31017 Perdido Valley Ln · Houston, TX 77336

$214,040

4 bd · 2.0 ba · 1,557 sqft · SingleFamily · 57 Days on market

Built 2026 Excellent condition $75/mo HOA · 3% of rent

---

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 +14.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• 1% rule +4.5/10.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks

Brand new, energy-efficient home available by Apr 2026! Set-up your home office or create a space for guests to feel at home. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. From the mid $200s. Spend your weekends at the future pool and rec center or running with the kids at the community playground. Located in Huffman ISD, Riviera Pines is just minutes from Grand Parkway and Hwy. 59 with premier shopping, dining, and entertainment. Each energy-efficient home also comes standard with features that go beyond helping you save on utility bills—they allow your whole family to live better and breathe easier too. Each of our

Key facts

• 2 garage spots
• Community pool
• Built 2026

Property features AI

Finance

• HOA & community: Association: VanMore Properties Inc.; Annual association fee of $900; Community pool

Exterior

• Parking: Attached 2-car garage; Additional parking; Driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation; Composition roof; Built in 2026
• Construction: Brick, cement siding, and stone exterior construction; Built by Meritage Homes
• Exterior features: Fully fenced private yard; Back yard fencing; Sprinkler/irrigation; Porch

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Primary bedroom (first floor) — 14x13; Bedroom (first floor) — 12x10; Bedroom (first floor) — 11x10; Bedroom (first floor) — 10x10
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Electric cooling; Attic fan
• Interior features: Double vanity; Granite counters; Quartz counters; Kitchen/family room combo; Pantry; Walk-in pantry; Programmable thermostat; Insulated doors; Low emissivity windows; Tankless water heater; ENERGY STAR qualified appliances
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Utility room (first floor) — 8x5

🏗️ New construction. The $214,040 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $236,015.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $214k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $58 ($690/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $214k).
• Recommended offer: $208k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: 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.
• 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: 587 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 57 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Recommended offer $207,618 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 8.8

CMA / ARV

• ARV (median comp): $236,015
• List price: $214,040
• Delta: -9.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31031 Perdido Valley Ln	0.03mi	4/2.0	1,557 (0%)	1mo	$224,040	$144	98
31027 De La Guerra St	0.07mi	4/2.0	1,688 (+8%)	2mo	$234,240	$139	82
1224 Romany Fields Dr	0.13mi	4/2.0	1,688 (+8%)	1mo	$259,240	$154	79
1211 Romany Fields Dr	0.17mi	4/2.0	1,688 (+8%)	0mo	$228,940	$136	78
1219 Romany Flds	0.13mi	4/2.0	1,688 (+8%)	3mo	$224,240	$133	77
31029 Perdido Valley Ln	0.03mi	3/2.0 (-1)	1,426 (-8%)	3mo	$209,590	$147	77
31024 Perdido Valley Ln	0.04mi	3/2.0 (-1)	1,426 (-8%)	3mo	$204,940	$144	76
1212 Romany Fields Dr	0.16mi	4/2.0	1,688 (+8%)	3mo	$246,990	$146	76
1216 Peter Pine St	0.21mi	3/2.0 (-1)	1,606 (+3%)	5mo	$259,000	$161	76
1204 Romany Fields Dr	0.19mi	4/2.0	1,688 (+8%)	3mo	$247,240	$146	75
31027 Perdido Valley Ln	0.03mi	3/2.0 (-1)	1,405 (-10%)	3mo	$209,540	$149	75
31032 Perdido Valley Ln	0.04mi	3/2.0 (-1)	1,405 (-10%)	3mo	$209,540	$149	74

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-34,500
• Equity at exit: $35,191

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-24,999
• Equity at exit: $20,406

Cash invested: $66,084 (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: 587
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,232 medium
• Mortgage (P&I): −$1,238
• Tax est. 1.5%: −$295 /mo · $3,540/yr
• Insurance: −$98
• HOA: −$75
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $58

Break-even live

Break-even rent $2,160

Max offer price $236,015

Occupancy floor 92%

Sensitivity live

Price	-10% $221	-5% $139	+0% $58	+5% $-24	+10% $-106
Rent	-10% $-119	-5% $-31	+0% $58	+5% $146	+10% $234
Rate	-1.0pp $176	-0.5pp $118	base $58	+0.5pp $-4	+1.0pp $-66

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: $59,004
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,800	$1.32	26d	1	1.04mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	4d	1	1.08mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   status $214,040 Pending 57 DOM
2. 2026-06-18
   days on market $214,040 Active 57 DOM
3. 2026-06-17
   days on market $214,040 Active 56 DOM
4. 2026-06-16
   days on market $214,040 Active 55 DOM
5. 2026-06-15
   days on market $214,040 Active 54 DOM
6. 2026-06-13
   days on market $214,040 Active 52 DOM
7. 2026-06-09
   days on market $214,040 Active 48 DOM
8. 2026-06-08
   days on market $214,040 Active 47 DOM
9. 2026-06-07
   days on market $214,040 Active 46 DOM
10. 2026-06-04
    days on market $214,040 Active 43 DOM
11. 2026-06-03
    pricedays on market $214,040 Active 42 DOM
12. 2026-06-02
    days on market $213,040 Active 41 DOM
13. 2026-06-01
    days on market $213,040 Active 40 DOM
14. 2026-05-31
    days on market $213,040 Active 39 DOM
15. 2026-05-15
    price $213,040 845-char remark
16. 2026-05-02
    price $212,040 184-char remark
17. 2026-05-01
    price $212,040 845-char remark
18. 2026-04-22
    listed $209,040 Active 845-char remark
19. 2026-02-20
    price $209,040 184-char remark
20. 2026-02-12
    price $224,040 184-char remark
21. 2025-12-18
    price $229,040 184-char remark
22. 2025-12-07
    listed $231,040 Active 184-char remark

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

Taxation est. · year 1

• Rental income: $26,789
• − Mortgage interest: −$13,221
• − Property taxes: −$3,540
• − Insurance: −$1,180
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − HOA: −$900
• − Depreciation: −$6,866
• Taxable loss: −$3,204
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $1,460/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 home is in excellent condition with no visible repairs needed. It is move-in ready and offers a great value for both resale and rental markets.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace light fixtures — Modern light fixtures improve the home's curb appeal
• Both Install smart home devices — Smart home devices can increase home value and convenience
• Both Add smart thermostat — Smart thermostat can improve energy efficiency and home value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace light fixtures — Modern light fixtures improve the home's curb appeal ↑
• Both Install smart home devices — Smart home devices can increase home value and convenience ↑
• Both Add smart thermostat — Smart thermostat can improve energy efficiency and home value ↑

ⓘ 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

• 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

+2.4% since first listed

5 events — show timeline

• 2026-06-18 Pending — HARMLS
• 2026-06-03 Price Changed $214,040 HARMLS
• 2026-05-15 Price Changed $213,040 HARMLS
• 2026-05-01 Price Changed $212,040 HARMLS
• 2026-04-22 Listed $209,040 HARMLS