31507 Pianella Ln · Roman Forest, TX 77336

$208,440

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 13 Days on market

Built 2026 Excellent condition $192/mo HOA · 9% of rent ↓ 5% since listing

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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).

• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.7/10.0

Listing remarks

The Ramsey Floor Plan - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and 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

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Builder: Lennar Homes
• HOA & community: KRJ MANAGEMENT, INC. association; Annual association fee of $2,300

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); 1,720 living area; Slab foundation
• Construction: Built in 2026; Brick and cement siding construction; Composition roof
• Exterior features: Back yard fence; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom on first floor (16 x 12); Bedroom on first floor (12 x 11); Bedroom on first floor (10 x 10); Bedroom on first floor (10 x 10); Family room on first floor (17 x 17)
• 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/family room combo; Kitchen/dining combo; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $208,440 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $269,490.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $208k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-292 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).

Location & tenants

• Location reads 66/100 on livability (#595 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime F, amenities F, commute 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: 587 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $208,440

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. 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 10.1

CMA / ARV

• ARV (median comp): $269,490
• List price: $208,440
• Delta: -22.65%
• 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
31504 Pianella Ln	0.00mi	4/2.0	1,760 (+2%)	2mo	$271,990	$155	95
31506 Olivella Dr	0.11mi	4/2.0	1,720 (0%)	1mo	$170,990	$99	94
31507 San Floro Dr	0.15mi	3/2.0 (-1)	1,792 (+4%)	1mo	$304,990	$170	80
31418 Casacalenda Ln	0.40mi	4/2.0	1,656 (-4%)	1mo	$169,990	$103	74
905 Coperchiata Cir	0.44mi	4/2.0	1,656 (-4%)	1mo	$189,990	$115	73
914 Capracotta Dr	0.44mi	4/2.0	1,655 (-4%)	1mo	$225,690	$136	72
912 Capracotta Dr	0.43mi	3/2.5 (-1)	1,749 (+2%)	1mo	$309,990	$177	69
929 Capracotta Dr	0.54mi	4/2.0	1,656 (-4%)	1mo	$163,990	$99	68
31410 Pratola Serra Cir	0.54mi	4/2.0	1,656 (-4%)	1mo	$180,990	$109	67
913 Pertuso Ln	0.52mi	4/2.5	1,535 (-11%)	1mo	$234,990	$153	55
933 Pertuso Ln	0.57mi	4/2.5	1,535 (-11%)	1mo	$143,340	$93	52
939 Pertuso Ln	0.59mi	4/2.5	1,531 (-11%)	1mo	$165,790	$108	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.18×
• Total profit: $-62,122
• Equity at exit: $40,182

10-year hold

• IRR: -19.1%
• Equity multiple: -0.03×
• Total profit: $-77,435
• Equity at exit: $23,301

Cash invested: $75,457 (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: 587
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,231 medium
• Mortgage (P&I): −$1,413
• Tax est. 1.5%: −$337 /mo · $4,042/yr
• Insurance: −$112
• HOA: −$192
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-292

Break-even live

Break-even rent $2,600

Max offer price $227,221

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-199	+0% $-292	+5% $-385	+10% $-478
Rent	-10% $-468	-5% $-380	+0% $-292	+5% $-204	+10% $-116
Rate	-1.0pp $-156	-0.5pp $-224	base $-292	+0.5pp $-362	+1.0pp $-433

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: $67,372
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.57mi
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,800	$1.32	25d	1	0.61mi

HOA detail

• Monthly dues: $192 · $2,304/yr

Listing history 3 events

1. 2026-05-18
   status Pending 600-char remark
2. 2026-05-07
   price $208,440 600-char remark
3. 2026-05-05
   listed $219,990 Active 600-char remark

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

Taxation est. · year 1

• Rental income: $26,769
• − Mortgage interest: −$15,096
• − Property taxes: −$4,042
• − Insurance: −$1,347
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − HOA: −$2,304
• − Depreciation: −$7,840
• Taxable loss: −$8,143
• Est. tax savings @ 24.0%: +$1,954
• After-tax cash flow: $-1,551/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 · 1 photo

Excellent 95/100 None rehab

This single-story home is in excellent condition with a modern floor plan and well-maintained exterior. Minor updates such as painting and landscaping improvements would significantly enhance its value.

Value-add opportunities

• Both Painting and minor touch-ups — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New kitchen appliances — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting and minor touch-ups — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑

ⓘ 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 — Roman Forest

• Score: 66/100
• State rank: #595
• US rank: #11338

Category grades

Amenities F Commute F Cost of living A Crime F Employment A+ 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

-5.3% since first listed

3 events — show timeline

• 2026-05-18 Pending — HARMLS
• 2026-05-07 Price Changed $208,440 HARMLS
• 2026-05-05 Listed $219,990 HARMLS