31018 Rivage Beach Dr · Huffman, TX 77336

$191,990

3 bd · 2.0 ba · 1,405 sqft · SingleFamily · 12 Days on market

Built 2026 Good condition Garage $75/mo HOA · 4% of rent ↓ 17% 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).

• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Unwind after a long day in the Glacier's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.

Key facts

• Bright kitchen
• Community playground
• Spa like bath

Tags

• PRIVATE PRIMARY SUITE
• SPA LIKE BATH
• BRIGHT KITCHEN
• WHITE CABINETRY
• LIGHT QUARTZ COUNTERTOPS
• COMMUNITY PLAYGROUND

🏗️ New construction. The $191,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $224,390.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $192k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/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 $185k (3.8% below list).
• Recommended offer: $185k (3.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Falcon Ridge El (math 30% / reading 35%, grade F, #2,234 of 4,322 statewide, top 52%, 689 students, 49% FRL); Huffman Middle (math 36% / reading 32%, grade F, #892 of 1,662 statewide, top 55%, 907 students, 42% FRL); Hargrave H S (math 31% / reading 46%, grade F, #866 of 1,632 statewide, top 54%, 1,125 students, 36% FRL).
• Market conditions: 951 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Recommended offer $184,743 (3.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.82% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 10.1

CMA / ARV

• ARV (median comp): $224,390
• List price: $191,990
• Delta: -14.44%
• 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
31023 Rivage Beach Dr	0.00mi	3/2.0	1,405 (0%)	3mo	$224,540	$160	98
31021 Rova Boat Dr	0.14mi	3/2.0	1,405 (0%)	1mo	$199,690	$142	92
31017 Rova Boat Dr	0.14mi	3/2.0	1,405 (0%)	3mo	$199,540	$142	91
31022 Rova Boat Dr	0.14mi	3/2.0	1,426 (+2%)	2mo	$224,040	$157	89
31014 Rena Coast Dr	0.18mi	3/2.0	1,317 (-6%)	0mo	$210,990	$160	81
31023 Perdido Valley Ln	0.38mi	3/2.0	1,440 (+2%)	2mo	$199,790	$139	76
31030 Perdido Valley Ln	0.41mi	3/2.0	1,440 (+2%)	3mo	$199,940	$139	74
31011 Perdido Valley Ln	0.39mi	3/2.0	1,487 (+6%)	1mo	$224,990	$151	71
31018 Rova Boat Dr	0.14mi	4/2.0 (+1)	1,557 (+11%)	2mo	$219,040	$141	69
31314 Miggiano Ln	0.59mi	3/2.5	1,360 (-3%)	1mo	$152,991	$112	64
930 Capracotta Dr	0.75mi	3/2.0	1,461 (+4%)	3mo	$187,990	$129	56
944 Pertuso Ln	0.64mi	4/2.5 (+1)	1,535 (+9%)	3mo	$156,990	$102	45

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-46,875
• Equity at exit: $33,457

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-54,151
• Equity at exit: $19,401

Cash invested: $62,829 (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: 102 active · 65 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $209,790 ($138/sqft)
• Median days on market: 107 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +15.6% above current asking $/sqft

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

ZIP-level market 77336

• Home prices YoY: -1.8%
• Active inventory: 951
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$1,177
• Tax est. 1.5%: −$280 /mo · $3,366/yr
• Insurance: −$93
• HOA: −$75
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-166

Break-even live

Break-even rent $2,058

Max offer price $200,335

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-89	+0% $-166	+5% $-244	+10% $-321
Rent	-10% $-312	-5% $-239	+0% $-166	+5% $-93	+10% $-20
Rate	-1.0pp $-53	-0.5pp $-109	base $-166	+0.5pp $-224	+1.0pp $-284

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: $56,098
• Closing costs: $6,732
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1031 Exotic Pine St Huffman, TX	3.0	2.0	1000	$1,800	$1.80	83d	1	0.29mi
31316 Miggiano Ln Huffman, TX	2.0	2.0	1013	$1,750	$1.73	10d	1	0.58mi
31318 Miggiano Ln Huffman, TX	3.0	2.0	1189	$1,850	$1.56	10d	1	0.58mi
31322 Miggiano Ln Huffman, TX	2.0	2.0	1013	$1,750	$1.73	10d	1	0.59mi
31324 Miggiano Ln Huffman, TX	3.0	2.0	1189	$1,850	$1.56	10d	1	0.59mi
31328 Miggiano Ln Huffman, TX	2.0	2.0	1013	$1,750	$1.73	10d	1	0.60mi
950 Pertuso Ln Huffman, TX	2.0	2.0	1013	$1,750	$1.73	10d	1	0.62mi
953 Pertuso Ln Huffman, TX	2.0	2.0	1013	$1,750	$1.73	10d	1	0.63mi
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,599	$1.18	33d	1	0.65mi
935 Pertuso Ln Huffman, TX	3.0	2.0	1189	$1,550	$1.30	10d	1	0.66mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,599	$1.09	114d	1	0.73mi
917 Capracotta Dr Huffman, TX	4.0	2.0	1656	$1,800	$1.09	53d	1	0.78mi
31208 Piccolo Fiore Ln Huffman, TX	3.0	2.0	1461	$1,695	$1.16	56d	1	1.00mi

Property features AI

Finance

• HOA & community: Annual association fee of $900Community pool

Exterior

• Parking: Attached two-car garageAdditional parkingDrivewayGarage door opener
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential property
• Construction: New construction built in 2026Brick, cement siding, and stone constructionComposition roofSlab foundation
• Exterior features: Private yardFully fenced backyardCovered patioDeckPorch

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowaveRefrigeratorPantry
• Bedrooms: 3 bedrooms on the first floor, including the primary bedroom
• Flooring: CarpetPlank flooringTileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pumpCentral airElectric coolingAttic fan
• Interior features: Insulated doorsDouble vanityEn suite bathroomGranite countersKitchen and family room combinationWalk-in pantryWalk-in closetLow-emissivity windowsProgrammable thermostat
• Laundry & utility: First-floor utility roomWasherDryerWasher hookupElectric dryer hookupTankless water heater

Listing history 50 events

1. 2026-11-08
   days on market $191,990 Active 12 DOM
2. 2026-11-07
   days on market $191,990 Active 11 DOM
3. 2026-11-06
   days on market $191,990 Active 10 DOM
4. 2026-11-05
   days on market $191,990 Active 9 DOM
5. 2026-11-04
   pricedays on market $191,990 Active 8 DOM
6. 2026-11-02
   days on market $196,990 Active 6 DOM
7. 2026-11-01
   days on market $196,990 Active 5 DOM
8. 2026-10-31
   days on market $196,990 Active 4 DOM
9. 2026-10-30
   days on market $196,990 Active 3 DOM
10. 2026-10-29
    days on market $196,990 Active 2 DOM
11. 2026-10-27
    remarks 699-char remark
12. 2026-10-27
    days on marketlisting id $196,990 Active 1 DOM
13. 2026-10-26
    days on market $196,990 Active 140 DOM
14. 2026-10-26
    days on market $196,990 Active 139 DOM
15. 2026-10-24
    days on market $196,990 Active 138 DOM
16. 2026-10-23
    days on market $196,990 Active 137 DOM
17. 2026-10-22
    days on market $196,990 Active 136 DOM
18. 2026-10-21
    days on market $196,990 Active 135 DOM
19. 2026-10-20
    days on market $196,990 Active 134 DOM
20. 2026-10-19
    pricedays on market $196,990 Active 133 DOM
21. 2026-10-18
    days on market $199,990 Active 132 DOM
22. 2026-10-17
    days on market $199,990 Active 131 DOM

    Show marketing remark (222 chars)

    Unwind after a long day in the Glacier's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.

23. 2026-10-16
    days on market $199,990 Active 130 DOM
24. 2026-10-15
    days on market $199,990 Active 129 DOM
25. 2026-10-14
    days on market $199,990 Active 128 DOM
26. 2026-10-13
    price $199,990 Active 127 DOM

    Show marketing remark (222 chars)

    Unwind after a long day in the Glacier's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.

27. 2026-10-13
    days on market $220,990 Active 127 DOM

    Show marketing remark (222 chars)

    Unwind after a long day in the Glacier's relaxing primary suite, complete with a spa-like primary bathroom. White cabinets with light quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet.

28. 2026-10-12
    days on market $220,990 Active 126 DOM
29. 2026-10-11
    days on market $220,990 Active 125 DOM
30. 2026-10-10
    days on market $220,990 Active 124 DOM
31. 2026-10-09
    days on market $220,990 Active 123 DOM
32. 2026-10-08
    days on market $220,990 Active 122 DOM
33. 2026-10-07
    days on market $220,990 Active 121 DOM
34. 2026-10-06
    days on market $220,990 Active 120 DOM
35. 2026-10-05
    days on market $220,990 Active 119 DOM
36. 2026-10-04
    days on market $220,990 Active 118 DOM
37. 2026-10-03
    days on market $220,990 Active 117 DOM
38. 2026-10-02
    days on market $220,990 Active 116 DOM
39. 2026-10-01
    days on market $220,990 Active 115 DOM
40. 2026-09-30
    days on market $220,990 Active 114 DOM
41. 2026-09-29
    days on market $220,990 Active 113 DOM
42. 2026-09-28
    days on market $220,990 Active 112 DOM
43. 2026-09-27
    days on market $220,990 Active 111 DOM
44. 2026-09-26
    days on market $220,990 Active 110 DOM
45. 2026-09-25
    days on market $220,990 Active 109 DOM
46. 2026-09-24
    days on market $220,990 Active 108 DOM
47. 2026-09-23
    days on market $220,990 Active 107 DOM
48. 2026-09-22
    days on market $220,990 Active 106 DOM
49. 2026-09-21
    days on market $220,990 Active 105 DOM
50. 2026-09-20
    days on market $220,990 Active 104 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: $22,169
• − Mortgage interest: −$12,569
• − Property taxes: −$3,366
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − HOA: −$900
• − Depreciation: −$6,528
• Taxable loss: −$5,863
• Est. tax savings @ 24.0%: +$1,407
• After-tax cash flow: $-588/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 · 11 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with minimal maintenance required. The highest-ROI updates would be to paint the exterior siding and install smart home devices.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace the light fixtures with energy-efficient ones — Saves on energy costs and looks modern ↑
• Both Install smart home devices — Improves convenience and adds value ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Falcon Ridge El F TX #2,234/4,322 Nat'l #24,773/41,679 Middle Huffman Middle F TX #892/1,662 Nat'l #7,813/14,009 High Hargrave H S F TX #866/1,632 Nat'l #8,796/17,239

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 — Huffman

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Harris County · 5,571,493 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: 22% 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: 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%
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 2%

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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: ▼ -8.59%
• Current HPI: 472.03
• Rent YoY: —
• 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: Annual association fee of $900Community pool

Exterior

• Parking: Attached two-car garageAdditional parkingDrivewayGarage door opener
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential property
• Construction: New construction built in 2026Brick, cement siding, and stone constructionComposition roofSlab foundation
• Exterior features: Private yardFully fenced backyardCovered patioDeckPorch

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowaveRefrigeratorPantry
• Bedrooms: 3 bedrooms on the first floor, including the primary bedroom
• Flooring: CarpetPlank flooringTileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pumpCentral airElectric coolingAttic fan
• Interior features: Insulated doorsDouble vanityEn suite bathroomGranite countersKitchen and family room combinationWalk-in pantryWalk-in closetLow-emissivity windowsProgrammable thermostat
• Laundry & utility: First-floor utility roomWasherDryerWasher hookupElectric dryer hookupTankless water heater

Price history

-16.7% since first listed

20 events — show timeline

• 2026-10-27 Listing Removed — HARMLS
• 2026-10-27 Listed $196,990 HARMLS
• 2026-10-19 Price Changed $196,990 HARMLS
• 2026-10-17 Price Changed $196,990 Zillow
• 2026-10-13 Price Changed $199,990 HARMLS
• 2026-10-13 Price Changed $199,990 Zillow
• 2026-08-07 Price Changed $220,990 Zillow
• 2026-08-07 Price Changed $220,990 HARMLS
• 2026-07-11 Price Changed $219,990 Zillow
• 2026-07-10 Price Changed $219,990 HARMLS
• 2026-06-29 Price Changed $223,540 HARMLS
• 2026-06-27 Price Changed $223,540 Zillow
• 2026-06-16 Price Changed $229,540 Zillow
• 2026-06-16 Price Changed $229,540 HARMLS
• 2026-06-08 Listed $240,540 HARMLS
• 2026-06-03 Price Changed $240,540 Zillow
• 2026-05-24 Relisted — Zillow
• 2026-05-24 Price Changed $239,540 Zillow
• 2026-04-24 Delisted — Zillow
• 2026-04-22 Listed $236,540 Zillow