Sentosa Plan · Hockley, TX 77447

$258,990

4 bd · 2.0 ba · 1,644 sqft · SingleFamily · 401 Days on market

Excellent condition

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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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +2.8/10.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet.

Key facts

• Walk-in closet
• Single-level layout
• 2 garage spots

Tags

• SINGLE-LEVEL LAYOUT
• OPEN-CONCEPT FLOORPLAN
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $258,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $312,673.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (9.1% below list).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.1% vs local median 3.9% in Hockley — 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: 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $9k 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 401 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,911 (12.0% 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 401 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (median comp): $312,673
• List price: $258,990
• Delta: -17.17%
• 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
27310 Meadowlark Cove Ct	0.00mi	3/2.0 (-1)	1,600 (-3%)	0mo	$278,990	$174	90
16822 Spotted Oak Dr	0.22mi	4/2.0	1,644 (0%)	0mo	$251,990	$153	90
16843 Spotted Oak Dr	0.30mi	4/2.0	1,644 (0%)	1mo	$238,690	$145	85
27306 Meadowlark Cove Ct	0.01mi	3/2.0 (-1)	1,792 (+9%)	0mo	$283,990	$158	80
28838 Golden Wheat Ct	0.38mi	4/2.0	1,736 (+6%)	0mo	$253,672	$146	73
27318 Meadowlark Cove Ct	0.01mi	3/2.0 (-1)	1,880 (+14%)	1mo	$322,940	$172	70
28834 Golden Wheat Ct	0.37mi	4/2.0	1,776 (+8%)	1mo	$256,990	$145	69
16830 Spotted Oak Dr	0.22mi	3/2.0 (-1)	1,474 (-10%)	0mo	$238,990	$162	67
16850 Spotted Oak Dr	0.22mi	3/2.0 (-1)	1,474 (-10%)	0mo	$232,991	$158	67
28842 Golden Wheat Ct	0.39mi	3/2.0 (-1)	1,538 (-6%)	0mo	$244,190	$159	66
28907 Rustic Robin Ln	0.31mi	3/2.0 (-1)	1,792 (+9%)	1mo	$286,590	$160	65
29102 Samuel Gardens Ct	0.74mi	3/2.0 (-1)	1,426 (-13%)	0mo	$257,590	$181	38

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: -26.6%
• Equity multiple: 0.12×
• Total profit: $-76,658
• Equity at exit: $46,621

10-year hold

• IRR: -38.6%
• Equity multiple: -0.35×
• Total profit: $-117,908
• Equity at exit: $27,034

Cash invested: $87,548 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 111 active · 74 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $274,990 ($158/sqft)
• Median days on market: 103 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: +20.4% above 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: 9.2×

Monthly cashflow live

• Estimated rent: $2,355 medium
• Mortgage (P&I): −$1,640
• Tax est. 1.5%: −$391 /mo · $4,690/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-300

Break-even live

Break-even rent $2,735

Max offer price $269,221

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-192	+0% $-300	+5% $-408	+10% $-516
Rent	-10% $-486	-5% $-393	+0% $-300	+5% $-207	+10% $-114
Rate	-1.0pp $-143	-0.5pp $-221	base $-300	+0.5pp $-381	+1.0pp $-464

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: $78,168
• Closing costs: $9,380
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16722 Old Wagon Way Hockley, TX	4.0	2.0	1880	$1,790	$0.95	93d	1	0.23mi
16850 Spotted Oak Dr Hockley, TX	3.0	2.0	1474	$1,990	$1.35	4d	1	0.28mi
16315 Mesquite Field Dr Hockley, TX	4.0	2.0	1500	$2,600	$1.73	93d	1	0.36mi

Listing history 50 events

1. 2026-08-08
   days on market $258,990 Active 401 DOM
2. 2026-08-06
   days on market $258,990 Active 399 DOM
3. 2026-08-05
   days on market $258,990 Active 398 DOM
4. 2026-08-04
   days on market $258,990 Active 397 DOM
5. 2026-08-03
   days on market $258,990 Active 396 DOM
6. 2026-08-01
   price $258,990 Active 393 DOM
7. 2026-07-31
   days on market $263,990 Active 393 DOM
8. 2026-07-30
   days on market $263,990 Active 391 DOM
9. 2026-07-28
   days on market $263,990 Active 390 DOM
10. 2026-07-26
    days on market $263,990 Active 388 DOM
11. 2026-07-24
    days on market $263,990 Active 386 DOM
12. 2026-07-23
    days on market $263,990 Active 385 DOM
13. 2026-07-22
    days on market $263,990 Active 384 DOM
14. 2026-07-21
    days on market $263,990 Active 383 DOM
15. 2026-07-20
    days on market $263,990 Active 382 DOM
16. 2026-07-18
    days on market $263,990 Active 379 DOM
17. 2026-07-16
    days on market $263,990 Active 378 DOM
18. 2026-07-15
    pricedays on market $263,990 Active 377 DOM
19. 2026-07-14
    days on market $269,990 Active 376 DOM
20. 2026-07-13
    days on market $269,990 Active 375 DOM
21. 2026-07-13
    days on market $269,990 Active 374 DOM
22. 2026-07-11
    days on market $269,990 Active 373 DOM
23. 2026-07-10
    days on market $269,990 Active 372 DOM
24. 2026-07-09
    days on market $269,990 Active 371 DOM
25. 2026-07-07
    days on market $269,990 Active 369 DOM
26. 2026-07-06
    days on market $269,990 Active 368 DOM
27. 2026-07-06
    days on market $269,990 Active 367 DOM
28. 2026-07-05
    days on market $269,990 Active 366 DOM
29. 2026-07-03
    days on market $269,990 Active 365 DOM
30. 2026-07-02
    days on market $269,990 Active 364 DOM
31. 2026-07-01
    days on market $269,990 Active 363 DOM
32. 2026-06-30
    days on market $269,990 Active 362 DOM
33. 2026-06-29
    days on market $269,990 Active 361 DOM
34. 2026-06-28
    days on market $269,990 Active 360 DOM
35. 2026-06-27
    days on market $269,990 Active 359 DOM
36. 2026-06-26
    pricedays on market $269,990 Active 358 DOM
37. 2026-06-24
    days on market $268,990 Active 356 DOM
38. 2026-06-21
    days on market $268,990 Active 353 DOM
39. 2026-06-18
    days on market $268,990 Active 350 DOM
40. 2026-06-18
    price $268,990 Active 349 DOM
41. 2026-06-17
    days on market $277,990 Active 349 DOM
42. 2026-06-16
    days on market $277,990 Active 348 DOM
43. 2026-06-15
    days on market $277,990 Active 347 DOM
44. 2026-06-13
    days on market $277,990 Active 345 DOM
45. 2026-06-09
    days on market $277,990 Active 341 DOM
46. 2026-06-08
    days on market $277,990 Active 340 DOM
47. 2026-06-07
    days on market $277,990 Active 339 DOM
48. 2026-06-04
    days on market $277,990 Active 336 DOM
49. 2026-06-03
    days on market $277,990 Active 335 DOM
50. 2026-06-02
    days on market $277,990 Active 334 DOM

ⓘ 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: $28,261
• − Mortgage interest: −$17,515
• − Property taxes: −$4,690
• − Insurance: −$1,563
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$9,096
• Taxable loss: −$9,125
• Est. tax savings @ 24.0%: +$2,190
• After-tax cash flow: $-1,414/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 · 6 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern and well-maintained interior and exterior. It offers a spacious open-concept floor plan and a spa-inspired bathroom. The property is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Updating the kitchen appliances — Modernizing the kitchen can attract more buyers and increase its value. ↑
• Resale Upgrading the flooring in the bathrooms — Upgrading the flooring can enhance the overall look and feel of the bathrooms, making it more appealing to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants, making it more attractive for both markets. ↑

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

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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%
• 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%

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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

Price history

1 event — show timeline

• 2025-07-03 Listed $277,990 Zillow