24721 Thornbluff Briar Trl · Houston, TX 77336

$259,990

4 bd · 2.5 ba · 1,918 sqft · SingleFamily · 33 Days on market

Built 2026 Good condition 5,484 sqft lot $33/mo HOA · 1% 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 +10.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks

Welcome to your new home built by Cyrene Homes! Spacious floor plans! This beautiful plan will offer a kitchen with granite countertops, recessed lighting, & stainless-steel appliances! Designer finishes! Rear sod included! Oversized homes available! Zoned to Huffman ISD! Walking distance from the nearby elementary school! Moments from Lake Houston Marina! Enjoy the lake breezes! Within proximity to TX-99, I-69, and Alt 90! Photos are REPRESENTATIVE!!!

Key facts

• Rear sod included
• Recessed lighting
• Zoned to huffman isd

Tags

• RECESSED LIGHTING
• STAINLESS STEEL APPLIANCES
• REAR SOD INCLUDED
• ZONED TO HUFFMAN ISD
• WITHIN PROXIMITY TO TX-99
• WITHIN PROXIMITY TO I-69

Property features AI

Finance

• Other: Municipal Utility District disclosure
• HOA & community: Homeowners association (ACMI); $400 annually; Curbs in the community

Exterior

• Parking: Attached garage; 2-car garage; Driveway parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Single-family home; Slab foundation; Composition roof
• Construction: Built by Cyrene Homes; 2026 construction; Brick and cement siding
• Exterior features: Deck; Patio; Private fenced backyard; Concrete road frontage; Subdivision setting

Interior

• Kitchen: Dishwasher; Gas cooktop; Oven; Microwave; Garbage disposal; Breakfast bar
• Bedrooms: Primary bedroom on the first floor (approx. 15x12); Three additional bedrooms on the second floor (approx. 13x11, 11x11, 11x9)
• Flooring: Carpet; Plank flooring; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning; Programmable thermostat; Energy-efficient HVAC
• Interior features: Breakfast bar; Double vanity; Granite counters; High ceilings; Primary bedroom with bath; Soaking tub; Separate shower; Tub/shower combination; Window treatments; Ceiling fans; Programmable thermostat; Insulated doors; Low emissivity windows; Window coverings; Ventilation for improved indoor air quality
• Laundry & utility: Washer hookup; Electric dryer hookup; Tankless water heater

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $276,192.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (12.8% below list).
• Recommended offer: $227k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 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: 588 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 33 days — a 3% lower offer ($252k) 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 $226,673 (12.8% 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 33 days. Have you received any prior offers? Is the seller open to a 13% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $276,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24721 Thornbluff Briar Trl	0.00mi	4/2.5	1,918 (0%)	1mo	$259,990	$136	99
509 Emerald Thicket Ln	0.11mi	4/2.5	1,918 (0%)	3mo	$249,990	$130	92
24707 White Libertia Ct	0.04mi	4/2.5	1,860 (-3%)	3mo	$259,990	$140	91
24711 Windward Birch Way	0.16mi	4/2.5	1,918 (0%)	4mo	$271,990	$142	89
24702 Stablewood Frst	0.09mi	3/3.0 (-1)	1,774 (-8%)	2mo	$254,990	$144	75
24702 Windward Birch Ln	0.16mi	3/3.0 (-1)	1,774 (-8%)	2mo	$254,990	$144	71
231 Loon River Dr	0.38mi	3/2.0 (-1)	1,833 (-4%)	3mo	$314,900	$172	65
513 Emerald Thicket Ln	0.13mi	3/2.5 (-1)	1,647 (-14%)	1mo	$249,990	$152	64
24118 E Lake Houston Pkwy	0.61mi	4/2.0	1,950 (+2%)	3mo	$230,000	$118	64
24705 Sonora Crescent Cir	0.17mi	3/2.0 (-1)	1,689 (-12%)	3mo	$288,990	$171	63
24414 Whitesail Dr	0.26mi	3/2.0 (-1)	1,663 (-13%)	3mo	$193,200	$116	56
310 Cherry Valley Dr	0.59mi	4/2.5	2,192 (+14%)	3mo	$339,000	$155	46

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-54,317
• Equity at exit: $41,181

10-year hold

• IRR: -13.1%
• Equity multiple: 0.23×
• Total profit: $-59,459
• Equity at exit: $23,880

Cash invested: $77,334 (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: 588
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,267 high
• Mortgage (P&I): −$1,448
• Tax est. 1.5%: −$345 /mo · $4,143/yr
• Insurance: −$115
• HOA: −$33
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-151

Break-even live

Break-even rent $2,458

Max offer price $254,344

Occupancy floor —

Sensitivity live

Price	-10% $40	-5% $-56	+0% $-151	+5% $-246	+10% $-342
Rent	-10% $-330	-5% $-241	+0% $-151	+5% $-61	+10% $28
Rate	-1.0pp $-12	-0.5pp $-81	base $-151	+0.5pp $-223	+1.0pp $-295

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: $69,048
• Closing costs: $8,286
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Emerald Thicket Ln Huffman, TX	3.0	2.5	1755	$2,200	$1.25	46d	1	0.06mi
24523 Whitesail Dr Huffman, TX	3.0	2.0	1512	$1,800	$1.19	46d	1	0.21mi
24527 Lightwoods Dr Huffman, TX	4.0	2.0	2095	$2,100	$1.00	46d	1	0.30mi
24719 Colony Meadow Trl Huffman, TX	4.0	2.0	1613	$2,200	$1.36	46d	1	0.63mi
24730 Russet Bluff Trl Huffman, TX	4.0	2.0	1604	$2,150	$1.34	0d	1	0.73mi
24118 Grey Fox Dr Huffman, TX	3.0	2.0	1543	$1,425	$0.92	46d	1	0.96mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 2 events

1. 2026-04-11
   status Pending
2. 2026-03-09
   listed $259,990 Active

ⓘ 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 8/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,201
• − Mortgage interest: −$15,471
• − Property taxes: −$4,143
• − Insurance: −$1,381
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − HOA: −$396
• − Depreciation: −$8,035
• Taxable loss: −$6,577
• Est. tax savings @ 24.0%: +$1,578
• After-tax cash flow: $-233/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minimal repairs and maintenance. The highest-ROI updates would be painting the exterior and interior walls, landscaping, and adding smart home features.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and adding plants — Improves curb appeal and adds greenery.
• Both Adding smart home features — Enhances convenience and adds modern appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and adding plants — Improves curb appeal and adds greenery. ↑
• Both Adding smart home features — Enhances convenience and adds modern appeal. ↑

ⓘ 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

• 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): 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 events — show timeline

• 2026-04-11 Pending — HARMLS
• 2026-03-09 Listed $259,990 HARMLS