Is Enchante Plan in Porter, TX a good investment?

CashFlowRE grades it F with a 2.5% cap rate and $-1,432/mo modeled cash flow at a $417,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for Enchante Plan?

The modeled cap rate is 2.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,078/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 23.65

Why this score? — see what drove the F 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).

ARV discount +7.5/15.0
Condition / age +4.8/5.0
Cash flow +3.2/30.0
Rent growth +2.9/5.0
Schools +2.8/10.0
Livability +2.5/5.0
1% rule +0.0/10.0
DSCR +0.0/10.0
Appreciation +0.0/10.0

$417,990

Enchante Plan · Porter, TX 77365

3 bd · 2.0 ba · 2,124 sqft · SingleFamily · 472 Days on market

Excellent condition

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

Key facts

Flexible study
Wider doorways
2 garage spots

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $418k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
To cash-flow at today's rent, offer at most $228k (45.5% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (50.3% below list).
Recommended offer: $208k (50.3% below list) — sets the bar for 1% rule.

Location & tenants

Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
New Caney ISD (suburban): math 31% / reading 32% proficiency, ranked #570 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: New Caney H S (math 24% / reading 31%, grade F, #1,183 of 1,632 statewide, top 73%, 2,428 students, 78% FRL) — zoned schools average 78% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: Rents rising (+1.6%/yr); 1363 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

It's been on market 472 days — a 12% lower offer ($368k) 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.

Risks & watch-outs

Watch-outs: flood insurance adds $66/mo.
Climate carrying-cost: severe flood risk; 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 $207,835 (50.3% below list)

Questions for the listing agent

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?
It's been on market 472 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.48% ✗
Cap rate: 2.53%
Cash-on-cash: -13.45%
DSCR: 0.40
GRM: 17.5

CMA / ARV

ARV (median comp): $435,244
List price: $417,990
Delta: -3.96%
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
22266 Junction Peak Dr	0.25mi	4/2.0 (+1)	2,162 (+2%)	2mo	$380,990	$176	78
8720 Mancos Valley Ct	0.23mi	3/2.0	1,991 (-6%)	2mo	$430,000	$216	77
18162 Windy Oaks Ct	0.29mi	4/2.5 (+1)	2,140 (+1%)	2mo	$269,900	$126	76
22523 Boyden Cavern Ct	0.33mi	4/2.0 (+1)	2,162 (+2%)	1mo	$375,990	$174	76
8772 Mancos Valley Ct	0.26mi	3/2.5	2,250 (+6%)	2mo	$470,000	$209	75
22832 Ella Falls Ct	0.52mi	3/3.0	2,119 (-0%)	1mo	$531,625	$251	71
22286 Junction Peak Dr	0.30mi	4/3.0 (+1)	2,263 (+6%)	1mo	$384,990	$170	65
9608 Mount Brewer Ln	0.23mi	4/3.0 (+1)	1,942 (-9%)	1mo	$399,900	$206	65
22527 Boyden Cavern Ct	0.34mi	4/3.0 (+1)	2,263 (+6%)	1mo	$388,990	$172	64
8915 Blackwoods Ct	0.19mi	4/3.0 (+1)	2,349 (+11%)	1mo	$447,990	$191	63
8736 Mancos Valley Ct	0.23mi	4/3.0 (+1)	1,923 (-10%)	2mo	$354,990	$185	63
22322 Junction Peak Dr	0.38mi	4/3.0 (+1)	2,370 (+12%)	2mo	$384,990	$162	52

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 · 1.65% rent growth · sell at horizon

5-year hold

IRR: -44.5%
Equity multiple: -0.35×
Total profit: $-164,474
Equity at exit: $64,896

10-year hold

IRR: -89.5%
Equity multiple: -1.23×
Total profit: $-271,529
Equity at exit: $37,632

Cash invested: $121,868 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 135 active · 86 under contract
Months of supply: 11.9 mo (8%/mo absorbed)
Median asking: $449,990 ($208/sqft)
Median days on market: 97 d
This list price: 33% of active listings are priced below it
ARV vs active asking: -1.4% vs current asking $/sqft

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

ZIP-level market 77365

Home prices YoY: -33.0%
Rents YoY: 1.6%
Active inventory: 1363
Price-to-rent: 16.8×

Monthly cashflow live

Estimated rent: $2,078 high interval (Pro) →
Mortgage (P&I): −$2,282
Tax est. 1.5%: −$544 /mo · $6,529/yr
Insurance: −$181
Flood insurance flood zone: −$66 /mo · $798/yr
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$436
Net cashflow: $-1,432

Break-even live

Break-even rent $3,892

Max offer price $227,968

Occupancy floor —

Sensitivity live

Price	-10% $-1,132	-5% $-1,282	+0% $-1,432	+5% $-1,583	+10% $-1,733
Rent	-10% $-1,597	-5% $-1,515	+0% $-1,432	+5% $-1,350	+10% $-1,268
Rate	-1.0pp $-1,213	-0.5pp $-1,322	base $-1,432	+0.5pp $-1,545	+1.0pp $-1,660

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: $108,811
Closing costs: $13,057
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18116 Red Pine Ct Porter, TX	4.0	2.0	1916	$2,000	$1.04	18d	1	0.19mi
22079 Misty Moss Ct Porter, TX	3.0	2.5	1716	$1,925	$1.12	28d	1	0.22mi
18154 Windy Oaks Ct Porter, TX	3.0	2.0	1906	$2,275	$1.19	36d	1	0.27mi
18167 Woodsdale Ct Porter, TX	4.0	2.5	1608	$1,749	$1.09	38d	1	0.37mi
18442 Hollow Oaks Cir Porter, TX	4.0	2.5	2088	$1,880	$0.90	11d	1	0.45mi
18450 Hollow Oaks Cir Porter, TX	3.0	2.5	2088	$2,055	$0.98	79d	1	0.47mi
21746 Deep Pines Dr Porter, TX	4.0	2.5	2088	$2,200	$1.05	55d	1	0.59mi
21613 Anvil Ln Porter, TX	4.0	3.0	2117	$1,716	$0.81	39d	1	1.00mi
21699 Horseshoe Dr Porter, TX	4.0	2.5	2327	$1,801	$0.77	4d	1	1.10mi
21625 Hackamore Ct Porter, TX	3.0	2.0	1758	$1,920	$1.09	67d	1	1.18mi
19194 Shire Horse Blvd Porter, TX	4.0	2.5	2798	$2,320	$0.83	139d	1	1.27mi

Listing history 50 events

2026-09-23

days on market $417,990 Active 472 DOM
2026-09-22

days on market $417,990 Active 471 DOM
2026-09-21

days on market $417,990 Active 470 DOM
2026-09-20

days on market $417,990 Active 469 DOM
2026-09-19

days on market $417,990 Active 468 DOM
2026-09-18

days on market $417,990 Active 467 DOM
2026-09-17

days on market $417,990 Active 466 DOM
2026-09-16

days on market $417,990 Active 465 DOM
2026-09-15

days on market $417,990 Active 464 DOM
2026-09-14

days on market $417,990 Active 463 DOM
2026-09-13

days on market $417,990 Active 462 DOM
2026-09-12

days on market $417,990 Active 461 DOM
2026-09-11

days on market $417,990 Active 460 DOM
2026-09-05

days on market $417,990 Active 454 DOM
2026-09-04

days on market $417,990 Active 453 DOM
2026-09-02

days on market $417,990 Active 451 DOM
2026-08-31

days on market $417,990 Active 449 DOM
2026-08-30

days on market $417,990 Active 448 DOM
2026-08-29

days on market $417,990 Active 447 DOM
2026-08-28

days on market $417,990 Active 446 DOM
2026-08-27

days on market $417,990 Active 445 DOM
2026-08-25

days on market $417,990 Active 443 DOM
2026-08-24

days on market $417,990 Active 442 DOM
2026-08-23

days on market $417,990 Active 441 DOM
2026-08-22

days on market $417,990 Active 440 DOM
2026-08-21

days on market $417,990 Active 439 DOM
2026-08-20

days on market $417,990 Active 438 DOM
2026-08-19

days on market $417,990 Active 437 DOM
2026-08-18

days on market $417,990 Active 436 DOM
2026-08-17

days on market $417,990 Active 435 DOM
2026-08-16

days on market $417,990 Active 434 DOM
2026-08-15

days on market $417,990 Active 433 DOM
2026-08-14

days on market $417,990 Active 432 DOM
2026-08-13

days on market $417,990 Active 431 DOM
2026-08-12

days on market $417,990 Active 430 DOM
2026-08-11

days on market $417,990 Active 429 DOM
2026-08-10

days on market $417,990 Active 428 DOM
2026-08-09

days on market $417,990 Active 427 DOM
2026-08-08

days on market $417,990 Active 426 DOM
2026-08-06

days on market $417,990 Active 424 DOM
2026-08-05

remarks 477-char remark
2026-08-05

days on market $417,990 Active 423 DOM
2026-08-04

days on market $417,990 Active 422 DOM
2026-08-03

days on market $417,990 Active 421 DOM
2026-07-31

days on market $417,990 Active 418 DOM
2026-07-30

days on market $417,990 Active 416 DOM
2026-07-28

days on market $417,990 Active 415 DOM
2026-07-26

days on market $417,990 Active 413 DOM
2026-07-24

days on market $417,990 Active 411 DOM
2026-07-23

days on market $417,990 Active 410 DOM

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
🔥 Wildfire 4/10 Moderate
🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $24,940
− Mortgage interest: −$24,380
− Property taxes: −$6,529
− Insurance: −$2,974
− Repairs & maintenance: −$1,995
− Management: −$1,995
− Depreciation: −$12,662
Taxable loss: −$25,595

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$6,143
After-tax cash flow: $-11,047/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 · 5 photos

Excellent 95/100 None rehab

This two-story Enchanté duet home is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

F Composite school gradezoned avg 28/100

Zoned Schools

High New Caney H S F TX #1,183/1,632 Nat'l #11,797/17,239

Schools (NCES district)

District: New Caney ISD
NCES district ID: 4832400
Math proficiency: 31% ▼ -16.00%
Reading proficiency: 32% ▼ -6.00%
Median HH income: $55,380
Composite: 27.97/100
National rank: #6857
State rank: #570 of 826 in TX

Livability — Porter

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

County: Montgomery County · 713,896 people
City population: 46,418
Metro: Houston-The Woodlands-Sugar Land, TX
Population (ZIP): 46,418
Household income: $95,702
Rent vs Own: 22.9% rent · 77.1% own
Severe rent burden: 4% of renters

Population outlook (Montgomery County) Hauer SSP2

Today (2025): 713,896 people
By 2030: 805,263 · +12.8%
By 2040: 992,708 · +39.1%
By 2050: 1,179,590 · +65.2%
By 2075: 1,628,084 · +128.1%
By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Diverse neighborhood (Simpson 0.59)
Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 15% Black 5% Asian 3%
Hispanic origin (detail): Mexican 39% Puerto Rican 1%
Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
Foreign-born: 18% · Canada
Languages at home: 59% English-only · Spanish 36% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Montgomery

2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -111.46%
Current HPI: 225.9903
Rent YoY: ▲ 1.65%
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-0.7% since first listed

9 events — show timeline

2026-02-12 Price Changed $405,990 Zillow
2026-01-15 Price Changed $402,990 Zillow
2025-12-15 Price Changed $399,990 Zillow
2025-12-10 Price Changed $398,990 Zillow
2025-12-05 Relisted — Zillow
2025-12-02 Delisted — Zillow
2025-12-02 Relisted — Zillow
2025-12-02 Delisted — Zillow
2025-06-04 Listed $408,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…