Kitson Plan · Huffman, TX 77336

$204,990

3 bd · 2.0 ba · 1,451 sqft · SingleFamily · 275 Days on market

Good condition

---

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).

• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.7/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $204,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,033.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/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 $190k (7.3% below list).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — 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: 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) — zoned schools at 39% FRL track the district average.
• Market conditions: 857 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $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 275 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,391 (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 275 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. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $260,033
• List price: $204,990
• Delta: -22.71%
• 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
926 Capracotta Dr	0.21mi	3/2.0	1,461 (+1%)	1mo	$167,991	$115	88
930 Capracotta Dr	0.23mi	3/2.0	1,461 (+1%)	2mo	$187,990	$129	87
31207 Piccolo Fiore Ln	0.35mi	3/2.0	1,451 (0%)	1mo	$180,990	$125	83
31506 Pianella Ln	0.28mi	3/2.0	1,522 (+5%)	1mo	$167,991	$110	77
31511 San Floro Dr	0.16mi	3/2.0	1,600 (+10%)	2mo	$237,990	$149	74
919 Capracotta Dr	0.20mi	3/2.0	1,311 (-10%)	2mo	$180,990	$138	73
31505 Olivella Dr	0.20mi	3/2.0	1,302 (-10%)	2mo	$199,990	$154	72
718 Rosa Bianca Way	0.34mi	3/2.0	1,572 (+8%)	0mo	$207,990	$132	70
920 Pertuso Ln	0.27mi	4/2.5 (+1)	1,535 (+6%)	2mo	$160,990	$105	69
31206 Piccolo Fiore Ln	0.32mi	3/2.0	1,311 (-10%)	1mo	$176,990	$135	68
944 Pertuso Ln	0.32mi	4/2.5 (+1)	1,535 (+6%)	2mo	$156,990	$102	67
31209 Piccolo Fiore Ln	0.34mi	4/2.0 (+1)	1,656 (+14%)	2mo	$201,990	$122	54

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: -24.6%
• Equity multiple: 0.16×
• Total profit: $-60,939
• Equity at exit: $38,772

10-year hold

• IRR: -20.1%
• Equity multiple: -0.06×
• Total profit: $-77,196
• Equity at exit: $22,483

Cash invested: $72,809 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 64 active · 87 under contract
• Months of supply: 5.4 mo (18%/mo absorbed)
• Median asking: $191,995 ($128/sqft)
• Median days on market: 26 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +40.2% 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: 857
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,364
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-296

Break-even live

Break-even rent $2,275

Max offer price $217,250

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-206	+0% $-296	+5% $-386	+10% $-475
Rent	-10% $-446	-5% $-371	+0% $-296	+5% $-221	+10% $-146
Rate	-1.0pp $-165	-0.5pp $-230	base $-296	+0.5pp $-363	+1.0pp $-432

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: $65,008
• Closing costs: $7,801
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Capracotta Dr Huffman, TX	4.0	2.0	1656	$1,800	$1.09	7d	1	0.20mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,599	$1.09	69d	1	0.28mi
935 Pertuso Ln Huffman, TX	3.0	2.0	1189	$1,850	$1.56	11d	1	0.29mi
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,699	$1.25	11d	1	0.30mi
31208 Piccolo Fiore Ln Huffman, TX	3.0	2.0	1461	$1,695	$1.16	10d	1	0.30mi
1031 Exotic Pine St Huffman, TX	3.0	2.0	1000	$1,800	$1.80	38d	1	1.06mi

Listing history 50 events

1. 2026-09-24
   days on market $204,990 Active 275 DOM
2. 2026-09-23
   days on market $204,990 Active 274 DOM
3. 2026-09-22
   days on market $204,990 Active 273 DOM
4. 2026-09-21
   days on market $204,990 Active 272 DOM
5. 2026-09-20
   days on market $204,990 Active 271 DOM
6. 2026-09-19
   days on market $204,990 Active 270 DOM
7. 2026-09-18
   pricedays on market $204,990 Active 269 DOM
8. 2026-09-17
   days on market $202,990 Active 268 DOM
9. 2026-09-16
   days on market $202,990 Active 267 DOM
10. 2026-09-15
    days on market $202,990 Active 266 DOM
11. 2026-09-14
    price $202,990 Active 265 DOM
12. 2026-09-14
    days on market $201,990 Active 265 DOM
13. 2026-09-13
    days on market $201,990 Active 264 DOM
14. 2026-09-12
    pricedays on market $201,990 Active 263 DOM
15. 2026-09-11
    days on market $200,990 Active 262 DOM
16. 2026-09-05
    days on market $200,990 Active 256 DOM
17. 2026-09-04
    days on market $200,990 Active 255 DOM
18. 2026-09-02
    pricedays on market $200,990 Active 253 DOM
19. 2026-08-31
    days on market $198,990 Active 251 DOM
20. 2026-08-30
    days on market $198,990 Active 250 DOM
21. 2026-08-29
    days on market $198,990 Active 249 DOM
22. 2026-08-28
    days on market $198,990 Active 248 DOM
23. 2026-08-27
    days on market $198,990 Active 247 DOM
24. 2026-08-25
    days on market $198,990 Active 245 DOM
25. 2026-08-24
    days on market $198,990 Active 244 DOM
26. 2026-08-23
    days on market $198,990 Active 243 DOM
27. 2026-08-22
    days on market $198,990 Active 242 DOM
28. 2026-08-21
    days on market $198,990 Active 241 DOM
29. 2026-08-20
    days on market $198,990 Active 240 DOM
30. 2026-08-19
    days on market $198,990 Active 239 DOM
31. 2026-08-18
    price $198,990 Active 238 DOM
32. 2026-08-18
    days on market $196,990 Active 238 DOM
33. 2026-08-17
    days on market $196,990 Active 237 DOM
34. 2026-08-16
    days on market $196,990 Active 236 DOM
35. 2026-08-15
    days on market $196,990 Active 235 DOM
36. 2026-08-14
    days on market $196,990 Active 234 DOM
37. 2026-08-13
    days on market $196,990 Active 233 DOM
38. 2026-08-12
    days on market $196,990 Active 232 DOM
39. 2026-08-11
    days on market $196,990 Active 231 DOM
40. 2026-08-10
    days on market $196,990 Active 230 DOM
41. 2026-08-09
    days on market $196,990 Active 229 DOM
42. 2026-08-08
    days on market $196,990 Active 228 DOM
43. 2026-08-06
    days on market $196,990 Active 226 DOM
44. 2026-08-05
    days on market $196,990 Active 225 DOM
45. 2026-08-04
    days on market $196,990 Active 224 DOM
46. 2026-08-03
    days on market $196,990 Active 223 DOM
47. 2026-07-31
    days on market $196,990 Active 220 DOM
48. 2026-07-30
    days on market $196,990 Active 218 DOM
49. 2026-07-28
    days on market $196,990 Active 217 DOM
50. 2026-07-26
    days on market $196,990 Active 215 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: $22,806
• − Mortgage interest: −$14,566
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$7,565
• Taxable loss: −$8,174
• Est. tax savings @ 24.0%: +$1,962
• After-tax cash flow: $-1,586/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 Cosmetic rehab Est. rehab $7,255–$21,765 screening

This single-level home is in good condition with a modern and well-maintained interior and exterior. It offers a spacious open floorplan and a private owner's suite. Potential buyers and tenants can appreciate the home's curb appeal and smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve the kitchen's functionality and appeal to potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

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

---

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

1 event — show timeline

• 2025-12-23 Listed $233,990 Zillow