331 Century Farm Dr · Barrett, TX 77532

$199,900

3 bd · 2.0 ba · 1,397 sqft · SingleFamily public records · 34 Days on market

Built 2024 Good condition 4,800 sqft lot Garage $143/sqft · 16% below area Est $239k · 16% under $48/mo HOA · 2% of rent ↓ 2% 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 +14.8/15.0
• Cash flow +7.0/30.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful 3-bedroom, 2-bathroom home, built in 2024, offers modern comfort with an open-concept layout perfect for everyday living and entertaining. Enjoy a bright living area, a stylish kitchen, and a primary suite with a private bath. Practically new and move-in ready! Located in Dayton Independent School District, nearby schools include Kimmie M. Brown Elementary, Woodrow Wilson Junior High School, and Dayton High School. Conveniently close to everyday essentials like Brookshire Brothers and Family Dollar, plus local dining and shopping along Hwy 90. Enjoy small-town charm with easy access to Houston area amenities!

Key facts

• Split floorplan
• Fenced-in backyard
• 4,800 sq ft lot

Tags

• FENCED-IN BACKYARD
• SPLIT FLOORPLAN
• MOVE-IN-READY CONDITION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (3.1% below list).
• Recommended offer: $154k (22.9% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 5.7% in Barrett — 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 56/100 on livability (#1,335 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: employment D, amenities F, commute F.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL); Crosby H S (math 44% / reading 45%, grade F, #652 of 1,632 statewide, top 43%, 1,937 students, 54% FRL).
• Market conditions: Rents rising (+1.5%/yr); 1723 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 $1k of loan paydown is wiped out by about $6k 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 34 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 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: property tax is 3.9% of price.

Recommended offer $154,035 (22.9% 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 34 days. Have you received any prior offers? Is the seller open to a 23% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.24%
• DSCR: 0.72
• GRM: 8.6

CMA / ARV

• ARV (median comp): $238,724
• List price: $199,900
• Delta: -16.26%
• 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
11627 Heritage Wind Dr	0.13mi	3/2.0	1,388 (-1%)	3mo	$229,900	$166	90
11611 Heritage Wind Dr	0.14mi	3/2.0	1,388 (-1%)	3mo	$239,900	$173	90
422 Harrison Hope Dr	0.18mi	3/2.0	1,388 (-1%)	3mo	$226,900	$163	88
11503 Gristmill Grange Dr	0.14mi	3/2.0	1,388 (-1%)	8mo	$237,900	$171	86
430 Harrison Hope Dr	0.19mi	3/2.0	1,388 (-1%)	7mo	$214,900	$155	84
426 Harrison Hope Dr	0.18mi	3/2.0	1,288 (-8%)	5mo	$199,900	$155	74
310 Crayfish Dr	0.07mi	4/2.0 (+1)	1,566 (+12%)	1mo	$220,000	$140	70
11502 Heritage Wind Dr	0.19mi	4/2.0 (+1)	1,582 (+13%)	2mo	$264,900	$167	62
11626 Heritage Wind Dr	0.15mi	4/2.0 (+1)	1,582 (+13%)	5mo	$252,900	$160	62
414 Harrison Hope Dr	0.16mi	4/2.0 (+1)	1,582 (+13%)	5mo	$244,900	$155	61
438 Harrison Hope Dr	0.20mi	4/2.0 (+1)	1,582 (+13%)	7mo	$239,900	$152	58
222 Arcadian Dr	0.73mi	4/2.0 (+1)	1,438 (+3%)	7mo	$199,999	$139	50

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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -29.2%
• Equity multiple: 0.04×
• Total profit: $-53,540
• Equity at exit: $29,806

10-year hold

• IRR: -39.8%
• Equity multiple: -0.44×
• Total profit: $-80,879
• Equity at exit: $17,284

Cash invested: $55,972 (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: 20 active · 24 under contract
• Months of supply: 7.1 mo (14%/mo absorbed)
• Median asking: $218,490 ($156/sqft)
• Median days on market: 35 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +9.2% vs current asking $/sqft

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

ZIP-level market 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1723
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,937 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$642 /mo · $7,702/yr
• Insurance: −$83
• HOA: −$48
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-291

Break-even live

Break-even rent $2,306

Max offer price $154,035

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-234	+0% $-291	+5% $-347	+10% $-404
Rent	-10% $-444	-5% $-367	+0% $-291	+5% $-214	+10% $-138
Rate	-1.0pp $-190	-0.5pp $-240	base $-291	+0.5pp $-343	+1.0pp $-395

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: $49,975
• Closing costs: $5,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12215 Crosby Lynchburg Rd Crosby, TX	2.0	1.0	1092	$1,400	$1.28	62d	1	0.50mi
700 Farm to Market Road 1942 Unit 7A Crosby, TX	3.0	2.0	1024	$1,310	$1.28	68d	1	1.02mi

Property features AI

Finance

• HOA & community: Community Solutions association with an annual fee of $575

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle-story (all bedrooms listed on first floor)
• Construction: Built in 2024Cement sidingComposition roofSlab foundation
• Exterior features: Cleared lot

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 14 x 12)Bedroom on the first floor (approx. 11 x 10)Bedroom on the first floor (approx. 10 x 10)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central gas heatingCentral electric air conditioning
• Interior features: Three total rooms

Listing history 42 events

1. 2026-09-24
   days on market $199,900 Active 34 DOM
2. 2026-09-23
   days on market $199,900 Active 33 DOM
3. 2026-09-22
   days on market $199,900 Active 32 DOM
4. 2026-09-21
   days on market $199,900 Active 31 DOM
5. 2026-09-20
   days on market $199,900 Active 30 DOM
6. 2026-09-19
   days on market $199,900 Active 29 DOM
7. 2026-09-18
   days on market $199,900 Active 28 DOM
8. 2026-09-17
   days on market $199,900 Active 27 DOM
9. 2026-09-16
   days on market $199,900 Active 26 DOM
10. 2026-09-15
    days on market $199,900 Active 25 DOM
11. 2026-09-14
    days on market $199,900 Active 24 DOM
12. 2026-09-13
    days on market $199,900 Active 23 DOM
13. 2026-09-12
    days on market $199,900 Active 22 DOM
14. 2026-09-11
    days on market $199,900 Active 21 DOM
15. 2026-09-05
    days on market $199,900 Active 15 DOM
16. 2026-09-04
    days on market $199,900 Active 14 DOM
17. 2026-09-02
    days on market $199,900 Active 12 DOM
18. 2026-08-31
    days on market $199,900 Active 10 DOM
19. 2026-08-29
    days on market $199,900 Active 8 DOM
20. 2026-08-28
    days on market $199,900 Active 7 DOM
21. 2026-08-27
    days on market $199,900 Active 6 DOM
22. 2026-08-25
    days on market $199,900 Active 4 DOM
23. 2026-08-24
    days on market $199,900 Active 3 DOM
24. 2026-08-23
    days on market $199,900 Active 2 DOM
25. 2026-08-21
    pricedays on marketlisting id $199,900 Active 1 DOM
26. 2026-06-18
    days on market $203,000 Active 112 DOM
27. 2026-06-17
    days on market $203,000 Active 111 DOM
28. 2026-06-16
    days on market $203,000 Active 110 DOM
29. 2026-06-15
    days on market $203,000 Active 109 DOM
30. 2026-06-13
    days on market $203,000 Active 107 DOM
31. 2026-06-09
    days on market $203,000 Active 103 DOM
32. 2026-06-08
    days on market $203,000 Active 102 DOM
33. 2026-06-07
    days on market $203,000 Active 101 DOM
34. 2026-06-04
    days on market $203,000 Active 98 DOM
35. 2026-06-03
    days on market $203,000 Active 97 DOM
36. 2026-06-02
    days on market $203,000 Active 96 DOM
37. 2026-06-01
    days on market $203,000 Active 95 DOM
38. 2026-05-31
    days on market $203,000 Active 94 DOM
39. 2026-02-26
    listed $203,000 Active 634-char remark
40. 2025-06-30
    soldstatus
41. 2025-02-26
    soldstatus
42. 2024-10-02
    soldstatus

ⓘ 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: $7,702 · $642/mo
• Projected year-2 tax: $7,702 · $642/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,248
• − Mortgage interest: −$11,198
• − Property taxes: −$7,702
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − HOA: −$576
• − Depreciation: −$5,815
• Taxable loss: −$6,762
• Est. tax savings @ 24.0%: +$1,623
• After-tax cash flow: $-1,868/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 nearly new, move-in ready home in a desirable location offers modern comfort and is ready for immediate occupancy.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Middle Crosby Middle F TX #786/1,662 Nat'l #7,065/14,009 High Highpoint School East (Crosby)

Schools (NCES district)

• District: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 of 826 in TX

D Composite livability gradescore 56/100

Livability — Barrett

• Score: 56/100
• State rank: #1335
• US rank: #22991

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barrett, TX
• County: Harris County · 5,571,493 people
• City population: 33,780
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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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: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• 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

• HOA & community: Community Solutions association with an annual fee of $575

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle-story (all bedrooms listed on first floor)
• Construction: Built in 2024Cement sidingComposition roofSlab foundation
• Exterior features: Cleared lot

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 14 x 12)Bedroom on the first floor (approx. 11 x 10)Bedroom on the first floor (approx. 10 x 10)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central gas heatingCentral electric air conditioning
• Interior features: Three total rooms

Price history

-1.5% since first listed

6 events — show timeline

• 2026-08-21 Listed $199,900 HARMLS
• 2026-06-20 Listing Removed — HARMLS
• 2026-02-26 Listed $203,000 HARMLS
• 2025-06-30 Sold (Public Records) — Public Records
• 2025-02-26 Sold (Public Records) — Public Records
• 2024-10-02 Sold (Public Records) — Public Records

Property tax history

+473.8%/yr

Latest (2025): $7,702 · +473.8% YoY. Source: county tax records.