Birch | Riviera Pines Plan · Plum Grove, TX 77336

$208,990

3 bd · 2.0 ba · 1,317 sqft · SingleFamily · 45 Days on market

Good 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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks

This inviting single-story 3-bedroom, 2-bath home is designed with you in mind. A thoughtful layout creates an easy flow from room to room, offering both comfort and convenience for everyday life. At the heart of the home, the modern kitchen features ample countertop space, making meal prep, homework time, and casual gatherings feel effortless. It opens naturally into the main living areas, creating a warm setting for family dinners, movie nights, and time spent together. The three bedrooms provide flexibility for a growing family, guest space, or a home office, while two full bathrooms help make busy mornings run more smoothly. The single-story design adds to the home's appeal, offering ea

Key facts

• 2 parking spots
• Listed 44 days

Property features AI

Finance

• Other: Address listed as 1216 Corsica Cliffs Dr, Huffman TX 77336
• Financial info: List price $208,990

Exterior

• Parking: 2 parking spaces
• Utilities: Electric power
• Home design: Single-family plan (Birch | Riviera Pines); Located in Huffman, TX
• Exterior features: Living area approximately 1317

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Plan home (Birch | Riviera Pines); Active new construction listing

🏗️ New construction. The $208,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $226,590.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $29 ($354/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (3.4% below list).
• Recommended offer: $202k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.0% in Plum Grove — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 58/100 on livability (#1,206 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Huffman ISD (rural): math 32% / reading 35% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 585 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 $2k of loan paydown is wiped out by about $7k 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 45 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,947 (3.4% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $226,590
• List price: $208,990
• Delta: -7.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1242 Minorca St	0.22mi	3/2.0	1,283 (-3%)	1mo	$210,990	$164	85
31027 Perdido Valley Ln	0.15mi	3/2.0	1,405 (+7%)	3mo	$209,540	$149	79
31032 Perdido Valley Ln	0.18mi	3/2.0	1,405 (+7%)	3mo	$209,540	$149	78
31029 Perdido Valley Ln	0.15mi	3/2.0	1,426 (+8%)	3mo	$209,590	$147	77
31024 Perdido Valley Ln	0.19mi	3/2.0	1,426 (+8%)	3mo	$204,940	$144	75

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-34,810
• Equity at exit: $33,785

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-27,771
• Equity at exit: $19,591

Cash invested: $63,445 (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 77336

• Home prices YoY: -1.8%
• Active inventory: 585
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,019 medium
• Mortgage (P&I): −$1,188
• Tax est. 1.5%: −$283 /mo · $3,399/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $29

Break-even live

Break-even rent $1,982

Max offer price $226,590

Occupancy floor 94%

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: $56,648
• Closing costs: $6,798
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,800	$1.32	24d	1	0.85mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	1d	1	0.90mi

Listing history 14 events

1. 2026-06-18
   days on market $208,990 Active 45 DOM
2. 2026-06-17
   days on market $208,990 Active 44 DOM
3. 2026-06-16
   days on market $208,990 Active 43 DOM
4. 2026-06-15
   days on market $208,990 Active 42 DOM
5. 2026-06-13
   days on market $208,990 Active 40 DOM
6. 2026-06-09
   days on market $208,990 Active 36 DOM
7. 2026-06-08
   days on market $208,990 Active 35 DOM
8. 2026-06-07
   days on market $208,990 Active 34 DOM
9. 2026-06-04
   days on market $208,990 Active 31 DOM
10. 2026-06-03
    days on market $208,990 Active 30 DOM
11. 2026-06-02
    days on market $208,990 Active 29 DOM
12. 2026-06-01
    days on market $208,990 Active 28 DOM
13. 2026-05-31
    days on market $208,990 Active 27 DOM
14. 2026-05-04
    listed $208,990 Active 958-char remark

ⓘ 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: $24,234
• − Mortgage interest: −$12,693
• − Property taxes: −$3,399
• − Insurance: −$1,133
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$6,592
• Taxable loss: −$3,460
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $1,184/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 · 22 photos

Good 80/100 Cosmetic rehab

This single-story home is in good condition with a modern kitchen and bathrooms. It has a well-maintained exterior and interior, making it a good candidate for cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Installing new flooring in the bedrooms — New flooring can improve the look and feel of the bedrooms.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Installing new flooring in the bedrooms — New flooring can improve the look and feel of the bedrooms. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential 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: Huffman ISD
• NCES district ID: 4823820
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $65,848
• Composite: 30.61/100
• National rank: #6195
• State rank: #500 of 826 in TX

Livability — Plum Grove

• Score: 58/100
• State rank: #1206
• US rank: #21049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 14,342
• Household income: $96,404
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 377.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 23% Two or more races 9% Black 5% Native American 4%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 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: ▼ -8.59%
• Current HPI: 472.03
• Rent YoY: —
• 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