31013 Perdido Valley Ln · Houston, TX 77336

$267,480

5 bd · 3.5 ba · 2,025 sqft · SingleFamily · 139 Days on market

Built 2026 Excellent condition $132/sqft · at area comps Est $274k · at est. $75/mo HOA · 3% of rent

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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 +11.9/30.0
• ARV discount +8.5/15.0
• Condition / age +5.0/5.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

Key facts

• 2 garage spots
• Community pool
• Built 2026

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $267k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-66 ($-793/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (12.1% below list).
• Recommended offer: $235k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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) — zoned schools at 39% FRL track the district average.
• Market conditions: 587 active listings in the ZIP; 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 $8k 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 139 days — a 12% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $235,119 (12.1% 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 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

• ARV (median comp): $273,610
• List price: $267,480
• Delta: -2.24%
• 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
31116 De La Guerra St	0.13mi	4/3.0 (-1)	2,045 (+1%)	2mo	$270,230	$132	84
31115 De La Guerra St	0.13mi	4/3.0 (-1)	2,045 (+1%)	2mo	$285,980	$140	84
1229 Corsica Cliffs Dr	0.20mi	4/3.0 (-1)	2,045 (+1%)	1mo	$284,230	$139	81
1216 Pavia Fields Dr	0.15mi	4/3.0 (-1)	2,120 (+5%)	1mo	$295,990	$140	78
1128 Peter Pine St	0.33mi	4/2.5 (-1)	2,027 (+0%)	1mo	$332,400	$164	75
1202 Peter Pine St	0.25mi	4/2.5 (-1)	2,085 (+3%)	1mo	$355,000	$170	73
31028 Perdido Valley Ln	0.05mi	4/2.5 (-1)	2,255 (+11%)	0mo	$239,890	$106	69
31112 De La Guerra	0.13mi	4/3.0 (-1)	2,244 (+11%)	1mo	$279,280	$124	68
1252 Minorca St	0.04mi	4/2.5 (-1)	2,299 (+14%)	2mo	$268,990	$117	65
1105 Peter Pine St	0.45mi	4/2.5 (-1)	2,118 (+5%)	1mo	$334,000	$158	61
1110 Long Leaf Pine St	0.47mi	4/2.0 (-1)	1,943 (-4%)	1mo	$316,000	$163	59
1042 Gazing Pine St	0.59mi	4/2.0 (-1)	1,943 (-4%)	2mo	$320,000	$165	53

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-47,469
• Equity at exit: $39,882

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-46,421
• Equity at exit: $23,127

Cash invested: $74,894 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,351 medium
• Mortgage (P&I): −$1,403
• Tax est. 1.5%: −$334 /mo · $4,012/yr
• Insurance: −$111
• HOA: −$75
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-66

Break-even live

Break-even rent $2,435

Max offer price $257,922

Occupancy floor 98%

Sensitivity live

Price	-10% $119	-5% $26	+0% $-66	+5% $-158	+10% $-251
Rent	-10% $-252	-5% $-159	+0% $-66	+5% $27	+10% $120
Rate	-1.0pp $69	-0.5pp $2	base $-66	+0.5pp $-135	+1.0pp $-206

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: $66,870
• Closing costs: $8,024
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 26 events

1. 2026-06-21
   days on market $267,480 Active 139 DOM
2. 2026-06-18
   days on market $267,480 Active 136 DOM
3. 2026-06-17
   days on market $267,480 Active 135 DOM
4. 2026-06-16
   days on market $267,480 Active 134 DOM
5. 2026-06-15
   days on market $267,480 Active 133 DOM
6. 2026-06-13
   days on market $267,480 Active 131 DOM
7. 2026-06-09
   days on market $267,480 Active 127 DOM
8. 2026-06-08
   pricedays on market $267,480 Active 126 DOM
9. 2026-06-07
   days on market $268,480 Active 125 DOM
10. 2026-06-04
    days on market $268,480 Active 122 DOM
11. 2026-06-03
    days on market $268,480 Active 121 DOM
12. 2026-06-02
    days on market $268,480 Active 120 DOM
13. 2026-06-01
    days on market $268,480 Active 119 DOM
14. 2026-05-31
    days on market $268,480 Active 118 DOM
15. 2026-05-19
    status Active 513-char remark

    Show marketing remark (576 chars)

    MLS# 75219079 - Built by Trophy Signature Homes - Ready Now! ~ A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

16. 2026-05-19
    status Active 576-char remark

    Show marketing remark (576 chars)

    MLS# 75219079 - Built by Trophy Signature Homes - Ready Now! ~ A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

17. 2026-05-07
    historical 513-char remark

    Show marketing remark (513 chars)

    A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

18. 2026-05-06
    status Active 513-char remark

    Show marketing remark (576 chars)

    MLS# 75219079 - Built by Trophy Signature Homes - Ready Now! ~ A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

19. 2026-05-06
    historical 513-char remark

    Show marketing remark (576 chars)

    MLS# 75219079 - Built by Trophy Signature Homes - Ready Now! ~ A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

20. 2026-05-06
    status Pending 576-char remark

    Show marketing remark (576 chars)

    MLS# 75219079 - Built by Trophy Signature Homes - Ready Now! ~ A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

21. 2026-02-16
    price $265,990 513-char remark

    Show marketing remark (576 chars)

    MLS# 75219079 - Built by Trophy Signature Homes - Ready Now! ~ A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

22. 2026-02-16
    price $265,990 576-char remark

    Show marketing remark (576 chars)

    MLS# 75219079 - Built by Trophy Signature Homes - Ready Now! ~ A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

23. 2026-02-12
    price $255,990 576-char remark

    Show marketing remark (576 chars)

    MLS# 75219079 - Built by Trophy Signature Homes - Ready Now! ~ A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

24. 2026-02-11
    price $265,990 576-char remark

    Show marketing remark (576 chars)

    MLS# 75219079 - Built by Trophy Signature Homes - Ready Now! ~ A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

25. 2026-01-20
    listed $255,990 Active 576-char remark

    Show marketing remark (576 chars)

    MLS# 75219079 - Built by Trophy Signature Homes - Ready Now! ~ A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

26. 2026-01-19
    listed $255,990 Active 513-char remark

    Show marketing remark (513 chars)

    A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

ⓘ 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: $28,214
• − Mortgage interest: −$14,983
• − Property taxes: −$4,012
• − Insurance: −$1,337
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − HOA: −$900
• − Depreciation: −$7,781
• Taxable loss: −$5,314
• Est. tax savings @ 24.0%: +$1,275
• After-tax cash flow: $483/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

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and ideal for both resale and rental.

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

+3.9% since first listed

12 events — show timeline

• 2026-05-19 Relisted — Zillow
• 2026-05-19 Relisted — HARMLS
• 2026-05-07 Delisted — Zillow
• 2026-05-06 Relisted — Zillow
• 2026-05-06 Delisted — Zillow
• 2026-05-06 Pending — HARMLS
• 2026-02-16 Price Changed $265,990 Zillow
• 2026-02-16 Price Changed $265,990 HARMLS
• 2026-02-12 Price Changed $255,990 HARMLS
• 2026-02-11 Price Changed $265,990 HARMLS
• 2026-01-20 Listed $255,990 HARMLS
• 2026-01-19 Listed $255,990 Zillow