6406 Wildwood Pines Ln · Houston, TX 77449

$334,990

5 bd · 3.5 ba · 2,305 sqft · SingleFamily · 13 Days on market

Built 2026 Excellent condition 5,041 sqft lot $142/mo HOA · 5% of rent ↓ 15% 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Condition / age +4.8/5.0
• Appreciation +4.4/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• 1% rule +2.2/10.0
• Rent growth +1.8/5.0
• DSCR +1.1/10.0

Listing remarks MLS

With a downstairs Primary bedroom, a study, and 3 additional bedrooms upstairs, the Bluebonnet is designed for easy Texas living. This two-story home with 3.5 baths offers an open-concept living and dining area with a central kitchen island. Don't miss the large walk-in pantry under the stairs. Homeowners will appreciate the pass-through mud/utility room from the garage to the kitchen, the perfect spot to drop bags and backpacks. The study is tucked in the rear of the home, offering a quiet work-from-home spot that overlooks the back covered patio. Upstairs, the open game room can be a second living area, playroom, or hangout spot for the 3 upstairs bedrooms.

Key facts

• Open game room
• 2 pools
• Splash pad

Tags

• OPEN-CONCEPT LIVING
• LARGE WALK-IN PANTRY
• PASS-THROUGH MUD UTILITY ROOM
• OPEN GAME ROOM
• 2 POOLS
• SPLASH PAD

Property features AI

Finance

• HOA & community: Part of Cohere Life association; Association amenities include: clubhouse, fitness center, pool, playground, park, trails, basketball court, tennis courts, pickleball, sport court, meeting/party room, picnic area, dog park; Association fee paid annually

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Faces west
• Construction: Built in 2026; Brick and cement siding exterior; Composition roof; Slab foundation; Brookfield Residential builder
• Exterior features: Subdivision lot with a pond on the lot; Association pool

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the second floor (three bedrooms listed); First-floor bedroom
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Quartz counters; 9 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $334,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $405,803.

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $335k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-628 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (12.4% below list).
• Recommended offer: $294k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rowe Middle (math 26% / reading 44%, grade F, #842 of 1,662 statewide, top 51%, 1,310 students, 80% FRL); Cypress Park H S (math 41% / reading 49%, grade D-, #643 of 1,632 statewide, top 40%, 2,960 students, 75% FRL) — zoned schools average 78% FRL vs 43% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.9%/yr); 744 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).
• This rent runs 40% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $3k of loan paydown is wiped out by about $5k 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.
• 4 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,508 (12.4% 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. 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 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?
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: 0.72% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.63%
• DSCR: 0.71
• GRM: 11.5

CMA / ARV

• ARV (median comp): $405,803
• List price: $334,990
• Delta: -2.42%
• 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
22702 Norcrest Hills Dr	0.07mi	4/3.0 (-1)	2,341 (+2%)	2mo	$426,780	$182	85
22734 Norcrest Hills Dr	0.11mi	4/3.0 (-1)	2,341 (+2%)	3mo	$396,780	$169	83
22607 Potterstone Peak Dr	0.12mi	4/3.0 (-1)	2,274 (-1%)	3mo	$514,555	$226	83
22726 Norcrest Hills Dr	0.10mi	4/3.0 (-1)	2,190 (-5%)	1mo	$445,000	$203	79
6426 Wildwood Pines Ln	0.04mi	4/2.5 (-1)	2,428 (+5%)	2mo	$415,000	$171	79
22746 Norcrest Hills Dr	0.14mi	4/3.0 (-1)	2,190 (-5%)	4mo	$450,000	$205	75
6439 Prospect Oaks Pkwy	0.07mi	4/2.5 (-1)	2,112 (-8%)	6mo	$374,990	$178	69
6822 Barrington Creek Trce	0.58mi	4/2.5 (-1)	2,307 (+0%)	2mo	$357,500	$155	62
23010 Needlegrass Rd	0.53mi	4/3.5 (-1)	2,493 (+8%)	4mo	$365,000	$146	53
6803 Hartford Cliff Ct	0.65mi	4/3.0 (-1)	2,226 (-3%)	12mo	$373,000	$168	47
23027 Needlegrass Rd	0.57mi	4/3.5 (-1)	2,493 (+8%)	10mo	$385,000	$154	47
6107 Dovetail Cliff Ct	0.72mi	4/2.5 (-1)	2,425 (+5%)	9mo	$400,000	$165	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.27% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.26×
• Total profit: $-83,938
• Equity at exit: $92,707

10-year hold

• IRR: -14.9%
• Equity multiple: -0.14×
• Total profit: $-129,249
• Equity at exit: $92,944

Cash invested: $113,625 (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 77449

• Home prices YoY: -0.5%
• Rents YoY: -2.9%
• Active inventory: 744
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,935 medium
• Mortgage (P&I): −$2,128
• Tax est. 1.5%: −$507 /mo · $6,087/yr
• Insurance: −$169
• HOA: −$142
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-628

Break-even live

Break-even rent $3,730

Max offer price $314,974

Occupancy floor —

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: $101,451
• Closing costs: $12,174
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22700 Elyson Falls Dr Katy, TX	2.0–4.0	2.0–3.0	1658	$2,925	$1.76	3d	1	0.19mi
5710 Fresh View Ct Katy, TX	4.0	2.5	2313	$2,495	$1.08	2d	1	1.16mi

HOA detail

• Monthly dues: $142 · $1,704/yr

Listing history 21 events

1. 2026-06-18
   days on market $334,990 Active 13 DOM
2. 2026-06-17
   days on market $334,990 Active 12 DOM
3. 2026-06-16
   days on market $334,990 Active 11 DOM
4. 2026-06-15
   days on market $334,990 Active 10 DOM
5. 2026-06-13
   days on market $334,990 Active 8 DOM
6. 2026-06-13
   days on market $334,990 Active 7 DOM
7. 2026-06-09
   days on market $334,990 Active 4 DOM
8. 2026-06-08
   days on market $334,990 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $334,990 Active 2 DOM
10. 2026-06-04
    days on market $395,990 Active 62 DOM
11. 2026-06-03
    days on market $395,990 Active 61 DOM
12. 2026-06-02
    days on market $395,990 Active 60 DOM
13. 2026-06-02
    days on market $395,990 Active 59 DOM
14. 2026-05-31
    days on market $395,990 Active 58 DOM
15. 2026-04-25
    price $395,990 804-char remark
16. 2026-04-24
    status Active 667-char remark

    Show marketing remark (667 chars)

    With a downstairs Primary bedroom, a study, and 3 additional bedrooms upstairs, the Bluebonnet is designed for easy Texas living. This two-story home with 3.5 baths offers an open-concept living and dining area with a central kitchen island. Don't miss the large walk-in pantry under the stairs. Homeowners will appreciate the pass-through mud/utility room from the garage to the kitchen, the perfect spot to drop bags and backpacks. The study is tucked in the rear of the home, offering a quiet work-from-home spot that overlooks the back covered patio. Upstairs, the open game room can be a second living area, playroom, or hangout spot for the 3 upstairs bedrooms.

17. 2026-04-23
    historical 667-char remark

    Show marketing remark (667 chars)

    With a downstairs Primary bedroom, a study, and 3 additional bedrooms upstairs, the Bluebonnet is designed for easy Texas living. This two-story home with 3.5 baths offers an open-concept living and dining area with a central kitchen island. Don't miss the large walk-in pantry under the stairs. Homeowners will appreciate the pass-through mud/utility room from the garage to the kitchen, the perfect spot to drop bags and backpacks. The study is tucked in the rear of the home, offering a quiet work-from-home spot that overlooks the back covered patio. Upstairs, the open game room can be a second living area, playroom, or hangout spot for the 3 upstairs bedrooms.

18. 2026-04-10
    price $395,990 667-char remark

    Show marketing remark (667 chars)

    With a downstairs Primary bedroom, a study, and 3 additional bedrooms upstairs, the Bluebonnet is designed for easy Texas living. This two-story home with 3.5 baths offers an open-concept living and dining area with a central kitchen island. Don't miss the large walk-in pantry under the stairs. Homeowners will appreciate the pass-through mud/utility room from the garage to the kitchen, the perfect spot to drop bags and backpacks. The study is tucked in the rear of the home, offering a quiet work-from-home spot that overlooks the back covered patio. Upstairs, the open game room can be a second living area, playroom, or hangout spot for the 3 upstairs bedrooms.

19. 2026-04-03
    price $396,831 667-char remark

    Show marketing remark (667 chars)

    With a downstairs Primary bedroom, a study, and 3 additional bedrooms upstairs, the Bluebonnet is designed for easy Texas living. This two-story home with 3.5 baths offers an open-concept living and dining area with a central kitchen island. Don't miss the large walk-in pantry under the stairs. Homeowners will appreciate the pass-through mud/utility room from the garage to the kitchen, the perfect spot to drop bags and backpacks. The study is tucked in the rear of the home, offering a quiet work-from-home spot that overlooks the back covered patio. Upstairs, the open game room can be a second living area, playroom, or hangout spot for the 3 upstairs bedrooms.

20. 2026-04-03
    listed $396,251 Active 804-char remark

    Show marketing remark (667 chars)

    With a downstairs Primary bedroom, a study, and 3 additional bedrooms upstairs, the Bluebonnet is designed for easy Texas living. This two-story home with 3.5 baths offers an open-concept living and dining area with a central kitchen island. Don't miss the large walk-in pantry under the stairs. Homeowners will appreciate the pass-through mud/utility room from the garage to the kitchen, the perfect spot to drop bags and backpacks. The study is tucked in the rear of the home, offering a quiet work-from-home spot that overlooks the back covered patio. Upstairs, the open game room can be a second living area, playroom, or hangout spot for the 3 upstairs bedrooms.

21. 2026-03-28
    listed $396,251 Active 667-char remark

    Show marketing remark (667 chars)

    With a downstairs Primary bedroom, a study, and 3 additional bedrooms upstairs, the Bluebonnet is designed for easy Texas living. This two-story home with 3.5 baths offers an open-concept living and dining area with a central kitchen island. Don't miss the large walk-in pantry under the stairs. Homeowners will appreciate the pass-through mud/utility room from the garage to the kitchen, the perfect spot to drop bags and backpacks. The study is tucked in the rear of the home, offering a quiet work-from-home spot that overlooks the back covered patio. Upstairs, the open game room can be a second living area, playroom, or hangout spot for the 3 upstairs bedrooms.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,221
• − Mortgage interest: −$22,731
• − Property taxes: −$6,087
• − Insurance: −$2,029
• − Repairs & maintenance: −$2,818
• − Management: −$2,818
• − HOA: −$1,704
• − Depreciation: −$11,805
• Taxable loss: −$14,771
• Est. tax savings @ 24.0%: +$3,545
• After-tax cash flow: $-3,987/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It offers a prime location with community amenities, making it an attractive investment.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances both resale and rental value
• Both Community amenities — Improves quality of life and attracts buyers/renters

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances both resale and rental value ↑
• Both Community amenities — Improves quality of life and attracts buyers/renters ↑

ⓘ 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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 130,028
• Household income: $87,808
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 3088.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 22% Black 20% White 19% Asian 6%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1% Cuban 4%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 48% English-only · Spanish 40% Other Indo-European 3% 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: ▼ -1.27%
• Current HPI: 254.6622
• Rent YoY: ▼ -2.86%
• 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

-15.5% since first listed

11 events — show timeline

• 2026-06-05 Price Changed $334,990 HARMLS
• 2026-06-05 Price Changed $334,990 Zillow
• 2026-06-05 Listed $334,990 HARMLS
• 2026-06-05 Listing Removed — HARMLS
• 2026-04-25 Price Changed $395,990 HARMLS
• 2026-04-24 Relisted — Zillow
• 2026-04-23 Delisted — Zillow
• 2026-04-10 Price Changed $395,990 Zillow
• 2026-04-03 Price Changed $396,831 Zillow
• 2026-04-03 Listed $396,251 HARMLS
• 2026-03-28 Listed $396,251 Zillow