937 Pertuso Ln · Plum Grove, TX 77336

$126,991

2 bd · 2.5 ba · 1,013 sqft · Land · 29 Days on market

Built 2026 $192/mo HOA · 11% of rent ↓ 37% since listing

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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).

• Cash flow +10.0/30.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks

The Kofa Floor Plan - This new two-story home has a practical floorplan with a fully-equipped kitchen and inviting family room on the first floor. Two bedrooms can be found upstairs, including the restful owner’s suite, offering residents an en-suite bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Inviting family room
• Walk-in closet
• Kofa floor plan

Tags

• KOFA FLOOR PLAN
• FULLY-EQUIPPED KITCHEN
• INVITING FAMILY ROOM
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Association managed by KRJ Management, Inc.; Annual association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation
• Construction: Built in 2026; Cement siding; Composition roof
• Exterior features: Back yard fence; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom on second floor (approx. 14 x 10); Second bedroom on second floor (approx. 10 x 9)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Kitchen/family room combo; Primary bedroom with private bath; Separate shower; Tub/shower combination; 4 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $126,991 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $225,650.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath land listed at $127k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $125k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,206 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Falcon Ridge El (math 30% / reading 35%, grade F, #2,234 of 4,322 statewide, top 52%, 689 students, 49% FRL); 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).
• Market conditions: 585 active listings in the ZIP; 2 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 $7k 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 29 days — a 2% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $125,086 (1.5% 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 F-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. 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: 0.79% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 10.6

CMA / ARV

• ARV (median comp): $225,650
• List price: $126,991
• Delta: -43.72%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-45,100
• Equity at exit: $33,645

10-year hold

• IRR: -13.7%
• Equity multiple: 0.21×
• Total profit: $-50,227
• Equity at exit: $19,510

Cash invested: $63,182 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$1,183
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$94
• HOA: −$192
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-134

Break-even live

Break-even rent $1,945

Max offer price $201,940

Occupancy floor —

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: $56,413
• Closing costs: $6,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,800	$1.32	24d	1	0.02mi
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,675	$1.15	2d	1	0.17mi

HOA detail

• Monthly dues: $192 · $2,304/yr

Listing history 13 events

1. 2026-06-04
   days on market $126,991 Active 29 DOM
2. 2026-06-03
   days on market $126,991 Active 28 DOM
3. 2026-06-02
   days on market $126,991 Active 27 DOM
4. 2026-06-01
   days on market $126,991 Active 26 DOM
5. 2026-05-31
   days on market $126,991 Active 25 DOM
6. 2026-05-12
   price $126,991 441-char remark
7. 2026-05-06
   listed $119,991 Active 441-char remark
8. 2026-03-11
   status Pending
9. 2026-03-10
   price $201,990
10. 2026-03-10
    historical
11. 2026-03-09
    price $150,540
12. 2026-03-03
    price $156,990
13. 2026-03-03
    listed $201,990 Active

ⓘ 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: $810 · $67/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$1,514/yr (+$126/mo · 186.9%)

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

Taxation est. · year 1

• Rental income: $21,306
• − Mortgage interest: −$12,640
• − Property taxes: −$810
• − Insurance: −$1,128
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − HOA: −$2,304
• − Depreciation: −$6,564
• Taxable loss: −$5,550
• Est. tax savings @ 24.0%: +$1,332
• After-tax cash flow: $-279/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 — Plum Grove

• Score: 58/100
• State rank: #1206
• US rank: #21049

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 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: 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

-37.1% since first listed

9 events — show timeline

• 2026-05-28 Sold (MLS) — HARMLS
• 2026-05-12 Price Changed $126,991 HARMLS
• 2026-05-06 Listed $119,991 HARMLS
• 2026-03-11 Pending — HARMLS
• 2026-03-10 Listing Removed — HARMLS
• 2026-03-10 Price Changed $201,990 HARMLS
• 2026-03-09 Price Changed $150,540 HARMLS
• 2026-03-03 Price Changed $156,990 HARMLS
• 2026-03-03 Listed $201,990 HARMLS