29031 Rolling Tundra Way Way · Hockley, TX 77447

$239,900

3 bd · 2.0 ba · 1,893 sqft · SingleFamily public records · 34 Days on market

Built 2024 Good condition 5,401 sqft lot 2-car garage $127/sqft · 21% below area Est $305k · 21% under $100/mo HOA · 5% of rent ↓ 25% 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 +6.3/30.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Barely lived-in 2024-built home featuring 3 bedrooms, 2 bathrooms, and a modern open-concept layout. This home includes all appliances—refrigerator, washer, and dryer—making it truly move-in ready. Upgrades include a security camera system and garage door opener for added convenience. The spacious primary suite offers a private retreat, with two additional bedrooms providing flexibility. Better than new with upgrades already in place—don’t miss this one! Schedule your showing today!

Key facts

• 5,401 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (7.4% below list).
• Recommended offer: $173k (27.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Waller ISD (rural): math 30% / reading 35% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: I T Holleman El (math 33% / reading 31%, grade F, #2,268 of 4,322 statewide, top 55%, 688 students, 70% FRL); Waller J H (math 21% / reading 28%, grade F, #1,279 of 1,662 statewide, top 78%, 899 students, 69% FRL); Waller H S (math 25% / reading 40%, grade F, #1,029 of 1,632 statewide, top 64%, 2,639 students, 62% FRL).
• Market conditions: Rents soft (-1.6%/yr); 2630 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 146d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 34 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $172,961 (27.9% 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 34 days. Have you received any prior offers? Is the seller open to a 28% 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. 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?
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: 0.93% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.58%
• DSCR: 0.66
• GRM: 9.0

CMA / ARV

• ARV (median comp): $305,363
• List price: $239,900
• Delta: -21.44%
• 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
28931 Bison Haven Dr	0.38mi	4/2.0 (+1)	1,924 (+2%)	0mo	$250,990	$130	74
28922 Bison Haven Dr	0.38mi	4/2.0 (+1)	1,924 (+2%)	1mo	$246,990	$128	74
16318 Speckled Wren St	0.39mi	3/2.0	1,974 (+4%)	0mo	$267,990	$136	74
17315 Remington Meadows St	0.51mi	3/2.0	1,857 (-2%)	0mo	$310,990	$167	73
29026 Tall Wildgrass Ct	0.44mi	4/2.0 (+1)	1,951 (+3%)	0mo	$254,990	$131	69
29010 Tall Wildgrass Ct	0.44mi	4/2.0 (+1)	1,951 (+3%)	0mo	$289,990	$149	69
28818 Texas Sparrow Ln	0.30mi	4/2.0 (+1)	1,690 (-11%)	0mo	$250,000	$148	63
28614 Horizon View Ln	0.36mi	3/2.0	1,627 (-14%)	0mo	$262,990	$162	59
29023 Tall Wildgrass Ct	0.47mi	4/2.0 (+1)	2,066 (+9%)	0mo	$240,991	$117	58
29010 Maggie View Ct	0.49mi	4/3.0 (+1)	2,045 (+8%)	0mo	$317,600	$155	55
29018 Tall Wildgrass Ct	0.44mi	4/2.0 (+1)	1,670 (-12%)	0mo	$230,991	$138	55
28670 Prairieland Sunset St	0.74mi	4/2.0 (+1)	1,736 (-8%)	0mo	$253,990	$146	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -34.1%
• Equity multiple: -0.07×
• Total profit: $-72,047
• Equity at exit: $35,770

10-year hold

• IRR: -76.4%
• Equity multiple: -0.80×
• Total profit: $-121,244
• Equity at exit: $20,742

Cash invested: $67,172 (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: 158 active · 160 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $270,790 ($147/sqft)
• Median days on market: 73 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +9.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 2630
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$721 /mo · $8,648/yr
• Insurance: −$100
• HOA: −$100
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-424

Break-even live

Break-even rent $2,758

Max offer price $172,961

Occupancy floor —

Sensitivity live

Price	-10% $-288	-5% $-356	+0% $-424	+5% $-492	+10% $-560
Rent	-10% $-600	-5% $-512	+0% $-424	+5% $-336	+10% $-249
Rate	-1.0pp $-303	-0.5pp $-363	base $-424	+0.5pp $-486	+1.0pp $-550

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: $59,975
• Closing costs: $7,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29023 Pearl Barley Way Unit 3656 Hockley, TX	4.0	2.5	2395	$2,300	$0.96	165d	1	0.07mi
16850 Spotted Oak Dr Hockley, TX	3.0	2.0	1474	$1,600	$1.09	41d	1	0.47mi
16850 Spotted Oak Dr Hockley, TX	3.0	2.0	1474	$1,600	$1.09	31d	1	0.47mi
16722 Old Wagon Way Hockley, TX	4.0	2.0	1880	$1,790	$0.95	184d	1	0.49mi
16315 Mesquite Field Dr Hockley, TX	4.0	2.0	1500	$2,600	$1.73	10d	1	0.53mi
17119 King Eider Rd Waller, TX	4.0	2.5	1994	$1,900	$0.95	163d	1	1.31mi
17222 King Eider Rd Waller, TX	4.0	2.5	2178	$1,935	$0.89	146d	1	1.32mi
17319 Gentle Doves Dr Waller, TX	4.0	2.5	2260	$2,095	$0.93	1d	1	1.34mi
17239 King Eider Rd Waller, TX	4.0	2.5	2260	$1,995	$0.88	153d	1	1.36mi

Property features AI

Finance

• Other: Association pool available
• HOA & community: Member of Grand Prairie Master CommunityAssociation amenities include clubhouse, dog park, fitness center, playground, park, pool, and trailsAssociation fee $1,200 annually (includes common areas and recreation facilities)

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyEntry level: First floor
• Construction: Built in 2024Brick and cement siding constructionComposition roofSlab foundation
• Exterior features: FenceSprinkler/irrigationPrivate yardBack yard fencePond on lotConcrete road surface

Interior

• Kitchen: Convection ovenDishwasherDisposalGas rangeMicrowaveRefrigerator
• Bedrooms: Primary bedroom on first floor (14 x 14)Bedroom on first floor (10 x 10)Bedroom on first floor (10 x 11)Office on first floor (11 x 9)Total rooms: 9
• Flooring: CarpetPlankVinyl
• Bathrooms: 2 full bathroomsPrimary bathroom on first floorBathroom on first floor
• Heating & cooling: Central heating (Electric and Gas)Central air (Electric)
• Interior features: All bedrooms on main levelHigh ceilingsKitchen and family room comboMain level primary bedroomPantryQuartz countersTub/showerWalk-in closet(s)Kitchen and dining combo
• Laundry & utility: WasherDryerUtility room on first floor

HOA detail $100/mo · $1,200/yr

• Likely covers: security

Listing history 50 events

1. 2026-11-08
   days on market $239,900 Active 34 DOM
2. 2026-11-07
   days on market $239,900 Active 33 DOM
3. 2026-11-06
   days on market $239,900 Active 32 DOM
4. 2026-11-05
   days on market $239,900 Active 31 DOM
5. 2026-11-04
   days on market $239,900 Active 30 DOM
6. 2026-11-02
   days on market $239,900 Active 28 DOM
7. 2026-11-01
   days on market $239,900 Active 27 DOM
8. 2026-10-31
   days on market $239,900 Active 26 DOM
9. 2026-10-30
   days on market $239,900 Active 25 DOM
10. 2026-10-29
    days on market $239,900 Active 24 DOM
11. 2026-10-28
    days on market $239,900 Active 23 DOM
12. 2026-10-27
    days on market $239,900 Active 22 DOM
13. 2026-10-26
    days on market $239,900 Active 21 DOM
14. 2026-10-26
    days on market $239,900 Active 20 DOM
15. 2026-10-24
    days on market $239,900 Active 19 DOM
16. 2026-10-23
    days on market $239,900 Active 18 DOM
17. 2026-10-22
    days on market $239,900 Active 17 DOM
18. 2026-10-21
    days on market $239,900 Active 16 DOM
19. 2026-10-20
    days on market $239,900 Active 15 DOM
20. 2026-10-19
    days on market $239,900 Active 14 DOM
21. 2026-10-18
    days on market $239,900 Active 13 DOM
22. 2026-10-17
    days on market $239,900 Active 12 DOM
23. 2026-10-16
    days on market $239,900 Active 11 DOM
24. 2026-10-15
    days on market $239,900 Active 10 DOM
25. 2026-10-14
    days on market $239,900 Active 9 DOM
26. 2026-10-13
    days on market $239,900 Active 8 DOM
27. 2026-10-12
    days on market $239,900 Active 7 DOM
28. 2026-10-11
    days on market $239,900 Active 6 DOM
29. 2026-10-10
    days on market $239,900 Active 5 DOM
30. 2026-10-09
    days on market $239,900 Active 4 DOM
31. 2026-10-08
    days on market $239,900 Active 3 DOM
32. 2026-10-07
    days on market $239,900 Active 2 DOM
33. 2026-10-05
    pricedays on marketlisting id $239,900 Active 1 DOM
34. 2026-10-05
    days on market $249,900 Active 90 DOM
35. 2026-10-04
    days on market $249,900 Active 89 DOM
36. 2026-10-04
    days on market $249,900 Active 88 DOM
37. 2026-10-02
    days on market $249,900 Active 87 DOM
38. 2026-10-01
    days on market $249,900 Active 86 DOM
39. 2026-09-30
    days on market $249,900 Active 85 DOM
40. 2026-09-29
    days on market $249,900 Active 84 DOM
41. 2026-09-28
    days on market $249,900 Active 83 DOM
42. 2026-09-27
    days on market $249,900 Active 82 DOM
43. 2026-09-26
    days on market $249,900 Active 81 DOM
44. 2026-09-25
    days on market $249,900 Active 80 DOM
45. 2026-09-24
    days on market $249,900 Active 79 DOM
46. 2026-09-23
    days on market $249,900 Active 78 DOM
47. 2026-09-22
    days on market $249,900 Active 77 DOM
48. 2026-09-21
    days on market $249,900 Active 76 DOM
49. 2026-09-20
    days on market $249,900 Active 75 DOM
50. 2026-09-19
    days on market $249,900 Active 74 DOM

ⓘ 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: $8,648 · $721/mo
• Projected year-2 tax: $8,648 · $721/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $26,650
• − Mortgage interest: −$13,438
• − Property taxes: −$8,648
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − HOA: −$1,200
• − Depreciation: −$6,979
• Taxable loss: −$9,078
• Est. tax savings @ 24.0%: +$2,179
• After-tax cash flow: $-2,912/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 None rehab

This 2024-built home is move-in ready with modern finishes and a good condition score. It offers a good return on investment with minor updates to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and plant maintenance — Well-maintained landscaping improves curb appeal and adds value ↑
• Both Deep cleaning throughout — A thorough clean makes the home more appealing and ready for showings ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary I T Holleman El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Waller J H F TX #1,279/1,662 Nat'l #10,474/14,009 High Waller H S F TX #1,029/1,632 Nat'l #10,333/17,239

Schools (NCES district)

• District: Waller ISD
• NCES district ID: 4844430
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $58,911
• Composite: 29.12/100
• National rank: #6593
• State rank: #532 of 826 in TX

Livability — Hockley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Harris County · 5,571,493 people
• City population: 25,231
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 25,231
• Household income: $116,925
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 1% 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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Hispanic / Latino 41% Two or more races 16% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 27%
• Languages at home: 69% English-only · Spanish 28% Other Indo-European 1% Vietnamese 1%

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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: ▼ -112.73%
• Current HPI: 249.6969
• Rent YoY: ▼ -1.58%
• 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

Property features AI

Finance

• Other: Association pool available
• HOA & community: Member of Grand Prairie Master CommunityAssociation amenities include clubhouse, dog park, fitness center, playground, park, pool, and trailsAssociation fee $1,200 annually (includes common areas and recreation facilities)

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyEntry level: First floor
• Construction: Built in 2024Brick and cement siding constructionComposition roofSlab foundation
• Exterior features: FenceSprinkler/irrigationPrivate yardBack yard fencePond on lotConcrete road surface

Interior

• Kitchen: Convection ovenDishwasherDisposalGas rangeMicrowaveRefrigerator
• Bedrooms: Primary bedroom on first floor (14 x 14)Bedroom on first floor (10 x 10)Bedroom on first floor (10 x 11)Office on first floor (11 x 9)Total rooms: 9
• Flooring: CarpetPlankVinyl
• Bathrooms: 2 full bathroomsPrimary bathroom on first floorBathroom on first floor
• Heating & cooling: Central heating (Electric and Gas)Central air (Electric)
• Interior features: All bedrooms on main levelHigh ceilingsKitchen and family room comboMain level primary bedroomPantryQuartz countersTub/showerWalk-in closet(s)Kitchen and dining combo
• Laundry & utility: WasherDryerUtility room on first floor

Price history

-25.5% since first listed

15 events — show timeline

• 2026-10-05 Listing Removed — HARMLS
• 2026-10-05 Listed $239,900 HARMLS
• 2026-07-07 Listing Removed — HARMLS
• 2026-07-07 Listed $249,900 HARMLS
• 2026-05-04 Listed $255,000 HARMLS
• 2024-11-20 Sold (MLS) — HARMLS
• 2024-11-08 Pending — HARMLS
• 2024-11-07 Price Changed $321,990 HARMLS
• 2024-10-26 Price Changed $250,000 HARMLS
• 2024-10-22 Price Changed $260,000 HARMLS
• 2024-10-17 Price Changed $270,000 HARMLS
• 2024-10-13 Price Changed $275,000 HARMLS
• 2024-10-11 Price Changed $285,000 HARMLS
• 2024-10-05 Price Changed $290,000 HARMLS
• 2024-10-04 Listed $321,990 HARMLS

Property tax history

-2.9%/yr

Latest (2026): $8,648 · -2.9% YoY. Source: county tax records.