4205 Trent Rd · Houston, TX 77336

$99,999

2 bd · 1.0 ba · 2,028 sqft · SingleFamily public records · 61 Days on market

Built 1965 0.92 ac lot $49/sqft · 54% below area ↓ 44% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

INVESTOR SPECIAL on a fully fenced, unrestricted 1-acre property in sought-after Huffman ISD. This 2-bedroom, 2-bath home sits in a quiet countryside setting and offers endless potential for the right buyer. The property will require a full rehab and is not currently in livable condition, making it an ideal project for experienced investors or those looking to build out their vision from the ground up. Enjoy the freedom of NO HOA and a LOW TAX RATE, with plenty of space for expansion, storage, or future improvements. CASH SALE ONLY.

Key facts

• Fully fenced
• Freedom of no hoa
• 1-acre property

Tags

• FULLY FENCED
• UNRESTRICTED
• 1-ACRE PROPERTY
• QUIET COUNTRYSIDE SETTING
• FREEDOM OF NO HOA
• LOW TAX RATE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 $691 of loan paydown is wiped out by about $3k 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 61 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.62% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.67%
• DSCR: 2.01
• GRM: 5.1

CMA / ARV

• ARV (median comp): $217,703
• List price: $99,999
• Delta: -54.07%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-9,356
• Equity at exit: $14,910

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $1,575
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$189 /mo · $2,262/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $102

Break-even live

Break-even rent $1,495

Max offer price $99,999

Occupancy floor 89%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3423 Dryburgh Ct Huffman, TX	3.0	2.0	1950	$1,675	$0.86	5d	1	1.40mi

Listing history 21 events

1. 2026-06-18
   days on market $99,999 Active 61 DOM
2. 2026-06-17
   days on market $99,999 Active 60 DOM
3. 2026-06-16
   days on market $99,999 Active 59 DOM
4. 2026-06-15
   days on market $99,999 Active 58 DOM
5. 2026-06-13
   days on market $99,999 Active 56 DOM
6. 2026-06-09
   days on market $99,999 Active 52 DOM
7. 2026-06-08
   days on market $99,999 Active 51 DOM
8. 2026-06-07
   days on market $99,999 Active 50 DOM
9. 2026-06-04
   days on market $99,999 Active 47 DOM
10. 2026-06-03
    days on market $99,999 Active 46 DOM
11. 2026-06-02
    days on market $99,999 Active 45 DOM
12. 2026-06-01
    days on market $99,999 Active 44 DOM
13. 2026-05-31
    days on market $99,999 Active 43 DOM
14. 2026-04-18
    listed $99,999 Active 538-char remark

    Show marketing remark (538 chars)

    INVESTOR SPECIAL on a fully fenced, unrestricted 1-acre property in sought-after Huffman ISD. This 2-bedroom, 2-bath home sits in a quiet countryside setting and offers endless potential for the right buyer. The property will require a full rehab and is not currently in livable condition, making it an ideal project for experienced investors or those looking to build out their vision from the ground up. Enjoy the freedom of NO HOA and a LOW TAX RATE, with plenty of space for expansion, storage, or future improvements. CASH SALE ONLY.

15. 2025-09-10
    historical
16. 2025-06-10
    price $119,999
17. 2025-05-04
    listed $139,999 Active
18. 2025-03-31
    historical
19. 2024-11-06
    price $149,000
20. 2024-10-22
    listed $179,000 Active
21. 1988-01-02
    soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,262 · $189/mo
• Projected year-2 tax: $2,262 · $189/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,497
• − Mortgage interest: −$5,601
• − Property taxes: −$2,262
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$2,909
• Taxable loss: −$14
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,232/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.

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

Price history

-44.1% since first listed

8 events — show timeline

• 2026-04-18 Listed $99,999 HARMLS
• 2025-09-10 Listing Removed — HARMLS
• 2025-06-10 Price Changed $119,999 HARMLS
• 2025-05-04 Listed $139,999 HARMLS
• 2025-03-31 Listing Removed — HARMLS
• 2024-11-06 Price Changed $149,000 HARMLS
• 2024-10-22 Listed $179,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,262 · +10.6% YoY. Source: county tax records.