29051 Bison Haven Dr · Houston, TX 77447

$277,990

3 bd · 2.0 ba · 1,572 sqft · SingleFamily · 58 Days on market

Built 2026 Good condition $100/mo HOA · 4% of rent ↓ 4% 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• 1% rule +2.4/10.0
• Rent growth +2.1/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new home offers a modern and low-maintenance design. An open-concept floorplan with convenient access to a covered patio provides seamless entertaining and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and convenience, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

Key facts

• Walk-in closet
• Covered patio
• Owner's suite

Tags

• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• OWNER'S SUITE
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Association: CCMC; Association fee $1,200 annually

Exterior

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

Interior

• Kitchen: Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom (First floor); Bedroom (First floor); Bedroom (First floor)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric and Gas); Central air conditioning (Electric and Gas)
• Interior features: Breakfast bar; Double vanity; Kitchen and family room combo; Separate shower; Tub/shower; Kitchen and dining combo
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $277,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $313,589.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $278k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-422 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (16.0% below list).
• Recommended offer: $234k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: 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.
• Zoned schools: I T Holleman El (math 33% / reading 31%, grade F, #2,268 of 4,322 statewide, top 55%, 688 students, 70% FRL); Waller J H (math 21% / reading 28%, grade F, #1,279 of 1,662 statewide, top 78%, 899 students, 69% FRL); Waller H S (math 25% / reading 40%, grade F, #1,029 of 1,632 statewide, top 64%, 2,639 students, 62% FRL).
• Market conditions: Rents soft (-1.6%/yr); 1791 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $9k 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 58 days — a 3% lower offer ($270k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $233,534 (16.0% 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 58 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.74% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.77%
• DSCR: 0.74
• GRM: 11.2

CMA / ARV

• ARV (median comp): $313,589
• List price: $277,990
• Delta: -11.35%
• 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
16307 Golden Corral Ln	0.52mi	3/2.0	1,572 (0%)	1mo	$303,990	$193	75
16859 Spotted Oak Dr	0.32mi	3/2.0	1,464 (-7%)	1mo	$270,990	$185	73
28538 Golden Hay Dr	0.33mi	4/2.0 (+1)	1,644 (+5%)	1mo	$291,990	$178	71
28514 Golden Hay Dr	0.34mi	4/2.0 (+1)	1,644 (+5%)	1mo	$282,990	$172	70
16850 Old Wagon Way	0.34mi	4/2.0 (+1)	1,670 (+6%)	1mo	$286,990	$172	68
28518 Golden Hay Dr	0.34mi	4/2.0 (+1)	1,670 (+6%)	1mo	$241,140	$144	68
28530 Golden Hay Dr	0.33mi	3/2.0	1,409 (-10%)	1mo	$263,990	$187	66
16315 Golden Corral Ln	0.51mi	4/2.0 (+1)	1,655 (+5%)	1mo	$318,990	$193	62
16303 Golden Corral Ln	0.52mi	4/2.0 (+1)	1,655 (+5%)	1mo	$332,990	$201	61
28803 Golden Wheat Ct	0.37mi	4/2.0 (+1)	1,776 (+13%)	1mo	$275,440	$155	55
16311 Golden Corral Dr	0.51mi	3/2.5	1,749 (+11%)	1mo	$326,990	$187	55
16122 Domestic Dove Way	0.47mi	4/2.0 (+1)	1,776 (+13%)	0mo	$250,990	$141	51

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: -29.7%
• Equity multiple: 0.04×
• Total profit: $-84,454
• Equity at exit: $46,757

10-year hold

• IRR: -50.9%
• Equity multiple: -0.53×
• Total profit: $-134,225
• Equity at exit: $27,113

Cash invested: $87,805 (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: 1791
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,335 medium
• Mortgage (P&I): −$1,644
• Tax est. 1.5%: −$392 /mo · $4,704/yr
• Insurance: −$131
• HOA: −$100
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-422

Break-even live

Break-even rent $2,870

Max offer price $252,492

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-314	+0% $-422	+5% $-531	+10% $-639
Rent	-10% $-607	-5% $-514	+0% $-422	+5% $-330	+10% $-238
Rate	-1.0pp $-264	-0.5pp $-342	base $-422	+0.5pp $-503	+1.0pp $-586

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: $78,397
• Closing costs: $9,408
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16722 Old Wagon Way Hockley, TX	4.0	2.0	1880	$1,790	$0.95	45d	1	0.23mi
16315 Mesquite Field Dr Hockley, TX	4.0	2.0	1500	$2,600	$1.73	45d	1	0.36mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 27 events

1. 2026-06-21
   days on market $277,990 Active 58 DOM
2. 2026-06-18
   remarks 576-char remark
3. 2026-06-18
   days on market $277,990 Active 55 DOM
4. 2026-06-17
   days on market $277,990 Active 54 DOM
5. 2026-06-16
   days on market $277,990 Active 53 DOM
6. 2026-06-15
   days on market $277,990 Active 52 DOM
7. 2026-06-13
   pricedays on market $277,990 Active 50 DOM
8. 2026-06-09
   days on market $271,990 Active 46 DOM
9. 2026-06-08
   days on market $271,990 Active 45 DOM
10. 2026-06-07
    days on market $271,990 Active 44 DOM
11. 2026-06-04
    days on market $271,990 Active 41 DOM
12. 2026-06-03
    days on market $271,990 Active 40 DOM
13. 2026-06-02
    days on market $271,990 Active 39 DOM
14. 2026-06-01
    days on market $271,990 Active 38 DOM
15. 2026-05-31
    days on market $271,990 Active 37 DOM
16. 2026-05-08
    price $280,890 358-char remark

    Show marketing remark (358 chars)

    This new home offers a modern and low-maintenance design. An open-concept floorplan with convenient access to a covered patio provides seamless entertaining and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and convenience, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

17. 2026-05-07
    price $280,890 543-char remark
18. 2026-05-05
    price $285,140 358-char remark

    Show marketing remark (358 chars)

    This new home offers a modern and low-maintenance design. An open-concept floorplan with convenient access to a covered patio provides seamless entertaining and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and convenience, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

19. 2026-05-04
    price $285,140 543-char remark
20. 2026-04-24
    listed $289,390 Active 543-char remark
21. 2026-04-24
    historical
22. 2026-04-22
    price $289,390 358-char remark

    Show marketing remark (358 chars)

    This new home offers a modern and low-maintenance design. An open-concept floorplan with convenient access to a covered patio provides seamless entertaining and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and convenience, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

23. 2026-04-20
    price $289,390
24. 2026-04-10
    price $293,540 358-char remark

    Show marketing remark (358 chars)

    This new home offers a modern and low-maintenance design. An open-concept floorplan with convenient access to a covered patio provides seamless entertaining and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and convenience, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

25. 2026-04-09
    price $293,540
26. 2026-04-08
    listed $289,240 Active
27. 2026-04-07
    listed $289,240 Active 358-char remark

    Show marketing remark (358 chars)

    This new home offers a modern and low-maintenance design. An open-concept floorplan with convenient access to a covered patio provides seamless entertaining and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and convenience, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

ⓘ 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: $28,024
• − Mortgage interest: −$17,566
• − Property taxes: −$4,704
• − Insurance: −$1,568
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − HOA: −$1,200
• − Depreciation: −$9,123
• Taxable loss: −$10,620
• Est. tax savings @ 24.0%: +$2,549
• After-tax cash flow: $-2,518/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 · 3 photos

Good 80/100 None rehab

This modern single-family home is in good condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in kitchen and bathrooms — Modern flooring improves aesthetics and functionality
• Both New kitchen appliances — Modern appliances enhance functionality and appeal
• Both New bathroom fixtures — Modern fixtures improve functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in kitchen and bathrooms — Modern flooring improves aesthetics and functionality ↑
• Both New kitchen appliances — Modern appliances enhance functionality and appeal ↑
• Both New bathroom fixtures — Modern fixtures improve functionality and aesthetics ↑

ⓘ 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

-3.9% since first listed

18 events — show timeline

• 2026-06-11 Price Changed $277,990 HARMLS
• 2026-06-11 Price Changed $277,990 Zillow
• 2026-05-29 Price Changed $271,990 Zillow
• 2026-05-28 Price Changed $271,990 HARMLS
• 2026-05-26 Price Changed $276,440 Zillow
• 2026-05-26 Price Changed $276,440 HARMLS
• 2026-05-08 Price Changed $280,890 Zillow
• 2026-05-07 Price Changed $280,890 HARMLS
• 2026-05-05 Price Changed $285,140 Zillow
• 2026-05-04 Price Changed $285,140 HARMLS
• 2026-04-24 Listing Removed — HARMLS
• 2026-04-24 Listed $289,390 HARMLS
• 2026-04-22 Price Changed $289,390 Zillow
• 2026-04-20 Price Changed $289,390 HARMLS
• 2026-04-10 Price Changed $293,540 Zillow
• 2026-04-09 Price Changed $293,540 HARMLS
• 2026-04-08 Listed $289,240 HARMLS
• 2026-04-07 Listed $289,240 Zillow