Franklin Plan · Houston, TX 77447

$283,990

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 338 Days on market

Excellent condition

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Why this score? — see what drove the C- 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Franklin Plan, located in Sunset Valley. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunset Valley by clicking the text with us button or the request information button.

Key facts

• Attached bathroom
• Gourmet kitchen
• Quartz counter tops

Tags

• OPEN CONCEPT LIVING ROOM
• GOURMET KITCHEN
• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• SHAKER STYLE CABINETRY
• ATTACHED BATHROOM

🏗️ New construction. The $283,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $272,878.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $284k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $261 ($3k/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 $272k (4.3% below list).
• Recommended offer: $250k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.2% in Houston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Waller ISD (rural): math 30% / reading 35% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Evelyn Turlington El (math 46% / reading 45%, grade D-, #1,112 of 4,322 statewide, top 26%, 1,084 students, 69% FRL); Schultz J H (math 31% / reading 37%, grade F, #892 of 1,662 statewide, top 55%, 1,120 students, 65% FRL); Waller H S (math 25% / reading 40%, grade F, #1,029 of 1,632 statewide, top 64%, 2,639 students, 62% FRL).
• Market conditions: Rents soft (-1.6%/yr); 1791 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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 338 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

Recommended offer $249,911 (12.0% below list)

Questions for the listing agent

1. It's been on market 338 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 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?
5. 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?
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: 1.00% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $272,878
• List price: $283,990
• Delta: 4.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18719 Hawthorn Stem Dr	0.22mi	5/2.5	1,892 (0%)	3mo	$281,990	$149	87
18703 Hawthorn Stem Dr	0.25mi	5/2.5	1,892 (0%)	3mo	$281,990	$149	86
18706 Sunset Horizon Dr	0.32mi	5/2.5	1,892 (0%)	4mo	$285,990	$151	82
22703 Sundown Shadows Dr	0.32mi	5/2.5	1,892 (0%)	5mo	$283,990	$150	81
18622 Sunset Horizon Dr	0.33mi	5/2.5	1,892 (0%)	5mo	$290,890	$154	80
22711 Sundown Shadows Dr	0.37mi	5/2.5	1,892 (0%)	3mo	$285,000	$151	80
22723 Sundown Shadows Dr	0.45mi	5/2.5	1,892 (0%)	8mo	$286,990	$152	73

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.53×
• Total profit: $-35,547
• Equity at exit: $40,687

10-year hold

• IRR: -9.9%
• Equity multiple: 0.47×
• Total profit: $-40,193
• Equity at exit: $23,593

Cash invested: $76,406 (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 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 1791
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,717 medium
• Mortgage (P&I): −$1,431
• Tax est. 1.5%: −$341 /mo · $4,093/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $261

Break-even live

Break-even rent $2,387

Max offer price $272,878

Occupancy floor 85%

Sensitivity live

Price	-10% $449	-5% $355	+0% $261	+5% $166	+10% $72
Rent	-10% $46	-5% $153	+0% $261	+5% $368	+10% $475
Rate	-1.0pp $398	-0.5pp $330	base $261	+0.5pp $190	+1.0pp $118

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: $68,219
• Closing costs: $8,186
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22222 Opa Glen Dr Hockley, TX	4.0	3.0	2609	$2,850	$1.09	45d	1	1.20mi
18927 Jasper Ridge Dr Hockley, TX	4.0	2.5	1851	$1,895	$1.02	24d	1	1.21mi
20313 Evergreen Cypress Dr Hockley, TX	2.0–5.0	2.0–3.5	2051	$3,070	$1.50	0d	1	1.32mi
17858 Plow Horse Ln Hockley, TX	4.0	2.5	1619	$2,000	$1.24	26d	1	1.44mi

Listing history 21 events

1. 2026-06-21
   days on market $283,990 Active 338 DOM
2. 2026-06-18
   days on market $283,990 Active 335 DOM
3. 2026-06-17
   days on market $283,990 Active 334 DOM
4. 2026-06-16
   days on market $283,990 Active 333 DOM
5. 2026-06-15
   days on market $283,990 Active 332 DOM
6. 2026-06-13
   days on market $283,990 Active 330 DOM
7. 2026-06-09
   days on market $283,990 Active 326 DOM
8. 2026-06-08
   days on market $283,990 Active 325 DOM
9. 2026-06-07
   days on market $283,990 Active 324 DOM
10. 2026-06-04
    days on market $283,990 Active 321 DOM
11. 2026-06-03
    days on market $283,990 Active 320 DOM
12. 2026-06-02
    days on market $283,990 Active 319 DOM
13. 2026-06-01
    days on market $283,990 Active 318 DOM
14. 2026-05-31
    days on market $283,990 Active 317 DOM
15. 2026-04-14
    price $283,990 1311-char remark

    Show marketing remark (1311 chars)

    Welcome to the Franklin Plan, located in Sunset Valley. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunset Valley by clicking the text with us button or the request information button.

16. 2026-04-02
    price $282,990 1311-char remark

    Show marketing remark (1311 chars)

    Welcome to the Franklin Plan, located in Sunset Valley. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunset Valley by clicking the text with us button or the request information button.

17. 2026-02-25
    price $281,990 1311-char remark

    Show marketing remark (1311 chars)

    Welcome to the Franklin Plan, located in Sunset Valley. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunset Valley by clicking the text with us button or the request information button.

18. 2026-01-29
    price $279,990 1311-char remark

    Show marketing remark (1311 chars)

    Welcome to the Franklin Plan, located in Sunset Valley. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunset Valley by clicking the text with us button or the request information button.

19. 2025-08-13
    price $281,990 1311-char remark

    Show marketing remark (1311 chars)

    Welcome to the Franklin Plan, located in Sunset Valley. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunset Valley by clicking the text with us button or the request information button.

20. 2025-08-06
    price $279,990 1311-char remark

    Show marketing remark (1311 chars)

    Welcome to the Franklin Plan, located in Sunset Valley. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunset Valley by clicking the text with us button or the request information button.

21. 2025-07-18
    listed $274,990 Active 1311-char remark

    Show marketing remark (1311 chars)

    Welcome to the Franklin Plan, located in Sunset Valley. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Sunset Valley by clicking the text with us button or the request information button.

ⓘ 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: $32,602
• − Mortgage interest: −$15,285
• − Property taxes: −$4,093
• − Insurance: −$1,364
• − Repairs & maintenance: −$2,608
• − Management: −$2,608
• − Depreciation: −$7,938
• Taxable loss: −$1,295
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $3,437/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 · 5 photos

Excellent 95/100 None rehab

This Franklin Plan home in Sunset Valley is in excellent condition with no visible repairs needed. It offers a good balance of modern amenities and curb appeal, making it a strong candidate for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring — Improves resale value and rental appeal
• Both Install smart home automation — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring — Improves resale value and rental appeal ↑
• Both Install smart home automation — Enhances comfort and energy efficiency ↑

ⓘ 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: Waller ISD
• NCES district ID: 4844430
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $58,911
• Composite: 29.12/100
• National rank: #6593
• State rank: #532 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 25,231
• Household income: $116,925
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 265.0

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 0.63)
• Race & ethnicity: White 44% Hispanic / Latino 41% Two or more races 16% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 69% English-only · Spanish 28% Other Indo-European 1% Vietnamese 1%

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: ▼ -112.73%
• Current HPI: 249.6969
• Rent YoY: ▼ -1.58%
• 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

+3.3% since first listed

7 events — show timeline

• 2026-04-14 Price Changed $283,990 Zillow
• 2026-04-02 Price Changed $282,990 Zillow
• 2026-02-25 Price Changed $281,990 Zillow
• 2026-01-29 Price Changed $279,990 Zillow
• 2025-08-13 Price Changed $281,990 Zillow
• 2025-08-06 Price Changed $279,990 Zillow
• 2025-07-18 Listed $274,990 Zillow