Plan 1377 Plan · Houston, TX 77447

$217,995

3 bd · 2.0 ba · 1,377 sqft · SingleFamily · 446 Days on market

Excellent condition ↓ 2% 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 +13.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

Key facts

• Extra storage space
• Walk-in closet
• Den

Tags

• WALK-IN KITCHEN PANTRY
• EXTRA STORAGE SPACE
• WALK-IN CLOSET
• DEN
• GAS RANGE
• SMART THERMOSTAT

🏗️ New construction. The $217,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $251,375.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2 ($-30/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $218k).
• Recommended offer: $192k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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.
• 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.
• Market conditions: Rents soft (-1.6%/yr); 1782 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 446 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,835 (12.0% 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 446 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $251,375
• List price: $217,995
• Delta: -13.28%
• 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
19807 Corberry Park Ln	0.05mi	3/2.0	1,377 (0%)	1mo	$239,995	$174	97
22846 Mahogany Hills Ln	0.03mi	3/2.0	1,360 (-1%)	1mo	$219,995	$162	96
22855 Magnolia Haven Dr	0.11mi	3/2.0	1,377 (0%)	4mo	$244,995	$178	92
22862 Magnolia Haven Dr	0.09mi	3/2.0	1,242 (-10%)	4mo	$234,995	$189	76
22846 Magnolia Haven Dr	0.09mi	3/2.0	1,242 (-10%)	6mo	$232,995	$188	75
22843 Magnolia Haven Dr	0.11mi	3/2.0	1,242 (-10%)	8mo	$246,315	$198	72
19727 Corberry Park Ln	0.06mi	3/2.0	1,548 (+12%)	7mo	$249,995	$161	71
19902 Thurlow Ln	0.14mi	3/2.0	1,548 (+12%)	4mo	$245,930	$159	70
20011 Epirus Shores Dr	0.62mi	3/2.0	1,350 (-2%)	4mo	$220,000	$163	64
22803 Gentle Shadow Dr	0.44mi	3/2.0	1,470 (+7%)	5mo	$280,000	$190	64
23123 Glory Orchid Dr	0.46mi	4/2.0 (+1)	1,506 (+9%)	1mo	$302,900	$201	57
23031 Glory Orchid Dr	0.42mi	2/2.5 (-1)	1,186 (-14%)	1mo	$249,900	$211	50

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-47,294
• Equity at exit: $37,481

10-year hold

• IRR: -20.9%
• Equity multiple: 0.06×
• Total profit: $-66,122
• Equity at exit: $21,734

Cash invested: $70,385 (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: 1782
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$1,318
• Tax est. 1.5%: −$314 /mo · $3,771/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-2

Break-even live

Break-even rent $2,199

Max offer price $251,015

Occupancy floor 95%

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: $62,844
• Closing costs: $7,541
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20313 Evergreen Cypress Dr Hockley, TX	2.0–5.0	2.0–3.5	2051	$2,353	$1.15	1d	1	0.47mi
22023 Lost Lantern Dr Hockley, TX	3.0–4.0	2.0	1601	$1,863	$1.16	2d	1	1.14mi
22719 Klingamans Way Hockley, TX	3.0	2.0	1416	$1,689	$1.19	2d	1	1.17mi

Listing history 30 events

1. 2026-06-18
   days on market $217,995 Active 446 DOM
2. 2026-06-17
   days on market $217,995 Active 445 DOM
3. 2026-06-16
   days on market $217,995 Active 444 DOM
4. 2026-06-15
   days on market $217,995 Active 443 DOM
5. 2026-06-13
   days on market $217,995 Active 441 DOM
6. 2026-06-09
   days on market $217,995 Active 437 DOM
7. 2026-06-08
   days on market $217,995 Active 436 DOM
8. 2026-06-07
   days on market $217,995 Active 435 DOM
9. 2026-06-04
   days on market $217,995 Active 432 DOM
10. 2026-06-03
    days on market $217,995 Active 431 DOM
11. 2026-06-02
    days on market $217,995 Active 430 DOM
12. 2026-06-01
    days on market $217,995 Active 429 DOM
13. 2026-05-31
    days on market $217,995 Active 428 DOM
14. 2026-04-11
    price $217,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

15. 2026-03-28
    price $215,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

16. 2026-03-14
    price $212,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

17. 2026-03-07
    price $210,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

18. 2026-02-06
    price $208,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

19. 2026-01-22
    price $213,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

20. 2025-12-16
    price $218,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

21. 2025-11-18
    price $223,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

22. 2025-11-10
    price $219,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

23. 2025-08-29
    price $217,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

24. 2025-07-19
    price $224,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

25. 2025-07-04
    price $232,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

26. 2025-06-28
    price $230,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

27. 2025-06-20
    price $228,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

28. 2025-06-14
    price $226,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

29. 2025-05-03
    price $224,995 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

30. 2025-03-29
    listed $221,995 Active 449-char remark

    Show marketing remark (449 chars)

    * Walk-in kitchen pantry * Extra storage space * Walk-in closet at primary bedroom and bedroom 3 * Den * Gas range * Smart thermostat * 6-panel interior doors * Eat-in kitchen * Granite kitchen countertops * Kitchen USB charging port * Low-E windows * ENERGY STAR® certified home * Commuter-friendly location * Near local schools * Community park * Open space * Great shopping nearby * Near popular restaurants

ⓘ 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: $26,350
• − Mortgage interest: −$14,081
• − Property taxes: −$3,771
• − Insurance: −$1,257
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$7,313
• Taxable loss: −$4,287
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $999/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 · 1 photo

Excellent 95/100 None rehab

This single-family home in Houston, TX is in excellent condition with no visible repairs needed. It offers a good ROI with updates like fresh paint, durable countertops, and a smart home security system.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace countertops with quartz or marble — Quartz or marble countertops are more durable and aesthetically pleasing
• Both Install smart home security system — Enhances safety and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or marble — Quartz or marble countertops are more durable and aesthetically pleasing ↑
• Both Install smart home security system — Enhances safety and adds modern amenities ↑

ⓘ 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

-1.8% since first listed

17 events — show timeline

• 2026-04-11 Price Changed $217,995 Zillow
• 2026-03-28 Price Changed $215,995 Zillow
• 2026-03-14 Price Changed $212,995 Zillow
• 2026-03-07 Price Changed $210,995 Zillow
• 2026-02-06 Price Changed $208,995 Zillow
• 2026-01-22 Price Changed $213,995 Zillow
• 2025-12-16 Price Changed $218,995 Zillow
• 2025-11-18 Price Changed $223,995 Zillow
• 2025-11-10 Price Changed $219,995 Zillow
• 2025-08-29 Price Changed $217,995 Zillow
• 2025-07-19 Price Changed $224,995 Zillow
• 2025-07-04 Price Changed $232,995 Zillow
• 2025-06-28 Price Changed $230,995 Zillow
• 2025-06-20 Price Changed $228,995 Zillow
• 2025-06-14 Price Changed $226,995 Zillow
• 2025-05-03 Price Changed $224,995 Zillow
• 2025-03-29 Listed $221,995 Zillow