941 Pertuso Ln · Plum Grove, TX 77336

$153,990

3 bd · 2.5 ba · 1,360 sqft · Land · 43 Days on market

Built 2026 $192/mo HOA · 9% of rent ↓ 5% 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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks

New Construction Lennar Houston Home - The Pima Floor Plan - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner’s suite, which features a restful bedroom, en-suite bathroom and generous 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

• Luxe owner's suite
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• CHEF-INSPIRED KITCHEN
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM
• GENEROUS WALK-IN CLOSET

Property features AI

Finance

• HOA & community: HOA managed by KRJ Management, Inc.; Annual association fee of $2,300

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation
• Construction: Cement siding; Composition roof; Built in 2026
• Exterior features: Back yard fence; Subdivision lot setting

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: 6 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Kitchen and family room combo; Primary bedroom with private bath; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $153,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $211,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $154k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $149k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.0% in Plum Grove — 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 58/100 on livability (#1,206 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Falcon Ridge El (math 30% / reading 35%, grade F, #2,234 of 4,322 statewide, top 52%, 689 students, 49% FRL); 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).
• Market conditions: 585 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $6k 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 43 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Recommended offer $149,370 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 0.96% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $211,990
• List price: $153,990
• Delta: -27.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-25,303
• Equity at exit: $31,608

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-10,307
• Equity at exit: $18,329

Cash invested: $59,357 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,027 medium
• Mortgage (P&I): −$1,112
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$88
• HOA: −$192
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $142

Break-even live

Break-even rent $1,848

Max offer price $211,990

Occupancy floor 88%

Sensitivity live

Price	-10% $262	-5% $202	+0% $142	+5% $82	+10% $22
Rent	-10% $-18	-5% $62	+0% $142	+5% $222	+10% $302
Rate	-1.0pp $248	-0.5pp $196	base $142	+0.5pp $87	+1.0pp $31

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: $52,998
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,800	$1.32	24d	1	0.02mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	2d	1	0.17mi

HOA detail

• Monthly dues: $192 · $2,304/yr

Listing history 20 events

1. 2026-06-18
   days on market $153,990 Active 43 DOM
2. 2026-06-17
   remarks 540-char remark
3. 2026-06-17
   days on market $153,990 Active 42 DOM
4. 2026-06-16
   days on market $153,990 Active 41 DOM
5. 2026-06-15
   days on market $153,990 Active 40 DOM
6. 2026-06-13
   days on market $153,990 Active 38 DOM
7. 2026-06-09
   days on market $153,990 Active 34 DOM
8. 2026-06-08
   days on market $153,990 Active 33 DOM
9. 2026-06-07
   days on market $153,990 Active 32 DOM
10. 2026-06-04
    days on market $153,990 Active 29 DOM
11. 2026-06-03
    days on market $153,990 Active 28 DOM
12. 2026-06-02
    days on market $153,990 Active 27 DOM
13. 2026-06-01
    days on market $153,990 Active 26 DOM
14. 2026-05-31
    days on market $153,990 Active 25 DOM
15. 2026-05-08
    price $152,640 323-char remark
16. 2026-05-07
    price $152,640 507-char remark
17. 2026-05-06
    listed $161,990 Active 507-char remark
18. 2026-04-28
    price $161,990 323-char remark
19. 2026-04-22
    price $171,990 323-char remark
20. 2026-04-20
    listed $174,990 Active 323-char remark

ⓘ 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: $810 · $67/mo
• Projected year-2 tax: $2,818 · $235/mo
• Expected delta: +$2,008/yr (+$167/mo · 247.9%)

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

Taxation est. · year 1

• Rental income: $24,321
• − Mortgage interest: −$11,875
• − Property taxes: −$810
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − HOA: −$2,304
• − Depreciation: −$6,167
• Taxable loss: −$1,786
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $2,128/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 — Plum Grove

• Score: 58/100
• State rank: #1206
• US rank: #21049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• 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

-4.9% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $153,990 HARMLS
• 2026-05-07 Price Changed $152,640 HARMLS
• 2026-05-06 Listed $161,990 HARMLS