Plan 1793 Plan · New Caney, TX 77357

$210,995

3 bd · 2.0 ba · 1,792 sqft · SingleFamily · 214 Days on market

Good condition 2-car garage

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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 +8.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +2.8/10.0
• 1% rule +2.6/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

* Walk-in kitchen pantry * Open floor plan * Front porch * Extra storage space * 6-panel interior doors * Stainless steel appliances * Granite kitchen countertops * Kitchen USB charging port * Smart thermostat * Low-E windows * Tankless water heater * ENERGY STAR® certified home * Close to popular restaurants * Close to family friendly parks * Commuter-friendly location * Near entertainment and leisure * Planned playground * Planned splash pad

Key facts

• Extra storage space
• Front porch
• 2 garage spots

Tags

• WALK-IN KITCHEN PANTRY
• FRONT PORCH
• EXTRA STORAGE SPACE
• STAINLESS STEEL APPLIANCES
• GRANITE KITCHEN COUNTERTOPS
• KITCHEN USB CHARGING PORT

🏗️ New construction. The $210,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $228,314.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (17.7% below list).
• Recommended offer: $174k (17.7% 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.
• Market conditions: Rents flat; 1516 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 214 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $173,626 (17.7% 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. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.76% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $228,314
• List price: $210,995
• Delta: -7.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20748 Lazy Creek Dr	0.90mi	3/2.5	1,800 (+0%)	13mo	$340,000	$189	51
20490 Lazy Creek Dr	0.76mi	3/1.5	1,888 (+5%)	6mo	$350,000	$185	49
26961 Lantern Ln	0.70mi	4/2.0 (+1)	1,909 (+6%)	10mo	$295,000	$155	43
26714 Saddle Rock Ln	0.83mi	4/2.0 (+1)	1,648 (-8%)	8mo	$235,000	$143	40
26763 Royal Coach Ln	0.85mi	3/2.0	1,584 (-12%)	7mo	$300,000	$189	40
20135 Timber Line Ln	0.87mi	3/2.0	1,525 (-15%)	3mo	$240,000	$157	37
27015 Coach Light Ln	0.56mi	3/2.0	1,436 (-20%)	14mo	$219,900	$153	37
27634 Peach Creek Dr	0.47mi	3/1.5	1,513 (-16%)	18mo	$234,900	$155	36
27665 Peach Creek Dr	0.51mi	4/2.0 (+1)	1,456 (-19%)	12mo	$240,000	$165	36
20731 Pin Oak Rd	0.90mi	3/2.0	1,526 (-15%)	13mo	$290,000	$190	29

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -26.0%
• Equity multiple: 0.14×
• Total profit: $-54,844
• Equity at exit: $34,042

10-year hold

• IRR: -35.1%
• Equity multiple: -0.30×
• Total profit: $-82,962
• Equity at exit: $19,740

Cash invested: $63,928 (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: 15 active · 2 under contract
• Months of supply: 90.0 mo (1%/mo absorbed)
• Median asking: $205,995 ($122/sqft)
• Median days on market: 214 d
• This list price: 53% of active listings are priced below it
• ARV vs active asking: +4.5% vs current asking $/sqft

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

ZIP-level market 77357

• Home prices YoY: -24.7%
• Rents YoY: 0.2%
• Active inventory: 1516
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,736 medium
• Mortgage (P&I): −$1,197
• Tax est. 1.5%: −$285 /mo · $3,425/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-206

Break-even live

Break-even rent $1,997

Max offer price $198,479

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-127	+0% $-206	+5% $-285	+10% $-364
Rent	-10% $-343	-5% $-275	+0% $-206	+5% $-138	+10% $-69
Rate	-1.0pp $-91	-0.5pp $-148	base $-206	+0.5pp $-265	+1.0pp $-326

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: $57,079
• Closing costs: $6,849
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28174 Farm to Market 1485 New Caney, TX	3.0	2.0	1600	$1,600	$1.00	6d	1	0.84mi
26414 FM 1485 Rd New Caney, TX	3.0	2.0	1408	$1,375	$0.98	1d	1	1.21mi
26414 FM 1485 Rd New Caney, TX	3.0	2.0	1408	$1,375	$0.98	84d	1	1.21mi

Property features AI

Finance

• Other: Address: 20106 Sunlit Timber Trl, New Caney TX 77357Status: Active
• Financial info: List price $221,995

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction plan: Plan 1793Single-family property (Plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1792

Listing history 50 events

1. 2026-11-08
   days on market $210,995 Active 214 DOM
2. 2026-11-07
   days on market $210,995 Active 213 DOM
3. 2026-11-06
   days on market $210,995 Active 212 DOM
4. 2026-11-05
   days on market $210,995 Active 211 DOM
5. 2026-11-04
   days on market $210,995 Active 210 DOM
6. 2026-11-02
   days on market $210,995 Active 208 DOM
7. 2026-11-01
   days on market $210,995 Active 207 DOM
8. 2026-10-31
   days on market $210,995 Active 206 DOM
9. 2026-10-30
   days on market $210,995 Active 205 DOM
10. 2026-10-29
    days on market $210,995 Active 204 DOM
11. 2026-10-28
    days on market $210,995 Active 203 DOM
12. 2026-10-27
    days on market $210,995 Active 202 DOM
13. 2026-10-26
    days on market $210,995 Active 201 DOM
14. 2026-10-25
    days on market $210,995 Active 200 DOM
15. 2026-10-24
    days on market $210,995 Active 199 DOM
16. 2026-10-23
    days on market $210,995 Active 198 DOM
17. 2026-10-22
    days on market $210,995 Active 197 DOM
18. 2026-10-21
    days on market $210,995 Active 196 DOM
19. 2026-10-20
    days on market $210,995 Active 195 DOM
20. 2026-10-19
    days on market $210,995 Active 194 DOM
21. 2026-10-18
    days on market $210,995 Active 193 DOM
22. 2026-10-17
    days on market $210,995 Active 192 DOM
23. 2026-10-16
    days on market $210,995 Active 191 DOM
24. 2026-10-15
    days on market $210,995 Active 190 DOM
25. 2026-10-14
    days on market $210,995 Active 189 DOM
26. 2026-10-13
    days on market $210,995 Active 188 DOM
27. 2026-10-12
    days on market $210,995 Active 187 DOM
28. 2026-10-11
    days on market $210,995 Active 186 DOM
29. 2026-10-10
    days on market $210,995 Active 185 DOM
30. 2026-10-09
    days on market $210,995 Active 184 DOM
31. 2026-10-08
    days on market $210,995 Active 183 DOM
32. 2026-10-07
    days on market $210,995 Active 182 DOM
33. 2026-10-06
    days on market $210,995 Active 181 DOM
34. 2026-10-05
    days on market $210,995 Active 180 DOM
35. 2026-10-04
    days on market $210,995 Active 179 DOM
36. 2026-10-04
    days on market $210,995 Active 178 DOM
37. 2026-10-02
    days on market $210,995 Active 177 DOM
38. 2026-10-01
    pricedays on market $210,995 Active 176 DOM
39. 2026-09-30
    days on market $215,995 Active 175 DOM
40. 2026-09-29
    days on market $215,995 Active 174 DOM
41. 2026-09-28
    days on market $215,995 Active 173 DOM
42. 2026-09-27
    days on market $215,995 Active 172 DOM
43. 2026-09-26
    days on market $215,995 Active 171 DOM
44. 2026-09-25
    days on market $215,995 Active 170 DOM
45. 2026-09-24
    days on market $215,995 Active 169 DOM
46. 2026-09-23
    days on market $215,995 Active 168 DOM
47. 2026-09-22
    days on market $215,995 Active 167 DOM
48. 2026-09-21
    days on market $215,995 Active 166 DOM
49. 2026-09-20
    days on market $215,995 Active 165 DOM
50. 2026-09-19
    days on market $215,995 Active 164 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,835
• − Mortgage interest: −$12,789
• − Property taxes: −$3,425
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$6,642
• Taxable loss: −$6,496
• Est. tax savings @ 24.0%: +$1,559
• After-tax cash flow: $-915/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

Good 80/100 None rehab

This home is in excellent condition with modern amenities and a well-maintained exterior. Smart home integration and security upgrades would significantly enhance its value.

Value-add opportunities

• Both Smart home integration — Enhances convenience and energy efficiency ↑
• Both Smart security system — Improves safety and appeal ↑
• Both Smart lighting system — Enhances energy efficiency and ambiance ↑

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 — New Caney

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

Census & demographics

• County: Montgomery County · 713,896 people
• City population: 37,592
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 37,592
• Household income: $76,050
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 21% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 49% White 45% Two or more races 31% Black 3%
• Hispanic origin (detail): Mexican 40%
• Languages at home: 58% English-only · Spanish 40% Other Indo-European 1%

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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: ▼ -87.71%
• Current HPI: 266.8315
• Rent YoY: ▲ 0.21%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Address: 20106 Sunlit Timber Trl, New Caney TX 77357Status: Active
• Financial info: List price $221,995

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction plan: Plan 1793Single-family property (Plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1792