Pinehollow Plan · Barrett, TX 77532

$240,990

4 bd · 2.0 ba · 1,607 sqft · SingleFamily · 689 Days on market

Excellent condition

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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).

• Cash flow +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Condition / age +4.8/5.0
• 1% rule +4.7/10.0
• Schools +4.5/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $240,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $250,990.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $241k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $241k).
• Recommended offer: $212k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.9% in Barrett — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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).
• Market conditions: Rents rising (+1.5%/yr); 1919 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 32% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 689 days — a 12% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $212,071 (12.0% below list)

Questions for the listing agent

1. It's been on market 689 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.97% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $250,990
• List price: $240,990
• Delta: -3.98%
• 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
12927 Carla Scanlan Ln	0.13mi	4/2.0	1,633 (+2%)	0mo	$255,585	$157	91
12807 Ivy Creek Ct	0.01mi	4/2.0	1,716 (+7%)	3mo	$220,991	$129	85
12834 Shaily Faith Ct	0.32mi	4/2.0	1,607 (0%)	1mo	$233,990	$146	84
12814 Shaily Faith Ct	0.36mi	4/2.0	1,607 (0%)	2mo	$223,990	$139	81
1507 Vanessa Gold Ct	0.13mi	3/2.5 (-1)	1,737 (+8%)	2mo	$260,790	$150	71
13006 Dianna Lee Dr	0.06mi	3/2.0 (-1)	1,418 (-12%)	4mo	$218,990	$154	70
12850 Shaily Faith Ct	0.29mi	3/2.0 (-1)	1,418 (-12%)	0mo	$207,990	$147	61
1527 Vanessa Gold Ct	0.17mi	3/2.0 (-1)	1,365 (-15%)	4mo	$228,875	$168	59
12827 Shaily Faith Ct	0.34mi	3/2.0 (-1)	1,409 (-12%)	1mo	$210,990	$150	58
12818 Shaily Faith Ct	0.35mi	3/2.0 (-1)	1,409 (-12%)	4mo	$216,990	$154	55
12815 Shaily Faith Ct	0.36mi	3/2.0 (-1)	1,411 (-12%)	4mo	$226,990	$161	55
2435 Evergreen Falls Dr	0.73mi	3/2.5 (-1)	1,826 (+14%)	2mo	$282,540	$155	35

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: -13.2%
• Equity multiple: 0.53×
• Total profit: $-32,829
• Equity at exit: $37,423

10-year hold

• IRR: -6.7%
• Equity multiple: 0.60×
• Total profit: $-28,216
• Equity at exit: $21,701

Cash invested: $70,277 (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: 60 active · 66 under contract
• Months of supply: 10.3 mo (10%/mo absorbed)
• Median asking: $230,990 ($139/sqft)
• Median days on market: 68 d
• This list price: 70% of active listings are priced below it
• ARV vs active asking: +12.5% above 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: 1919
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,423 medium
• Mortgage (P&I): −$1,316
• Tax est. 1.5%: −$314 /mo · $3,765/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $180

Break-even live

Break-even rent $2,196

Max offer price $250,990

Occupancy floor 88%

Sensitivity live

Price	-10% $353	-5% $267	+0% $180	+5% $93	+10% $6
Rent	-10% $-12	-5% $84	+0% $180	+5% $276	+10% $371
Rate	-1.0pp $306	-0.5pp $244	base $180	+0.5pp $115	+1.0pp $49

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: $62,748
• Closing costs: $7,530
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11606 Prosperity Dr Crosby, TX	3.0	2.0	1288	$1,850	$1.44	10d	1	1.19mi
13702 Sun Bear Ct Crosby, TX	3.0	2.0	1899	$1,899	$1.00	85d	1	1.30mi

Listing history 50 events

1. 2026-11-08
   days on market $240,990 Active 689 DOM
2. 2026-11-07
   days on market $240,990 Active 688 DOM
3. 2026-11-06
   days on market $240,990 Active 687 DOM
4. 2026-11-05
   days on market $240,990 Active 686 DOM
5. 2026-11-04
   days on market $240,990 Active 685 DOM
6. 2026-11-02
   days on market $240,990 Active 683 DOM
7. 2026-11-01
   days on market $240,990 Active 682 DOM
8. 2026-10-31
   days on market $240,990 Active 681 DOM
9. 2026-10-30
   days on market $240,990 Active 680 DOM
10. 2026-10-29
    days on market $240,990 Active 679 DOM
11. 2026-10-28
    days on market $240,990 Active 678 DOM
12. 2026-10-27
    days on market $240,990 Active 677 DOM
13. 2026-10-26
    days on market $240,990 Active 676 DOM
14. 2026-10-26
    days on market $240,990 Active 675 DOM
15. 2026-10-24
    days on market $240,990 Active 674 DOM
16. 2026-10-23
    days on market $240,990 Active 673 DOM
17. 2026-10-22
    days on market $240,990 Active 672 DOM
18. 2026-10-21
    days on market $240,990 Active 671 DOM
19. 2026-10-20
    days on market $240,990 Active 670 DOM
20. 2026-10-19
    days on market $240,990 Active 669 DOM
21. 2026-10-18
    days on market $240,990 Active 668 DOM
22. 2026-10-17
    days on market $240,990 Active 667 DOM
23. 2026-10-16
    days on market $240,990 Active 666 DOM
24. 2026-10-15
    days on market $240,990 Active 665 DOM
25. 2026-10-14
    days on market $240,990 Active 664 DOM
26. 2026-10-13
    days on market $240,990 Active 663 DOM
27. 2026-10-12
    days on market $240,990 Active 662 DOM
28. 2026-10-11
    days on market $240,990 Active 661 DOM
29. 2026-10-10
    days on market $240,990 Active 660 DOM
30. 2026-10-09
    days on market $240,990 Active 659 DOM
31. 2026-10-08
    days on market $240,990 Active 658 DOM
32. 2026-10-07
    days on market $240,990 Active 657 DOM
33. 2026-10-06
    days on market $240,990 Active 656 DOM
34. 2026-10-05
    days on market $240,990 Active 655 DOM
35. 2026-10-04
    days on market $240,990 Active 654 DOM
36. 2026-10-04
    days on market $240,990 Active 653 DOM
37. 2026-10-02
    days on market $240,990 Active 652 DOM
38. 2026-10-01
    days on market $240,990 Active 651 DOM
39. 2026-09-30
    days on market $240,990 Active 650 DOM
40. 2026-09-29
    days on market $240,990 Active 649 DOM
41. 2026-09-28
    days on market $240,990 Active 648 DOM
42. 2026-09-27
    days on market $240,990 Active 647 DOM
43. 2026-09-26
    days on market $240,990 Active 646 DOM
44. 2026-09-25
    days on market $240,990 Active 645 DOM
45. 2026-09-24
    days on market $240,990 Active 644 DOM
46. 2026-09-23
    days on market $240,990 Active 643 DOM
47. 2026-09-22
    days on market $240,990 Active 642 DOM
48. 2026-09-21
    days on market $240,990 Active 641 DOM
49. 2026-09-20
    days on market $240,990 Active 640 DOM
50. 2026-09-19
    days on market $240,990 Active 639 DOM

ⓘ 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: $29,080
• − Mortgage interest: −$14,059
• − Property taxes: −$3,765
• − Insurance: −$1,255
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$7,302
• Taxable loss: −$1,954
• Est. tax savings @ 24.0%: +$469
• After-tax cash flow: $2,628/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 · 6 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a spacious floorplan and modern finishes. It is move-in ready and would benefit from minor aesthetic updates to further enhance its appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and reduces utility costs for tenants. ↑

F Composite school gradezoned avg 44/100

Zoned Schools

High Crosby H S F TX #652/1,632 Nat'l #6,890/17,239

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
• 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%
• 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

Price history

1 event — show timeline

• 2024-12-19 Listed $259,990 Zillow