Is Plan Hamilton Plan in Hockley, TX a good investment?

CashFlowRE grades it F with a 3.3% cap rate and $-1,135/mo modeled cash flow at a $374,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for Plan Hamilton Plan?

The modeled cap rate is 3.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,528/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 24.18

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 +4.7/30.0
Condition / age +4.0/5.0
Schools +2.8/10.0
Livability +2.5/5.0
Rent growth +2.1/5.0
1% rule +0.6/10.0
DSCR +0.0/10.0
Appreciation +0.0/10.0

$374,990

Plan Hamilton Plan · Hockley, TX 77447

4 bd · 2.5 ba · 2,523 sqft · SingleFamily · 278 Days on market

Good condition

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

Listing remarks MLS

Jubilee, the Joyful Neighborhood, is a 1,622-acre master-planned community by Johnson Development located south of Highway 290 with close access to the Grand Parkway. Centered around wellness, Jubilee includes nearly 30 acres of parks, more than 270 acres of greenspace & waterways, wellness zones and a Director of Joy who plans community events. Future amenities: resort-style pool & splash pad, dog park, community gardens, sports courts and fitness center. Land has been dedicated to commercial enterprises and multiple Waller ISD school sites.

Key facts

30 acres of parks
Waterways
Splash pad

What this means for you Summary

Snapshot

This is a 4-bed/2.5-bath single-family listed at $375k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
To cash-flow at today's rent, offer at most $289k (22.9% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (32.6% below list).
Recommended offer: $253k (32.6% 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.
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); 2097 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $14k 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 278 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.

Recommended offer $252,786 (32.6% 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?
It's been on market 278 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.56% ✗
Cap rate: 3.29%
Cash-on-cash: -10.73%
DSCR: 0.52
GRM: 14.9

CMA / ARV

ARV (median comp): $453,146
List price: $374,990
Delta: -17.25%
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
16622 Blissful Fields St	0.24mi	4/3.0	2,399 (-5%)	2mo	$444,999	$185	77
17327 Blissful Block	0.36mi	4/3.0	2,385 (-6%)	1mo	$399,000	$167	72
26554 Delightful Dr	0.38mi	4/3.0	2,649 (+5%)	1mo	$424,000	$160	71
26506 Delightful Dr	0.41mi	4/3.0	2,354 (-7%)	0mo	$464,758	$197	68
16614 Blissful Day Way	0.32mi	3/2.5 (-1)	2,358 (-6%)	2mo	$444,999	$189	68
26538 Delightful Dr	0.38mi	4/3.5	2,702 (+7%)	0mo	$419,925	$155	66
17050 Luminous Ln	0.16mi	5/4.0 (+1)	2,776 (+10%)	0mo	$449,000	$162	64
16607 Blissful Fields St	0.30mi	4/3.0	2,817 (+12%)	1mo	$464,999	$165	64
17331 Blissful Block	0.36mi	4/3.0	2,795 (+11%)	1mo	$449,000	$161	62
26715 Plain Glee St	0.53mi	5/3.0 (+1)	2,615 (+4%)	1mo	$354,490	$136	62
26535 Jolly Prairie Dr	0.40mi	4/3.0	2,262 (-10%)	1mo	$359,000	$159	62
26703 Plain Glee St	0.52mi	5/3.0 (+1)	2,897 (+15%)	2mo	$374,438	$129	42

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: -39.0%
Equity multiple: -0.21×
Total profit: $-153,061
Equity at exit: $67,566

10-year hold

IRR: -82.7%
Equity multiple: -1.01×
Total profit: $-254,806
Equity at exit: $39,180

Cash invested: $126,881 (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: 233 active · 48 under contract
Months of supply: 20.0 mo (5%/mo absorbed)
Median asking: $424,990 ($177/sqft)
Median days on market: 137 d
This list price: 21% of active listings are priced below it
ARV vs active asking: +1.4% 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: 2097
Price-to-rent: 12.4×

Monthly cashflow live

Estimated rent: $2,528 medium interval (Pro) →
Mortgage (P&I): −$2,376
Tax est. 1.5%: −$566 /mo · $6,797/yr
Insurance: −$189
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$531
Net cashflow: $-1,135

Break-even live

Break-even rent $3,964

Max offer price $288,970

Occupancy floor —

Sensitivity live

Price	-10% $-821	-5% $-978	+0% $-1,135	+5% $-1,291	+10% $-1,448
Rent	-10% $-1,334	-5% $-1,234	+0% $-1,135	+5% $-1,035	+10% $-935
Rate	-1.0pp $-906	-0.5pp $-1,019	base $-1,135	+0.5pp $-1,252	+1.0pp $-1,371

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: $113,286
Closing costs: $13,594
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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26207 Glee Meadow Dr Hockley, TX	4.0	3.5	3498	$2,725	$0.78	46d	1	0.33mi

Listing history 50 events

2026-08-08

days on market $374,990 Active 278 DOM
2026-08-06

days on market $374,990 Active 276 DOM
2026-08-05

days on market $374,990 Active 275 DOM
2026-08-04

days on market $374,990 Active 274 DOM
2026-08-03

days on market $374,990 Active 273 DOM
2026-07-31

days on market $374,990 Active 270 DOM
2026-07-30

days on market $374,990 Active 268 DOM
2026-07-28

days on market $374,990 Active 267 DOM
2026-07-26

pricedays on market $374,990 Active 265 DOM
2026-07-24

days on market $371,990 Active 263 DOM
2026-07-23

days on market $371,990 Active 262 DOM
2026-07-22

days on market $371,990 Active 261 DOM
2026-07-21

days on market $371,990 Active 260 DOM
2026-07-20

days on market $371,990 Active 259 DOM
2026-07-18

days on market $371,990 Active 256 DOM
2026-07-16

days on market $371,990 Active 255 DOM
2026-07-15

days on market $371,990 Active 254 DOM
2026-07-14

days on market $371,990 Active 253 DOM
2026-07-13

days on market $371,990 Active 252 DOM
2026-07-13

days on market $371,990 Active 251 DOM
2026-07-11

days on market $371,990 Active 250 DOM
2026-07-10

days on market $371,990 Active 249 DOM
2026-07-09

days on market $371,990 Active 248 DOM
2026-07-07

days on market $371,990 Active 246 DOM
2026-07-06

days on market $371,990 Active 245 DOM
2026-07-06

days on market $371,990 Active 244 DOM
2026-07-05

days on market $371,990 Active 243 DOM
2026-07-03

days on market $371,990 Active 242 DOM
2026-07-02

days on market $371,990 Active 241 DOM
2026-07-01

days on market $371,990 Active 240 DOM
2026-06-30

days on market $371,990 Active 239 DOM
2026-06-29

days on market $371,990 Active 238 DOM
2026-06-28

days on market $371,990 Active 237 DOM
2026-06-27

days on market $371,990 Active 236 DOM
2026-06-26

days on market $371,990 Active 235 DOM
2026-06-24

days on market $371,990 Active 233 DOM
2026-06-21

days on market $371,990 Active 230 DOM
2026-06-18

days on market $371,990 Active 227 DOM
2026-06-17

days on market $371,990 Active 226 DOM
2026-06-16

days on market $371,990 Active 225 DOM
2026-06-15

days on market $371,990 Active 224 DOM
2026-06-13

days on market $371,990 Active 222 DOM
2026-06-09

days on market $371,990 Active 218 DOM
2026-06-08

days on market $371,990 Active 217 DOM
2026-06-07

days on market $371,990 Active 216 DOM
2026-06-04

days on market $371,990 Active 213 DOM
2026-06-03

days on market $371,990 Active 212 DOM
2026-06-02

days on market $371,990 Active 211 DOM
2026-06-01

days on market $371,990 Active 210 DOM
2026-05-31

days on market $371,990 Active 209 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

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $30,334
− Mortgage interest: −$25,383
− Property taxes: −$6,797
− Insurance: −$2,266
− Repairs & maintenance: −$2,427
− Management: −$2,427
− Depreciation: −$13,182
Taxable loss: −$22,148

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

Est. tax savings @ 24.0%: +$5,315
After-tax cash flow: $-8,300/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 · 1 photo

Good 80/100 None rehab

This single-family home in Jubilee, a master-planned community with a focus on wellness and green spaces, is in good condition with minimal repairs needed. Upgrades to the exterior, interior, and smart home features can significantly increase its resale and rental value.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
Both Upgrading the HVAC system — A newer, more efficient HVAC system can improve comfort and energy efficiency, attracting more buyers and renters. ↑
Both Adding smart home features — Smart home features can increase the home's appeal and value by making it more convenient and energy-efficient for potential buyers and renters. ↑
Both Upgrading the kitchen and bathrooms — Modernizing the kitchen and bathrooms can significantly increase the home's value and attract more buyers and renters. ↑
Both Adding a smart security system — A smart security system can enhance safety and attract more buyers and renters, especially in a community with a focus on wellness and safety. ↑

F Composite school gradezoned avg 28/100

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

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

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: 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%
Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
Foreign-born: 15% · Canada, Jamaica, Dominican Republic
Languages at home: 69% English-only · Spanish 28% Other Indo-European 1% Vietnamese 1%

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

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

+3.6% since first listed

4 events — show timeline

2026-05-16 Price Changed $371,990 Zillow
2026-04-11 Price Changed $368,990 Zillow
2025-11-20 Price Changed $365,990 Zillow
2025-11-04 Listed $358,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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