13046 Dianna Lee Dr · Barrett, TX 77532

$233,490

4 bd · 2.0 ba · 1,979 sqft · SingleFamily · 25 Days on market

Built 2026 Good condition 2-car garage $50/mo HOA · 2% 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 +12.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• DSCR +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

The Whitetail Floor Plan - The first floor of this two-story home shares a spacious open layout between the kitchen, dining room and family room for easy entertaining. Upstairs are three secondary bedrooms, ideal for residents and overnight guests, surrounding a versatile loft that serves as an additional shared living space. An owner's suite sprawls across the rear of the second floor and enjoys an en-suite bathroom and a walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open layout
• En-suite bathroom

Tags

• OPEN LAYOUT
• VERSATILE LOFT
• EN-SUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $233,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,235.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $233k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-50 ($-597/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 $225k (3.6% below list).
• Recommended offer: $225k (3.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,335 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: employment D, amenities F, commute F.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL); Crosby H S (math 44% / reading 45%, grade F, #652 of 1,632 statewide, top 43%, 1,937 students, 54% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1446 active listings in the ZIP; 1 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 $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 25 days — a 2% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,058 (3.6% 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 F-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. 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: 0.87% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (median comp): $257,235
• List price: $233,490
• Delta: -9.23%
• 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
13038 Dianna Lee Dr	0.01mi	4/2.0	1,979 (0%)	1mo	$241,590	$122	99
13046 Dianna Lee Dr	0.00mi	4/2.0	1,979 (0%)	2mo	$233,490	$118	98
1531 Chimney Springs Dr	0.01mi	4/2.5	1,922 (-3%)	0mo	$255,990	$133	93
12823 Ivy Creek Ct	0.33mi	4/2.0	2,014 (+2%)	1mo	$315,240	$157	80
1543 Chimney Springs Dr	0.01mi	4/3.0	2,157 (+9%)	0mo	$284,991	$132	80
12822 Ivy Creek Ct	0.33mi	4/2.0	1,922 (-3%)	0mo	$262,990	$137	79
12807 Ivy Creek Ct	0.02mi	4/2.0	1,716 (-13%)	0mo	$220,991	$129	77
12818 Ivy Creek Ct	0.33mi	4/2.5	1,922 (-3%)	1mo	$248,640	$129	77
12815 Ivy Creek Ct	0.33mi	4/2.0	1,859 (-6%)	1mo	$272,190	$146	73
1339 Sea Oats Dr	0.30mi	4/3.0	2,157 (+9%)	2mo	$316,990	$147	65
1218 Bonnerjee Dr	0.48mi	3/2.0 (-1)	1,904 (-4%)	2mo	$272,040	$143	64
1531 Vanessa Gold Ct	0.17mi	3/2.5 (-1)	1,737 (-12%)	1mo	$254,990	$147	63

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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.33×
• Total profit: $-48,177
• Equity at exit: $38,355

10-year hold

• IRR: -15.7%
• Equity multiple: 0.18×
• Total profit: $-59,262
• Equity at exit: $22,241

Cash invested: $72,026 (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: 55 active · 27 under contract
• Months of supply: 5.6 mo (18%/mo absorbed)
• Median asking: $256,990 ($135/sqft)
• Median days on market: 95 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: -3.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1446
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,251 medium
• Mortgage (P&I): −$1,349
• Tax est. 1.5%: −$322 /mo · $3,859/yr
• Insurance: −$107
• HOA: −$50
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-50

Break-even live

Break-even rent $2,314

Max offer price $250,038

Occupancy floor 97%

Sensitivity live

Price	-10% $128	-5% $39	+0% $-50	+5% $-139	+10% $-228
Rent	-10% $-228	-5% $-139	+0% $-50	+5% $39	+10% $128
Rate	-1.0pp $80	-0.5pp $16	base $-50	+0.5pp $-116	+1.0pp $-184

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: $64,309
• Closing costs: $7,717
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13702 Sun Bear Ct Crosby, TX	3.0	2.0	1899	$1,979	$1.04	31d	1	1.30mi

Property features AI

Finance

• HOA & community: Association managed by Transerve Management Co, LPCommunity amenities: clubhouse, fitness center, picnic area, park, pool, trailsAnnual association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick and cement siding constructionComposition roof
• Exterior features: Back yard fenceSubdivision lot settingAssociation pool

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Bedroom on second level (12 x 12)Total of 5 rooms
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen/family room comboKitchen/dining comboSeparate showerTub with showerLoft
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 1 events

1. 2026-05-05
   listed $233,490 Active 598-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,007
• − Mortgage interest: −$14,409
• − Property taxes: −$3,859
• − Insurance: −$1,286
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − HOA: −$600
• − Depreciation: −$7,483
• Taxable loss: −$4,951
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $591/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 · 27 photos

Good 80/100 Cosmetic rehab Est. rehab $9,895–$29,685 screening

This home is in excellent condition with a modern and well-maintained interior and exterior. It is move-in ready and would benefit from a fresh coat of paint on the exterior and updating the flooring in the bathrooms to further enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior brick and siding — Enhances curb appeal and value. ↑
• Resale Updating the flooring in the bathrooms — Improves the overall aesthetic and functionality of the bathrooms. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Middle Crosby Middle F TX #786/1,662 Nat'l #7,065/14,009 High Highpoint School East (Crosby)

Schools (NCES district)

• District: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 of 826 in TX

D Composite livability gradescore 56/100

Livability — Barrett

• Score: 56/100
• State rank: #1335
• US rank: #22991

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barrett, TX
• County: Harris County · 5,571,493 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 10% 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 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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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: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• 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

Property features AI

Finance

• HOA & community: Association managed by Transerve Management Co, LPCommunity amenities: clubhouse, fitness center, picnic area, park, pool, trailsAnnual association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick and cement siding constructionComposition roof
• Exterior features: Back yard fenceSubdivision lot settingAssociation pool

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Bedroom on second level (12 x 12)Total of 5 rooms
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen/family room comboKitchen/dining comboSeparate showerTub with showerLoft
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

2 events — show timeline

• 2026-05-28 Sold (MLS) — HARMLS
• 2026-05-05 Listed $233,490 HARMLS