8117 Sunberry Shadow Dr · Houston, TX 77016

$252,900

3 bd · 2.0 ba · 1,076 sqft · SingleFamily · 23 Days on market

Built 2025 $36/mo HOA · 2% of rent ↓ 2% 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).

• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.3/10.0

Listing remarks

This spacious home at Wayside Village is move-in ready and includes an upgraded kitchen with stunning wood cabinetry, granite countertops, recessed LED lighting, luxury vinyl plank flooring and a full suite of appliances by Whirlpool, including a refrigerator and built-in microwave. The family room will comfortably fit your sectional sofa, coffee tables and big-screen TV, while the oversized back patio extends the entertainment space outdoors. The master suite showcases a generously sized bathroom and walk-in closet.

Key facts

• Upgraded kitchen
• Wood cabinetry
• Granite countertops

Tags

• UPGRADED KITCHEN
• WOOD CABINETRY
• GRANITE COUNTERTOPS
• RECESSED LED LIGHTING
• LUXURY VINYL PLANK FLOORING
• FULL SUITE OF APPLIANCES

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Community managed by Sbb Community Management; Annual association fee of $432

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2025); Slab foundation
• Construction: Built by LGI Homes; Composition roof
• Exterior features: Deck; Patio; Private yard; Fenced backyard

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Disposal; Refrigerator
• Bedrooms: Primary bedroom (First level) — 14x12; Bedroom (First level) — 10x11; Bedroom (First level) — 10x10
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms; Primary bathroom (First level) — 5x8; Bathroom (First level) — 5x8
• Heating & cooling: Central heating (Electric heat pump); Central air conditioning (Electric)
• Interior features: Breakfast bar; Granite counters; Kitchen and family room combined; Kitchen and dining combined; Pantry; Tub with shower; Window treatments / coverings; Ceiling fan(s); Programmable thermostat; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (First level) — 6x6

🏗️ New construction. The $252,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $249,583.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (29.3% below list).
• Recommended offer: $179k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.1% 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.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Forest Brook Middle (math 12% / reading 14%, grade F, #1,609 of 1,662 statewide, top 97%, 613 students, 98% FRL); North Forest H S (math 13% / reading 18%, grade F, #1,505 of 1,632 statewide, top 92%, 974 students, 97% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 31% district-wide (-17 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 372 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 45% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts 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.

Recommended offer $178,721 (29.3% 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. 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: 0.72% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.99%
• DSCR: 0.73
• GRM: 11.6

CMA / ARV

• ARV (median comp): $249,583
• List price: $252,900
• Delta: 1.33%
• 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
8203 Burnt Orchid Dr	0.13mi	3/2.0	1,076 (0%)	1mo	$249,900	$232	94
8112 Sunberry Shadow Dr	0.02mi	3/2.0	1,076 (0%)	12mo	$251,900	$234	90
10410 Sunny Petal Circle Dr	0.06mi	3/2.0	1,076 (0%)	14mo	$248,900	$231	86
10404 Sunny Petal Circle Dr	0.06mi	3/2.0	1,076 (0%)	14mo	$253,900	$236	86
8116 Sunberry Shadow Dr	0.07mi	3/2.0	1,076 (0%)	14mo	$258,900	$241	85
8033 Alpine Bearberry Dr	0.29mi	3/2.0	1,076 (0%)	8mo	$250,900	$233	80
8044 Parker Rd	0.24mi	3/2.0	1,140 (+6%)	13mo	$175,000	$154	68
7706 Lakewood Dr	0.70mi	4/1.5 (+1)	1,084 (+1%)	1mo	$209,000	$193	58
10713 Red Orchid	0.52mi	3/2.0	1,012 (-6%)	12mo	$221,070	$218	55
10707 Red Orchid	0.51mi	3/2.0	1,012 (-6%)	14mo	$199,000	$197	55
7738 Parker Rd	0.63mi	3/1.5	1,174 (+9%)	12mo	$160,000	$136	43
8328 Caddo Rd	0.56mi	2/1.0 (-1)	934 (-13%)	12mo	$85,000	$91	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.24×
• Total profit: $86,603
• Equity at exit: $200,733

10-year hold

• IRR: 15.1%
• Equity multiple: 4.73×
• Total profit: $260,345
• Equity at exit: $409,552

Cash invested: $69,883 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$1,309
• Tax est. 1.5%: −$312 /mo · $3,744/yr
• Insurance: −$104
• HOA: −$36
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-349

Break-even live

Break-even rent $2,229

Max offer price $199,094

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-263	+0% $-349	+5% $-435	+10% $-521
Rent	-10% $-490	-5% $-420	+0% $-349	+5% $-278	+10% $-208
Rate	-1.0pp $-223	-0.5pp $-285	base $-349	+0.5pp $-414	+1.0pp $-479

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: $62,396
• Closing costs: $7,487
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	44d	1	0.35mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	8d	1	0.35mi
8213 Bigwood St Unit A Houston, TX	3.0	2.5	1150	$1,595	$1.39	44d	1	0.54mi
8302 Caddo Rd Houston, TX	2.0	1.0	896	$1,450	$1.62	44d	1	0.55mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,865	$2.58	0d	1	0.58mi
8122 Sterlingshire St Unit A Houston, TX	3.0	2.0	1160	$1,525	$1.31	15d	1	0.62mi
8122 Sterlingshire St Unit B Houston, TX	3.0	2.0	1160	$1,450	$1.25	15d	1	0.62mi
8126 Sterlingshire St Unit B Houston, TX	3.0	2.0	1150	$1,350	$1.17	25d	1	0.62mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	8d	1	0.62mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	19d	1	0.92mi
6822 Leedale St Houston, TX	3.0	1.0	978	$1,500	$1.53	44d	1	0.98mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,399	$1.56	2d	5	1.01mi
8600 Sterlingshire St Houston, TX	1.0–2.0	1.0	732	$1,050	$1.43	25d	2	1.03mi
8346 Tidwell Rd Unit B Houston, TX	3.0	2.0	980	$1,000	$1.02	44d	1	1.05mi
6823 Hanley Ln Houston, TX	3.0	2.0	1303	$1,610	$1.24	6d	1	1.05mi
8350 Tidwell Rd Unit A Houston, TX	3.0	2.0	980	$975	$0.99	44d	1	1.05mi
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	14d	1	1.17mi
9700 Mesa Dr Houston, TX	1.0–3.0	1.0–2.0	784	$989	$1.26	0d	9	1.18mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	44d	1	1.20mi
9222 Hillis St Houston, TX	3.0	2.0	1498	$1,850	$1.23	44d	1	1.33mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	25d	1	1.35mi
7176 Parker Rd Houston, TX	4.0	2.0	1152	$1,200	$1.04	44d	1	1.35mi
8711 Southwark St Unit A Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	1.46mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: pool

Listing history 50 events

1. 2026-06-13
   statusdays on market $252,900 Pending 23 DOM
2. 2026-06-10
   days on market $252,900 Active 20 DOM
3. 2026-06-08
   days on market $252,900 Active 19 DOM
4. 2026-06-07
   statusdays on market $252,900 Active 18 DOM
5. 2026-06-04
   statusdays on market $252,900 Pending 16 DOM
6. 2026-06-01
   days on market $252,900 Active 14 DOM
7. 2026-05-31
   days on market $252,900 Active 13 DOM
8. 2026-05-18
   status Pending 522-char remark
9. 2026-05-15
   listed $252,900 Active 522-char remark
10. 2026-05-12
    historical $1,935
11. 2026-04-03
    listed $1,935
12. 2026-04-02
    historical $1,935
13. 2026-02-27
    listed $1,935
14. 2026-02-25
    historical
15. 2026-02-20
    price $249,900
16. 2026-02-06
    status Active
17. 2026-01-22
    status Pending
18. 2026-01-22
    listed $257,900 Active
19. 2026-01-06
    historical $1,935
20. 2026-01-01
    listed $1,935
21. 2025-10-06
    status Pending
22. 2025-10-06
    historical
23. 2025-10-03
    listed $254,900 Active
24. 2025-09-30
    historical
25. 2025-09-15
    status Active
26. 2025-09-10
    historical $1,935
27. 2025-09-08
    status Pending
28. 2025-09-06
    listed $1,935
29. 2025-09-02
    status Active
30. 2025-08-09
    historical $1,945
31. 2025-07-22
    status Pending
32. 2025-07-19
    listed $1,945
33. 2025-07-17
    historical $1,945
34. 2025-07-08
    listed $1,945
35. 2025-07-02
    price $254,900
36. 2025-06-30
    status Active
37. 2025-06-23
    historical $1,945
38. 2025-06-23
    historical
39. 2025-06-19
    listed $1,945
40. 2025-06-18
    listed $251,900 Active
41. 2025-06-12
    historical $1,945
42. 2025-06-11
    historical
43. 2025-06-04
    status Active
44. 2025-05-23
    status Pending
45. 2025-05-23
    price $1,945
46. 2025-05-22
    price $251,900
47. 2025-05-08
    listed $256,900 Active
48. 2025-05-07
    historical
49. 2025-05-03
    listed $1,960
50. 2025-04-11
    listed $256,900 Active

ⓘ 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: $21,447
• − Mortgage interest: −$13,981
• − Property taxes: −$3,744
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − HOA: −$432
• − Depreciation: −$7,261
• Taxable loss: −$8,650
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $-2,111/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.

Schools (NCES district)

• District: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 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

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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 Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

-1.6% since first listed

47 events — show timeline

• 2026-06-12 Pending — HARMLS
• 2026-06-05 Relisted — HARMLS
• 2026-06-03 Pending — HARMLS
• 2026-05-21 Relisted — HARMLS
• 2026-05-18 Pending — HARMLS
• 2026-05-15 Listed $252,900 HARMLS
• 2026-05-12 Rental Removed $1,935 HARMLS
• 2026-04-03 Listed for Rent $1,935 HARMLS
• 2026-04-02 Rental Removed $1,935 HARMLS
• 2026-02-27 Listed for Rent $1,935 HARMLS
• 2026-02-25 Listing Removed — HARMLS
• 2026-02-20 Price Changed $249,900 HARMLS
• 2026-02-06 Relisted — HARMLS
• 2026-01-22 Pending — HARMLS
• 2026-01-22 Listed $257,900 HARMLS
• 2026-01-06 Rental Removed $1,935 HARMLS
• 2026-01-01 Listed for Rent $1,935 HARMLS
• 2025-10-06 Pending — HARMLS
• 2025-10-06 Listing Removed — HARMLS
• 2025-10-03 Listed $254,900 HARMLS
• 2025-09-30 Listing Removed — HARMLS
• 2025-09-15 Relisted — HARMLS
• 2025-09-10 Rental Removed $1,935 HARMLS
• 2025-09-08 Pending — HARMLS
• 2025-09-06 Listed for Rent $1,935 HARMLS
• 2025-09-02 Relisted — HARMLS
• 2025-08-09 Rental Removed $1,945 HARMLS
• 2025-07-22 Pending — HARMLS
• 2025-07-19 Listed for Rent $1,945 HARMLS
• 2025-07-17 Rental Removed $1,945 HARMLS
• 2025-07-08 Listed for Rent $1,945 HARMLS
• 2025-07-02 Price Changed $254,900 HARMLS
• 2025-06-30 Relisted — HARMLS
• 2025-06-23 Rental Removed $1,945 HARMLS
• 2025-06-23 Listing Removed — HARMLS
• 2025-06-19 Listed for Rent $1,945 HARMLS
• 2025-06-18 Listed $251,900 HARMLS
• 2025-06-12 Rental Removed $1,945 HARMLS
• 2025-06-11 Listing Removed — HARMLS
• 2025-06-04 Relisted — HARMLS
• 2025-05-23 Pending — HARMLS
• 2025-05-23 Price Changed $1,945 HARMLS
• 2025-05-22 Price Changed $251,900 HARMLS
• 2025-05-08 Listed $256,900 HARMLS
• 2025-05-07 Listing Removed — HARMLS
• 2025-05-03 Listed for Rent $1,960 HARMLS
• 2025-04-11 Listed $256,900 HARMLS