16122 Domestic Dove Way · Houston, TX 77447

$250,990

4 bd · 2.0 ba · 1,776 sqft · SingleFamily · 7 Days on market

Built 2026 Fair condition $100/mo HOA · 4% of rent ↓ 4% 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).

• Cash flow +10.5/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• DSCR +3.0/10.0
• Schools +2.9/10.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

The Oxford Floor Plan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. 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 floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• HOA & community: Association (CCMC) with annual fee of $1,200; Association amenities include playground, park, pool, and trails

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation
• Construction: Built in 2026; Brick and cement siding exterior; Composition roof
• Exterior features: Back yard fence; Subdivision lot; Pond on lot; Association pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: 6 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Kitchen and family room combined; Kitchen and dining area combined; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $250,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $303,990.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $251k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $251k).
• Cap rate 5.7% 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.
• 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 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); 1790 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $14k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,990

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.85% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 9.8

CMA / ARV

• ARV (median comp): $303,990
• List price: $250,990
• Delta: -17.43%
• 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
16122 Domestic Dove Way	0.00mi	4/2.0	1,776 (0%)	0mo	$250,990	$141	100
28803 Golden Wheat Ct	0.10mi	4/2.0	1,776 (0%)	1mo	$275,440	$155	95
16222 Domestic Dove Way	0.07mi	4/2.0	1,736 (-2%)	1mo	$307,990	$177	92
28807 Golden Wheat Ct	0.10mi	4/2.0	1,924 (+8%)	1mo	$259,990	$135	81
28923 Rustic Robin Ln	0.16mi	3/2.0 (-1)	1,880 (+6%)	1mo	$343,990	$183	77
16311 Golden Corral Dr	0.34mi	3/2.5 (-1)	1,749 (-2%)	1mo	$326,990	$187	74
16303 Golden Corral Ln	0.33mi	4/2.0	1,655 (-7%)	1mo	$332,990	$201	72
16315 Golden Corral Ln	0.34mi	4/2.0	1,655 (-7%)	1mo	$318,990	$193	72
27230 Wheat Falls Ln	0.46mi	3/2.0 (-1)	1,880 (+6%)	1mo	$337,990	$180	62
27242 Wheat Falls Ln	0.47mi	3/2.0 (-1)	1,908 (+7%)	0mo	$281,640	$148	60
16307 Golden Corral Ln	0.33mi	3/2.0 (-1)	1,572 (-12%)	1mo	$303,990	$193	59
27235 Wheat Falls Ln	0.46mi	3/2.0 (-1)	1,600 (-10%)	1mo	$311,990	$195	56

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: -23.5%
• Equity multiple: 0.22×
• Total profit: $-66,703
• Equity at exit: $45,326

10-year hold

• IRR: -30.2%
• Equity multiple: -0.17×
• Total profit: $-99,811
• Equity at exit: $26,283

Cash invested: $85,117 (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 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 1790
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,588 medium
• Mortgage (P&I): −$1,594
• Tax est. 1.5%: −$380 /mo · $4,560/yr
• Insurance: −$127
• HOA: −$100
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-156

Break-even live

Break-even rent $2,786

Max offer price $281,360

Occupancy floor —

Sensitivity live

Price	-10% $54	-5% $-51	+0% $-156	+5% $-261	+10% $-366
Rent	-10% $-361	-5% $-259	+0% $-156	+5% $-54	+10% $48
Rate	-1.0pp $-3	-0.5pp $-79	base $-156	+0.5pp $-235	+1.0pp $-315

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: $75,998
• Closing costs: $9,120
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16315 Mesquite Field Dr Hockley, TX	4.0	2.0	1500	$2,600	$1.73	44d	1	0.17mi
29023 Pearl Barley Way Unit 3656 Hockley, TX	4.0	2.5	2395	$2,300	$0.96	25d	1	0.64mi
16722 Old Wagon Way Hockley, TX	4.0	2.0	1880	$1,790	$0.95	44d	1	0.70mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 14 events

1. 2026-05-18
   status Pending 587-char remark
2. 2026-05-14
   price $250,990 587-char remark
3. 2026-05-11
   price $259,940 587-char remark
4. 2026-05-11
   listed $264,990 Active 587-char remark
5. 2026-05-08
   status Active
6. 2026-05-08
   price $264,990
7. 2026-05-08
   historical
8. 2026-04-01
   status Pending
9. 2026-04-01
   price $314,990
10. 2026-03-25
    price $254,990
11. 2026-03-21
    price $257,990
12. 2026-03-19
    price $267,090
13. 2026-03-12
    price $272,040
14. 2026-02-25
    listed $261,990 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 5/10 Major FEMA zone X · 90% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe

Taxation est. · year 1

• Rental income: $31,054
• − Mortgage interest: −$17,028
• − Property taxes: −$4,560
• − Insurance: −$1,520
• − Repairs & maintenance: −$2,484
• − Management: −$2,484
• − HOA: −$1,200
• − Depreciation: −$8,843
• Taxable loss: −$7,066
• Est. tax savings @ 24.0%: +$1,696
• After-tax cash flow: $-181/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 · 0 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance to improve its condition and value. Key areas include painting, flooring, windows, and landscaping. These updates can significantly enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear
• Minor Kitchen countertops — Light wear and tear
• Minor Bathroom tiles — Some discoloration
• Minor Exterior siding — Some discoloration
• Minor Hardwood floors — Worn appearance
• Minor Paint on interior walls — Faded appearance
• Minor Windows — Need cleaning and sealing
• Minor HVAC unit — May need cleaning and maintenance

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Refinish hardwood floors — Refinished floors can enhance the home's appeal and value.
• Both Clean and seal windows — Clean windows can improve the home's curb appeal and value.
• Both Clean and maintain HVAC unit — A clean and maintained HVAC unit can improve comfort and value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear	Minor	$500–3,000
Kitchen countertops · Light wear and tear	Minor	$500–3,000
Bathroom tiles · Some discoloration	Minor	$500–3,000
Exterior siding · Some discoloration	Minor	$500–3,000
Hardwood floors · Worn appearance	Minor	$500–3,000
Paint on interior walls · Faded appearance	Minor	$500–3,000
Windows · Need cleaning and sealing	Minor	$500–3,000
HVAC unit · May need cleaning and maintenance	Minor	$500–3,000
Total estimated repair cost · 8 items		$4,000–24,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Refinish hardwood floors — Refinished floors can enhance the home's appeal and value. ↑
• Both Clean and seal windows — Clean windows can improve the home's curb appeal and value. ↑
• Both Clean and maintain HVAC unit — A clean and maintained HVAC unit can improve comfort and value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and value. ↑

ⓘ 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: 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 — 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): 25,231
• Household income: $116,925
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 265.0

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: 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%

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

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

-4.2% since first listed

14 events — show timeline

• 2026-05-18 Pending — HARMLS
• 2026-05-14 Price Changed $250,990 HARMLS
• 2026-05-11 Price Changed $259,940 HARMLS
• 2026-05-11 Listed $264,990 HARMLS
• 2026-05-08 Relisted — HARMLS
• 2026-05-08 Price Changed $264,990 HARMLS
• 2026-05-08 Listing Removed — HARMLS
• 2026-04-01 Pending — HARMLS
• 2026-04-01 Price Changed $314,990 HARMLS
• 2026-03-25 Price Changed $254,990 HARMLS
• 2026-03-21 Price Changed $257,990 HARMLS
• 2026-03-19 Price Changed $267,090 HARMLS
• 2026-03-12 Price Changed $272,040 HARMLS
• 2026-02-25 Listed $261,990 HARMLS