zillow
• 2026-03-12 Price Changed $238,490 HARMLS
• 2026-03-10 Price Changed $242,990 Zillow
• 2026-03-09 Price Changed $242,990 HARMLS
• 2026-02-20 Price Changed $262,990 HARMLS
• 2026-02-20 Listed $282,990 HARMLS
• 2026-02-18 Listed $262,990 Zillow