1046 Gazing Pine St · Houston, TX 77336

$309,000

4 bd · 2.5 ba · 2,000 sqft · Land · 28 Days on market

Built 2024 0.32 ac lot $154/sqft · at area comps Est $302k · at est. ↓ 3% 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 +11.4/30.0
• ARV discount +6.5/15.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.7/10.0

Listing remarks MLS

Charming single-story modern farmhouse situated on a spacious lot with no HOA. This 4-bedroom, 2.5-bath home offers high ceilings throughout and an open layout that includes a generous living room and formal dining area. The beautiful kitchen features 60" custom cabinets, granite countertops, stainless steel appliances, and a walk-in pantry. The expansive primary suite includes a walk-in closet and a luxurious en-suite bath. With laminate flooring throughout and no carpet, maintenance is a breeze. Enjoy the outdoors with a large covered patio and an extended driveway for extra parking, perfect for driving your truck or RV straight to the back of the lot for easy access. Very low tax rate and no flooding history.

Key facts

• Custom cabinets
• Spacious lot
• Open layout

Tags

• SPACIOUS LOT
• HIGH CEILINGS
• OPEN LAYOUT
• GENEROUS LIVING ROOM
• FORMAL DINING AREA
• CUSTOM CABINETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $309k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (29.7% below list).
• Recommended offer: $217k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: schools D, 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.
• Market conditions: 585 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 $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 28 days — a 2% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 3 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 $217,116 (29.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.70% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 11.9

CMA / ARV

• ARV (median comp): $302,057
• List price: $309,000
• Delta: 4.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-57,056
• Equity at exit: $46,073

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-59,120
• Equity at exit: $26,717

Cash invested: $86,520 (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: 585
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,171 medium
• Mortgage (P&I): −$1,620
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-107

Break-even live

Break-even rent $2,307

Max offer price $290,070

Occupancy floor 100%

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	2d	1	1.07mi

Listing history 21 events

1. 2026-06-18
   days on market $309,000 Active 28 DOM
2. 2026-06-17
   days on market $309,000 Active 27 DOM
3. 2026-06-16
   days on market $309,000 Active 26 DOM
4. 2026-06-15
   days on market $309,000 Active 25 DOM
5. 2026-06-13
   days on market $309,000 Active 23 DOM
6. 2026-06-09
   days on market $309,000 Active 19 DOM
7. 2026-06-08
   days on market $309,000 Active 18 DOM
8. 2026-06-07
   days on market $309,000 Active 17 DOM
9. 2026-06-04
   days on market $309,000 Active 14 DOM
10. 2026-06-03
    days on market $309,000 Active 13 DOM
11. 2026-06-02
    days on market $309,000 Active 12 DOM
12. 2026-06-01
    days on market $309,000 Active 11 DOM
13. 2026-05-31
    days on market $309,000 Active 10 DOM
14. 2026-04-16
    historical

    Show marketing remark (726 chars)

    Charming single-story modern farmhouse situated on a spacious lot with no HOA. This 4-bedroom, 2.5-bath home offers high ceilings throughout and an open layout that includes a generous living room and formal dining area. The beautiful kitchen features 60" custom cabinets, granite countertops, stainless steel appliances, and a walk-in pantry. The expansive primary suite includes a walk-in closet and a luxurious en-suite bath. With laminate flooring throughout and no carpet, maintenance is a breeze. Enjoy the outdoors with a large covered patio and an extended driveway for extra parking, perfect for driving your truck or RV straight to the back of the lot for easy access. Very low tax rate and no flooding history.

15. 2026-04-16
    listed $315,000 Active 726-char remark

    Show marketing remark (726 chars)

    Charming single-story modern farmhouse situated on a spacious lot with no HOA. This 4-bedroom, 2.5-bath home offers high ceilings throughout and an open layout that includes a generous living room and formal dining area. The beautiful kitchen features 60" custom cabinets, granite countertops, stainless steel appliances, and a walk-in pantry. The expansive primary suite includes a walk-in closet and a luxurious en-suite bath. With laminate flooring throughout and no carpet, maintenance is a breeze. Enjoy the outdoors with a large covered patio and an extended driveway for extra parking, perfect for driving your truck or RV straight to the back of the lot for easy access. Very low tax rate and no flooding history.

16. 2026-03-11
    price $319,000
17. 2025-12-24
    listed $325,000 Active
18. 2025-12-22
    historical
19. 2025-11-21
    listed $325,000 Active
20. 2025-05-16
    soldstatus
21. 2024-05-03
    soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $878 · $73/mo
• Projected year-2 tax: $5,655 · $471/mo
• Expected delta: +$4,776/yr (+$398/mo · 543.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,054
• − Mortgage interest: −$17,309
• − Property taxes: −$878
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$8,989
• Taxable loss: −$6,836
• Est. tax savings @ 24.0%: +$1,641
• After-tax cash flow: $355/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: 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

• 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

-3.1% since first listed

8 events — show timeline

• 2026-04-16 Listed $315,000 HARMLS
• 2026-04-16 Listing Removed — HARMLS
• 2026-03-11 Price Changed $319,000 HARMLS
• 2025-12-24 Listed $325,000 HARMLS
• 2025-12-22 Listing Removed — HARMLS
• 2025-11-21 Listed $325,000 HARMLS
• 2025-05-16 Sold (Public Records) — Public Records
• 2024-05-03 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $878 · +0.6% YoY. Source: county tax records.