Cole Plan · Houston, TX 77090

$270,990

4 bd · 2.5 ba · 1,543 sqft · SingleFamily · 61 Days on market

Good condition Garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +4.7/10.0
• Condition / age +4.0/5.0
• Cash flow +3.9/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +0.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks

Introducing the Cole/V19C plan at our new community The Villas at Legacy Park in Houston, Texas. The Cole is a functional two-story floorplan that spans 1,543 square feet and bears four bedrooms, two-and-a-half bathrooms, and a single-car garage. The living area is an open concept, where your kitchen, living, and dining areas blend into a space perfect for everyday living. When stepping into the kitchen of this beautiful home, you will be greeted by the functionality and attractive layout of its features. With stainless-steel appliances, vinyl flooring, a kitchen island, and an abundance of cabinets for storage, you'll see why this home is the perfect blend of modern convenience.

Key facts

• Garage
• Listed 61 days

🏗️ New construction. The $270,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $403,549.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $271k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (23.3% below list).
• Recommended offer: $208k (23.3% below list) — sets the bar for 1% rule.

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.
• Spring Branch ISD (urban): math 47% / reading 46% proficiency, ranked #215 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Spring Branch El (math 29% / reading 25%, grade F, #2,791 of 4,322 statewide, top 68%, 493 students, 94% FRL); Spring Woods Middle (math 17% / reading 26%, grade F, #1,378 of 1,662 statewide, top 83%, 814 students, 92% FRL); Northbrook H S (math 36% / reading 30%, grade F, #1,023 of 1,632 statewide, top 63%, 2,610 students, 85% FRL) — zoned schools average 90% FRL vs 54% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 46% district-wide (-19 pts) — the specific schools serving this property underperform the Spring Branch ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-8.0%/yr); 307 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 78d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,078/mo this rent would consume 49% of the median local household income ($51k/yr) (locally 17% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $313 of equity ($3k loan paydown + $-2k appreciation (-0.6% local appreciation)).
• 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 61 days — a 6% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,798 (23.3% 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 61 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.51% ✗
• Cap rate: 2.88%
• Cash-on-cash: -12.18%
• DSCR: 0.46
• GRM: 16.2

CMA / ARV

• ARV (median comp): $403,549
• List price: $270,990
• Delta: -32.85%
• 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
9018 Wellspring Dr	0.26mi	3/2.5 (-1)	1,628 (+6%)	2mo	$350,000	$215	72
9016 Lonestar River Ln	0.37mi	3/2.5 (-1)	1,596 (+3%)	1mo	$300,000	$188	71
9018 Orange Spring Dr	0.35mi	3/2.5 (-1)	1,461 (-5%)	11mo	$359,900	$246	61
1703 Benbow Oak Pl	0.70mi	3/2.0 (-1)	1,539 (-0%)	0mo	$320,000	$208	60
1912 Common Oak Dr	0.48mi	3/2.5 (-1)	1,629 (+6%)	4mo	$349,000	$214	60
1722 Crownover Rd	0.33mi	3/2.0 (-1)	1,720 (+12%)	4mo	$519,000	$302	55
1817 Benbow Way	0.65mi	3/2.0 (-1)	1,466 (-5%)	4mo	$420,000	$286	51
9302 Rosstown Way	0.36mi	3/2.0 (-1)	1,355 (-12%)	9mo	$449,999	$332	48
1904 Davonley Way	0.52mi	3/2.5 (-1)	1,755 (+14%)	3mo	$399,900	$228	46
8709 Varner Rd	0.57mi	3/1.0 (-1)	1,396 (-10%)	2mo	$245,000	$176	45
9321 Saddle Ln	0.46mi	3/2.0 (-1)	1,766 (+14%)	4mo	$425,000	$241	44
9341 Rosstown Way	0.55mi	3/1.5 (-1)	1,315 (-15%)	11mo	$345,000	$262	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.09×
• Total profit: $-102,435
• Equity at exit: $104,941

10-year hold

• IRR: -16.7%
• Equity multiple: -0.47×
• Total profit: $-166,392
• Equity at exit: $116,750

Cash invested: $112,994 (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: 49 active · 26 under contract
• Months of supply: 9.5 mo (11%/mo absorbed)
• Median asking: $375,000 ($212/sqft)
• Median days on market: 77 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +23.4% above current asking $/sqft

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

ZIP-level market 77090

• Home prices YoY: -0.2%
• Rents YoY: -8.0%
• Active inventory: 307
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$2,116
• Tax est. 1.5%: −$504 /mo · $6,053/yr
• Insurance: −$168
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-1,147

Break-even live

Break-even rent $3,530

Max offer price $237,543

Occupancy floor —

Sensitivity live

Price	-10% $-868	-5% $-1,008	+0% $-1,147	+5% $-1,287	+10% $-1,426
Rent	-10% $-1,311	-5% $-1,229	+0% $-1,147	+5% $-1,065	+10% $-983
Rate	-1.0pp $-944	-0.5pp $-1,045	base $-1,147	+0.5pp $-1,252	+1.0pp $-1,358

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: $100,887
• Closing costs: $12,106
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1760 Campbell Rd Houston, TX	3.0	2.0	1354	$1,675	$1.24	139d	1	0.24mi
9024 Wellspring Dr Houston, TX	3.0	2.5	2000	$2,700	$1.35	117d	1	0.29mi
9009 Lonestar River Ln Houston, TX	3.0	3.5	2048	$2,780	$1.36	139d	1	0.37mi
9012 Lonestar Creekbend Ln Houston, TX	3.0	2.5	1500	$2,175	$1.45	120d	1	0.41mi
8808 Hollister Pine Ct Houston, TX	3.0	2.5	2091	$2,550	$1.22	20d	1	0.53mi
2015 Peppermill Rd Houston, TX	3.0	2.0	1756	$2,400	$1.37	11d	1	0.55mi
1505 Durango Dr Unit 1472548P Houston, TX	4.0	2.0	1786	$6,196	$3.47	94d	1	0.55mi
1620 Ojeman Rd Houston, TX	3.0	3.5	1935	$3,080	$1.59	139d	1	0.65mi
1620 Ojeman Rd Houston, TX	3.0	3.5	1935	$3,150	$1.63	2d	1	0.65mi
1620 Ojeman Rd Unit B Houston, TX	3.0	3.5	1935	$3,090	$1.60	2d	1	0.65mi
1620 Ojeman Rd Houston, TX	3.0	3.5	1935	$3,350	$1.73	116d	1	0.65mi
1620 Ojeman Rd Houston, TX	3.0	3.5	1935	$3,350	$1.73	115d	1	0.65mi
1526 Ojeman Rd Unit A Houston, TX	3.0	3.5	1943	$3,350	$1.72	139d	1	0.68mi
8701 Hammerly Blvd Houston, TX	3.0	1.0–2.0	843	$1,421	$1.68	0d	71	0.69mi
9036 Kerrwood Ln Houston, TX	3.0	2.0	1413	$1,950	$1.38	39d	1	0.76mi
9550 Long Point Rd Houston, TX	1.0–4.0	1.0–2.0	987	$1,535	$1.55	0d	10	0.91mi
8515 Hammerly Blvd Unit 3047 Houston, TX	3.0	2.0	1200	$1,330	$1.11	85d	1	0.93mi
8515 Hammerly Blvd Unit 3047 Houston, TX	3.0	2.0	1200	$1,330	$1.11	94d	1	0.93mi
8515 Hammerly Blvd Unit 8548 Houston, TX	3.0	2.0	1200	$1,279	$1.07	78d	1	0.94mi
8515 Hammerly Blvd Unit 306 Houston, TX	3.0	2.0	1200	$1,295	$1.08	78d	1	0.94mi
8515 Hammerly Blvd Unit 306 Houston, TX	3.0	2.0	1200	$1,554	$1.29	24d	1	0.94mi
8515 Hammerly Blvd Unit 510 Houston, TX	3.0	2.0	1200	$1,295	$1.08	79d	1	0.94mi
2324 Peppermill Rd Houston, TX	3.0	1.5	1500	$1,800	$1.20	120d	1	0.97mi
9216 Carousel Ln Unit 1316394P Houston, TX	4.0	2.0	1732	$6,319	$3.65	94d	1	0.98mi
1902 Sedgie Dr Houston, TX	3.0	2.0	1598	$1,750	$1.10	20d	1	1.00mi
8406 Highcrest Dr Houston, TX	3.0	1.0	1454	$1,750	$1.20	41d	1	1.02mi
1111 Blalock Rd Houston, TX	1.0–3.0	1.0–2.5	1010	$2,100	$2.08	0d	68	1.14mi
1111 Blalock Rd Unit 3047 Houston, TX	3.0	2.0	1566	$2,040	$1.30	106d	1	1.16mi
1111 Blalock Rd Unit 3047 Houston, TX	3.0	2.0	1566	$2,040	$1.30	85d	1	1.16mi
8631 Alcott Dr Houston, TX	3.0	2.0	1874	$1,650	$0.88	45d	1	1.16mi
1111 Blalock Rd Unit 306 Houston, TX	3.0	2.0	1566	$2,035	$1.30	28d	1	1.20mi
1111 Blalock Rd Unit 510 Houston, TX	3.0	2.0	1566	$2,005	$1.28	79d	1	1.20mi
1111 Blalock Rd Unit 525 Houston, TX	3.0	2.0	1566	$2,035	$1.30	48d	1	1.20mi
1111 Blalock Rd Unit 1144 Houston, TX	3.0	2.0	1566	$1,989	$1.27	70d	1	1.20mi
2308 Bingle Rd Houston, TX	3.0	1.0–2.0	871	$2,149	$2.47	0d	44	1.22mi
8370 Westview Dr Unit 3112 Houston, TX	3.0	2.0	1125	$1,720	$1.53	48d	1	1.24mi
8370 Westview Dr Unit 510 Houston, TX	3.0	2.0	1125	$1,490	$1.32	79d	1	1.24mi
8370 Westview Dr Unit 8403 Houston, TX	3.0	2.0	1125	$1,474	$1.31	70d	1	1.24mi
8370 Westview Dr Unit 306 Houston, TX	3.0	2.0	1125	$1,490	$1.32	78d	1	1.24mi
8370 Westview Dr Unit 306 Houston, TX	3.0	2.0	1125	$1,714	$1.52	24d	1	1.24mi

Property features AI

Finance

• Financial info: List price $270,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family new construction, plan named ColeAddress: Houston, TX 77090
• Construction: New construction (2026 listing)
• Exterior features: Living area approximately 1543

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: New construction plan (Cole)

Listing history 45 events

1. 2026-07-30
   days on market $270,990 Active 61 DOM
2. 2026-07-28
   days on market $270,990 Active 60 DOM
3. 2026-07-26
   days on market $270,990 Active 58 DOM
4. 2026-07-24
   days on market $270,990 Active 56 DOM
5. 2026-07-23
   days on market $270,990 Active 55 DOM
6. 2026-07-22
   days on market $270,990 Active 54 DOM
7. 2026-07-21
   days on market $270,990 Active 53 DOM
8. 2026-07-20
   days on market $270,990 Active 52 DOM
9. 2026-07-18
   days on market $270,990 Active 50 DOM
10. 2026-07-18
    days on market $270,990 Active 49 DOM
11. 2026-07-16
    days on market $270,990 Active 48 DOM
12. 2026-07-15
    days on market $270,990 Active 47 DOM
13. 2026-07-14
    days on market $270,990 Active 46 DOM
14. 2026-07-13
    days on market $270,990 Active 45 DOM
15. 2026-07-13
    days on market $270,990 Active 44 DOM
16. 2026-07-11
    days on market $270,990 Active 43 DOM
17. 2026-07-10
    days on market $270,990 Active 42 DOM
18. 2026-07-09
    days on market $270,990 Active 41 DOM
19. 2026-07-07
    days on market $270,990 Active 39 DOM
20. 2026-07-06
    days on market $270,990 Active 38 DOM
21. 2026-07-06
    days on market $270,990 Active 37 DOM
22. 2026-07-05
    days on market $270,990 Active 36 DOM
23. 2026-07-03
    days on market $270,990 Active 35 DOM
24. 2026-07-02
    days on market $270,990 Active 34 DOM
25. 2026-07-01
    days on market $270,990 Active 33 DOM
26. 2026-06-30
    days on market $270,990 Active 32 DOM
27. 2026-06-29
    days on market $270,990 Active 31 DOM
28. 2026-06-28
    days on market $270,990 Active 30 DOM
29. 2026-06-27
    days on market $270,990 Active 29 DOM
30. 2026-06-26
    days on market $270,990 Active 28 DOM
31. 2026-06-24
    days on market $270,990 Active 26 DOM
32. 2026-06-21
    days on market $270,990 Active 23 DOM
33. 2026-06-18
    days on market $270,990 Active 20 DOM
34. 2026-06-17
    days on market $270,990 Active 19 DOM
35. 2026-06-16
    days on market $270,990 Active 18 DOM
36. 2026-06-15
    days on market $270,990 Active 17 DOM
37. 2026-06-13
    days on market $270,990 Active 15 DOM
38. 2026-06-09
    days on market $270,990 Active 11 DOM
39. 2026-06-08
    days on market $270,990 Active 10 DOM
40. 2026-06-07
    days on market $270,990 Active 9 DOM
41. 2026-06-04
    days on market $270,990 Active 6 DOM
42. 2026-06-03
    days on market $270,990 Active 5 DOM
43. 2026-06-02
    days on market $270,990 Active 4 DOM
44. 2026-06-01
    days on market $270,990 Active 3 DOM
45. 2026-05-31
    days on market $270,990 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,936
• − Mortgage interest: −$22,605
• − Property taxes: −$6,053
• − Insurance: −$2,018
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$11,740
• Taxable loss: −$21,470
• Est. tax savings @ 24.0%: +$5,153
• After-tax cash flow: $-8,614/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 · 3 photos

Good 80/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Bathroom fixtures — Modernizes the bathrooms and appeals to potential buyers ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Spring Branch El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Spring Woods Middle F TX #1,378/1,662 Nat'l #11,382/14,009 High Northbrook H S F TX #1,023/1,632 Nat'l #10,273/17,239

Schools (NCES district)

• District: Spring Branch ISD
• NCES district ID: 4841100
• Math proficiency: 47% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $60,311
• Composite: 40.88/100
• National rank: #3624
• State rank: #215 of 826 in TX

B Composite livability gradescore 74/100

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

• Census place: Houston, TX
• County: Harris County · 5,571,493 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 40,110
• Household income: $50,903
• Rent vs Own: 70.7% rent · 29.3% own
• Severe rent burden: 17% 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 0.66)
• Race & ethnicity: Black 48% Hispanic / Latino 30% Two or more races 16% White 12% Asian 3%
• Hispanic origin (detail): Mexican 20% Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 1% Slovak 1% Hispanic 1%
• Foreign-born: 19% · Canada, Vietnam, Jamaica
• Languages at home: 67% English-only · Spanish 25% French/Haitian/Cajun 2% Other Indo-European 1%

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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: ▼ -0.61%
• Current HPI: 249.3582
• Rent YoY: ▼ -7.98%
• 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

• Financial info: List price $270,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family new construction, plan named ColeAddress: Houston, TX 77090
• Construction: New construction (2026 listing)
• Exterior features: Living area approximately 1543

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: New construction plan (Cole)