31012 Rena Coast Dr · Houston, TX 77336

$255,990

4 bd · 2.5 ba · 2,055 sqft · SingleFamily · 7 Days on market

Built 2026 Good condition Est $288k · 11% under $42/mo HOA · 2% of rent

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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).

• ARV discount +12.5/15.0
• Cash flow +11.4/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks

MLS# 81638239 - Built by Trophy Signature Homes - Jul 2026 completion! ~ A floor plan that epitomizes grace and functionality, offering a harmonious blend of classic charm and contemporary comfort - the Magnolia. Designed with meticulous attention to detail, this layout creates an inviting space ideal for both relaxed living and elegant entertaining. In essence, the Magnolia floor plan offers a perfect blend of elegance and everyday convenience, delivering a living experience that is both refined and accommodating. Discover the Magnolia, where timeless beauty meets modern living.

Key facts

• 2 garage spots
• Community pool
• Built 2026

Property features AI

Finance

• Other: Address: 31012 Rena Coast Dr, Huffman TX 77336
• Financial info: List price $255,990

Exterior

• Parking: 2-car garage / 2 parking spaces
• Home design: Single-family property; Active listing
• Exterior features: Living area approximately 2,055 (agent to verify)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec new construction

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $256k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (14.8% below list).
• Recommended offer: $218k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: schools D, crime 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; 1 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $218,226 (14.8% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $287,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1128 Peter Pine St	0.14mi	4/2.5	2,027 (-1%)	1mo	$332,400	$164	90
1202 Peter Pine St	0.16mi	4/2.5	2,085 (+2%)	1mo	$355,000	$170	89
1229 Corsica Cliffs Dr	0.21mi	4/3.0	2,045 (-0%)	1mo	$284,230	$139	86
1216 Pavia Fields Dr	0.13mi	4/3.0	2,120 (+3%)	0mo	$295,990	$140	86
1105 Peter Pine St	0.21mi	4/2.5	2,118 (+3%)	1mo	$334,000	$158	84
31116 De La Guerra St	0.26mi	4/3.0	2,045 (-0%)	2mo	$270,230	$132	84
1210 Romany Fields Dr	0.08mi	3/2.0 (-1)	1,941 (-6%)	2mo	$244,390	$126	78
1110 Long Leaf Pine St	0.27mi	4/2.0	1,943 (-6%)	1mo	$316,000	$163	75
1216 Romany Flds	0.11mi	3/2.0 (-1)	1,857 (-10%)	2mo	$251,540	$135	70
31028 Perdido Valley Ln	0.29mi	4/2.5	2,255 (+10%)	0mo	$239,890	$106	70
1042 Gazing Pine St	0.37mi	4/2.0	1,943 (-6%)	2mo	$320,000	$165	70
31112 De La Guerra	0.26mi	4/3.0	2,244 (+9%)	1mo	$279,280	$124	70

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-46,970
• Equity at exit: $38,169

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-47,806
• Equity at exit: $22,133

Cash invested: $71,677 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,182 medium
• Mortgage (P&I): −$1,342
• Tax est. 1.5%: −$320 /mo · $3,840/yr
• Insurance: −$107
• HOA: −$42
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-87

Break-even live

Break-even rent $2,293

Max offer price $243,386

Occupancy floor 99%

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: $63,998
• Closing costs: $7,680
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	1d	1	0.95mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 8 events

1. 2026-06-18
   days on market $255,990 Active 7 DOM
2. 2026-06-17
   days on market $255,990 Active 6 DOM
3. 2026-06-16
   days on market $255,990 Active 5 DOM
4. 2026-06-15
   days on market $255,990 Active 4 DOM
5. 2026-06-13
   remarks 586-char remark
6. 2026-06-13
   days on marketlisting id $255,990 Active 2 DOM
7. 2026-06-09
   remarks 513-char remark
8. 2026-06-09
   listed $255,990 Active 1 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: $26,187
• − Mortgage interest: −$14,339
• − Property taxes: −$3,840
• − Insurance: −$1,280
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − HOA: −$504
• − Depreciation: −$7,447
• Taxable loss: −$5,413
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $254/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a modern and functional floor plan. It is move-in ready and has the potential for minor updates to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

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 Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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 — 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): 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