13038 Dianna Lee Dr · Barrett, TX 77532

$241,590

4 bd · 2.0 ba · 1,979 sqft · SingleFamily · 41 Days on market

Built 2026 Good condition $50/mo HOA · 2% of rent ↓ 3% since listing

---

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 +12.3/30.0
• ARV discount +7.5/15.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

The Whitetail Floor Plan - The first floor of this two-story home shares a spacious open layout between the kitchen, dining room and family room for easy entertaining. Upstairs are three secondary bedrooms, ideal for residents and overnight guests, surrounding a versatile loft that serves as an additional shared living space. An owner's suite sprawls across the rear of the second floor and enjoys an en-suite bathroom and a 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

• Walk-in closet
• Open layout
• En-suite bathroom

Tags

• OPEN LAYOUT
• VERSATILE LOFT
• EN-SUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Association-maintained pool
• HOA & community: Association: Transerve Management Co, LP; Annual association fee of $600; Community amenities: Clubhouse, Fitness Center, Picnic Area, Park, Pool, Trails

Exterior

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

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom (Second floor); Bedroom (Second floor); Bedroom (Second floor); Bedroom (Second floor); Family room (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; Kitchen and family room combo; Kitchen and dining combo; Separate shower; Tub with shower; Loft
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $241,590 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,990.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-49 ($-593/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 $229k (5.1% below list).
• Recommended offer: $229k (5.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,335 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: employment D, amenities F, commute F.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL); Highpoint School East (Crosby) (20 students, 80% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 1189 active listings in the ZIP; 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 41 days — a 3% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,260 (5.1% 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 41 days. Have you received any prior offers? Is the seller open to a 5% 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (median comp): $261,990
• List price: $241,590
• Delta: -7.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13046 Dianna Lee Dr	0.01mi	4/2.0	1,979 (0%)	1mo	$233,490	$118	99
13007 Dianna Lee Ln	0.06mi	4/2.5	1,979 (0%)	1mo	$282,990	$143	94
12919 Dianna Lee Dr	0.07mi	4/2.5	1,979 (0%)	1mo	$280,490	$142	94
12942 Dianna Lee Ln	0.06mi	4/2.5	1,979 (0%)	2mo	$285,990	$145	94
12746 Oat Grass Dr	0.28mi	4/2.5	1,922 (-3%)	2mo	$302,990	$158	79
1338 Sea Oats Dr	0.30mi	4/2.5	1,922 (-3%)	2mo	$306,990	$160	78
1331 Sea Oats Dr	0.30mi	4/2.5	1,922 (-3%)	2mo	$304,990	$159	77
12734 Oat Grass Dr	0.30mi	4/2.5	1,922 (-3%)	2mo	$307,990	$160	77
1223 Bonnerjee Dr	0.46mi	4/2.0	1,859 (-6%)	1mo	$292,990	$158	68
1339 Sea Oats Dr	0.29mi	4/3.0	2,157 (+9%)	1mo	$316,990	$147	67
1226 Bonnerjee Dr	0.46mi	3/2.0 (-1)	1,904 (-4%)	1mo	$301,990	$159	66
1218 Bonnerjee Dr	0.47mi	3/2.0 (-1)	1,904 (-4%)	1mo	$272,040	$143	66

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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.33×
• Total profit: $-48,989
• Equity at exit: $39,064

10-year hold

• IRR: -15.6%
• Equity multiple: 0.18×
• Total profit: $-60,191
• Equity at exit: $22,652

Cash invested: $73,357 (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 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1189
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,293 medium
• Mortgage (P&I): −$1,374
• Tax est. 1.5%: −$327 /mo · $3,930/yr
• Insurance: −$109
• HOA: −$50
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-49

Break-even live

Break-even rent $2,355

Max offer price $254,842

Occupancy floor 97%

Sensitivity live

Price	-10% $132	-5% $41	+0% $-49	+5% $-140	+10% $-230
Rent	-10% $-231	-5% $-140	+0% $-49	+5% $41	+10% $132
Rate	-1.0pp $83	-0.5pp $17	base $-49	+0.5pp $-117	+1.0pp $-186

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: $65,498
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 16 events

1. 2026-06-15
   status $241,590 Pending 41 DOM
2. 2026-06-15
   days on market $241,590 Active 41 DOM
3. 2026-06-13
   days on market $241,590 Active 39 DOM
4. 2026-06-09
   days on market $241,590 Active 35 DOM
5. 2026-06-08
   days on market $241,590 Active 34 DOM
6. 2026-06-07
   days on market $241,590 Active 33 DOM
7. 2026-06-04
   days on market $241,590 Active 30 DOM
8. 2026-06-03
   days on market $241,590 Active 29 DOM
9. 2026-06-02
   days on market $241,590 Active 28 DOM
10. 2026-06-01
    days on market $241,590 Active 27 DOM
11. 2026-05-31
    days on market $241,590 Active 26 DOM
12. 2026-05-12
    price $268,190 415-char remark
13. 2026-05-11
    price $268,190 598-char remark
14. 2026-05-10
    price $260,040 415-char remark
15. 2026-05-05
    listed $247,990 Active 415-char remark
16. 2026-05-05
    listed $247,990 Active 598-char remark

ⓘ 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: $27,511
• − Mortgage interest: −$14,676
• − Property taxes: −$3,930
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − HOA: −$600
• − Depreciation: −$7,622
• Taxable loss: −$5,027
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $614/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

Good 75/100 Cosmetic rehab

This two-story home presents as move-in ready with a good condition score and minimal maintenance required. Fresh paint and clean gutters can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value.
• Both Clean and maintain gutters — Clean gutters prevent water damage and improve the home's appearance, boosting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean and maintain gutters — Clean gutters prevent water damage and improve the home's appearance, boosting both resale and rental value. ↑

ⓘ 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: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 of 826 in TX

Livability — Barrett

• Score: 56/100
• State rank: #1335
• US rank: #22991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barrett, TX
• County: Harris County · 4,702,590 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 382.0

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 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• 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

-2.6% since first listed

6 events — show timeline

• 2026-06-15 Pending — HARMLS
• 2026-05-29 Price Changed $241,590 HARMLS
• 2026-05-26 Price Changed $249,990 HARMLS
• 2026-05-26 Price Changed $255,990 HARMLS
• 2026-05-11 Price Changed $268,190 HARMLS
• 2026-05-05 Listed $247,990 HARMLS