957 Highland Light Ln · Houston, TX 77091

$355,000

3 bd · 2.5 ba · 1,781 sqft · Land · 42 Days on market

Built 2026 1,873 sqft lot ↓ 4% 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).

• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Cash flow +1.6/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* New Construction * Stunning two-story home with the living area and kitchen on the first floor, with a well appointed fenced backyard. Upgraded finishes throughout including smart-home features, quartz countertops, stainless-steel appliances, soft close drawers and cabinets, and LED lighting. Enjoy this 12-home gated community centrally located. With close proximity to The Heights, I-610, I-290, I-45 and downtown Houston.

Key facts

• Smart-home features
• Quartz countertops
• Soft close drawers

Tags

• FENCED BACKYARD
• SMART-HOME FEATURES
• QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• SOFT CLOSE DRAWERS
• LED LIGHTING

Property features AI

Finance

• Other: Builder: Iberica Construction

Exterior

• Parking: Attached oversized garage with 2 spaces
• Security: Controlled access; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2026); Slab foundation; Composition roof
• Construction: Built in 2026; Brick, cement siding, synthetic stucco and wood siding construction; Slab foundation; Composition roof
• Exterior features: Back yard fence; Cleared lot in a subdivision; Controlled access; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric oven; Gas range; Microwave; Garbage disposal
• Bedrooms: 3 total rooms
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning; Thermostat (energy efficient)
• Interior features: Double vanity; High ceilings; Kitchen/family room combo; Quartz counters; Soaking tub; Separate shower; Ceiling fan(s); Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $355,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $769,210.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $355k.

Deal economics

• At list price, monthly cash flow is $-3k ($-36k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (15.9% below list).
• Recommended offer: $299k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 1.7% vs local median 3.2% in Houston — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Williams Middle (math 9% / reading 15%, grade F, #1,623 of 1,662 statewide, top 98%, 411 students, 98% FRL); Washington B T H S (math 27% / reading 25%, grade F, #1,234 of 1,632 statewide, top 76%, 878 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 31% district-wide (-12 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.1%/yr); 675 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,985/mo this rent would consume 101% of the median local household income ($35k/yr) (locally 3210% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k 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 42 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,544 (15.9% 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 42 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.39% ✗
• Cap rate: 1.68%
• Cash-on-cash: -16.48%
• DSCR: 0.27
• GRM: 21.5

CMA / ARV

• ARV (median comp): $769,210
• List price: $355,000
• Delta: -53.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -50.4%
• Equity multiple: -0.48×
• Total profit: $-319,826
• Equity at exit: $114,692

10-year hold

• IRR: —
• Equity multiple: -1.49×
• Total profit: $-536,935
• Equity at exit: $66,507

Cash invested: $215,379 (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 77091

• Home prices YoY: -24.9%
• Rents YoY: 2.1%
• Active inventory: 675
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,985 high
• Mortgage (P&I): −$4,034
• Tax est. 1.5%: −$962 /mo · $11,538/yr
• Insurance: −$321
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $-3,024

Break-even live

Break-even rent $6,813

Max offer price $392,677

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: $192,303
• Closing costs: $23,076
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 Woodland St Houston, TX	3.0	2.0	2400	$4,000	$1.67	43d	1	0.23mi
1111 Studewood St Houston, TX	2.0	2.0	1240	$2,075	$1.67	15d	1	0.35mi
825 Usener St Houston, TX	2.0	1.0–2.0	1050	$2,925	$2.79	2d	27	0.56mi
401 Walton St Houston, TX	3.0	2.0	2112	$2,500	$1.18	15d	1	0.62mi
4615 Indie Heights Ln Houston, TX	2.0	2.0	1685	$2,900	$1.72	43d	1	0.75mi
725 Peddie St Unit 1257756P Houston, TX	2.0	1.0	1496	$5,083	$3.40	43d	1	0.86mi
1127 Walling St Unit R Houston, TX	2.0	2.0	1400	$2,295	$1.64	43d	1	0.90mi
2000 Taylor St Houston, TX	2.0	1.0–2.0	916	$3,082	$3.36	2d	33	0.90mi
2114 Sabine St Unit 1257735P Houston, TX	3.0	3.5	2594	$6,588	$2.54	43d	1	0.95mi
2114 Sabine St Houston, TX	3.0	4.0	2020	$3,200	$1.58	43d	1	0.95mi
655 Yale St Houston, TX	2.0	1.0–2.0	978	$2,842	$2.91	2d	39	0.99mi
604 E 17th St Houston, TX	3.0	2.0	1724	$3,500	$2.03	43d	1	1.00mi
2018 Crockett St Unit 2018 Houston, TX	3.0	3.5	2514	$8,000	$3.18	43d	1	1.02mi
2018 Crockett St Unit 1029793P Houston, TX	3.0	3.5	2507	$6,482	$2.59	5d	1	1.02mi
525 Yale St Houston, TX	2.0	1.0–2.0	1017	$3,345	$3.29	1d	41	1.05mi
2305 Summer St Houston, TX	2.0	1.0–2.0	842	$3,046	$3.62	1d	11	1.08mi
207 Carl St Houston, TX	2.0	2.0	1230	$2,250	$1.83	43d	1	1.09mi
1520 Oliver St Houston, TX	2.0	1.0–2.0	926	$2,865	$3.09	2d	45	1.16mi
3003 Summer St Houston, TX	1.0–2.0	1.0–2.0	1008	$3,216	$3.19	3d	36	1.16mi
1512 Crockett St Unit A Houston, TX	2.0	2.5	1808	$2,800	$1.55	43d	1	1.17mi
1510 Crockett St Houston, TX	2.0	3.0	1912	$2,800	$1.46	43d	1	1.17mi
3030 Summer St Houston, TX	1.0–2.0	1.0–2.0	911	$2,394	$2.63	2d	35	1.17mi
1441 East St Unit 592 Houston, TX	2.0	2.0	1385	$1,824	$1.32	43d	1	1.18mi
3275 Summer St Houston, TX	1.0–2.0	1.0–2.5	995	$2,570	$2.58	2d	17	1.19mi
1141 Louise St Houston, TX	4.0	4.0	2228	$4,000	$1.80	43d	1	1.20mi
4605 Fisk St Houston, TX	3.0	2.0	1628	$3,000	$1.84	43d	1	1.23mi
2121 Edwards St Houston, TX	2.0	1.0–2.0	879	$2,880	$3.27	3d	25	1.26mi
1614 Northwood St Houston, TX	3.0	3.5	2300	$2,850	$1.24	44d	1	1.29mi
2403 Everett St Unit A Houston, TX	3.0	3.5	2093	$2,800	$1.34	43d	1	1.30mi
770 Strawberry Pines Ct Houston, TX	2.0–3.0	2.5	1422	$2,735	$1.92	1d	12	1.32mi
120 Yale St Unit 22 Houston, TX	2.0	2.0	1258	$1,800	$1.43	43d	1	1.33mi
1617 Enid St Houston, TX	1.0–2.0	1.0–2.0	974	$2,417	$2.48	2d	56	1.34mi
1011 Studemont St Unit 358 Houston, TX	2.0	2.0	1364	$2,102	$1.54	43d	1	1.35mi
1011 Studemont St Unit 2534 Houston, TX	2.0	2.0	1324	$1,998	$1.51	43d	1	1.35mi
4040 Koehler St Unit 422 Houston, TX	2.0	2.0	1273	$2,060	$1.62	7d	1	1.39mi
4040 Koehler St Unit 2162 Houston, TX	2.0	2.0	1273	$2,060	$1.62	5d	1	1.39mi
705 Link Rd Houston, TX	3.0	3.5	1850	$2,600	$1.41	7d	1	1.41mi
4040 Koehler St Unit 2174 Houston, TX	2.0	2.0	1273	$2,084	$1.64	11d	1	1.42mi
4040 Koehler St Unit 4077 Houston, TX	2.0	2.0	1273	$2,095	$1.65	12d	1	1.42mi
4040 Koehler St Unit 425 Houston, TX	2.0	2.0	1273	$2,052	$1.61	3d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   price $355,000 Active 42 DOM
2. 2026-06-18
   days on market $359,900 Active 42 DOM
3. 2026-06-17
   days on market $359,900 Active 41 DOM
4. 2026-06-16
   days on market $359,900 Active 40 DOM
5. 2026-06-15
   days on market $359,900 Active 39 DOM
6. 2026-06-13
   pricedays on market $359,900 Active 37 DOM
7. 2026-06-10
   days on market $374,000 Active 33 DOM
8. 2026-06-08
   days on market $374,000 Active 32 DOM
9. 2026-06-07
   days on market $374,000 Active 31 DOM
10. 2026-06-04
    days on market $374,000 Active 28 DOM
11. 2026-06-01
    days on market $374,000 Active 25 DOM
12. 2026-05-31
    days on market $374,000 Active 24 DOM
13. 2026-05-07
    listed $374,000 Active 425-char remark
14. 2026-04-27
    historical
15. 2026-03-06
    listed $374,000 Active

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $6,496 · $541/mo
• Expected delta: +$5,666/yr (+$472/mo · 682.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,825
• − Mortgage interest: −$43,088
• − Property taxes: −$11,538
• − Insurance: −$4,644
• − Repairs & maintenance: −$2,866
• − Management: −$2,866
• − Depreciation: −$22,377
• Taxable loss: −$51,553
• Est. tax savings @ 24.0%: +$12,373
• After-tax cash flow: $-23,913/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: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 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

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 28,728
• Household income: $35,432
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 3210.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 46% Black 45% Two or more races 15% White 7%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 41% French/Haitian/Cajun 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: ▼ -94.19%
• Current HPI: 283.7523
• Rent YoY: ▲ 2.10%
• 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

-3.8% since first listed

4 events — show timeline

• 2026-06-13 Price Changed $359,900 HARMLS
• 2026-05-07 Listed $374,000 HARMLS
• 2026-04-27 Listing Removed — HARMLS
• 2026-03-06 Listed $374,000 HARMLS