Portofino Plan · Huffman, TX 77336

$269,990

4 bd · 3.0 ba · 1,984 sqft · SingleFamily · 154 Days on market

Good condition

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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 +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 new single-story home offers a modern and low-maintenance layout. Three secondary bedrooms are secluded near the foyer, leading to an inviting open-concept layout with access to a covered patio for seamless indoor-outdoor living. Nestled into a private rear corner is a luxurious owner's suite, complete with a full bathroom and walk-in closet.

Key facts

• Pickleball court
• Swimming pool
• Huffman isd schools

Tags

• SWIMMING POOL
• WALKING TRAILS
• PICKLEBALL COURT
• HUFFMAN ISD SCHOOLS

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $301,271.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (19.0% below list).
• Recommended offer: $219k (19.0% below list) — sets the bar for 1% rule.

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: 738 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 $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 154 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,696 (19.0% 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 154 days. Have you received any prior offers? Is the seller open to a 19% 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: 4.88%
• Cash-on-cash: -5.04%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (median comp): $301,271
• List price: $269,990
• Delta: -7.06%
• 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
921 Capracotta Dr	0.23mi	4/2.0	2,039 (+3%)	1mo	$213,990	$105	80
31404 Pratola Serra Cir	0.28mi	4/2.0	2,039 (+3%)	1mo	$206,390	$101	77
1115 Novelle Bend Dr	0.55mi	4/3.0	1,991 (+0%)	2mo	$351,500	$177	72
31508 San Floro Dr	0.22mi	3/2.0 (-1)	1,880 (-5%)	0mo	$249,991	$133	72
912 Capracotta Dr	0.15mi	3/2.5 (-1)	1,749 (-12%)	2mo	$309,990	$177	64
31514 Pianella Ln	0.28mi	4/2.0	1,760 (-11%)	0mo	$209,990	$119	64
31527 Pianella Ln	0.28mi	4/2.0	1,760 (-11%)	1mo	$212,990	$121	63
918 Capracotta Dr	0.18mi	3/2.0 (-1)	1,749 (-12%)	0mo	$254,990	$146	63
31506 Olivella Dr	0.21mi	4/2.0	1,720 (-13%)	2mo	$170,990	$99	62
1118 Novelle Bend Dr	0.55mi	4/2.5	1,845 (-7%)	1mo	$343,500	$186	60
31507 Pianella Ln	0.28mi	4/2.0	1,720 (-13%)	1mo	$208,440	$121	59
31637 Bohlssen Rd	0.48mi	3/1.5 (-1)	1,747 (-12%)	1mo	$479,900	$275	46

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: -24.9%
• Equity multiple: 0.15×
• Total profit: $-71,353
• Equity at exit: $44,921

10-year hold

• IRR: -20.6%
• Equity multiple: -0.08×
• Total profit: $-91,057
• Equity at exit: $26,048

Cash invested: $84,356 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 72 active · 34 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $249,490 ($131/sqft)
• Median days on market: 72 d
• This list price: 69% of active listings are priced below it
• ARV vs active asking: +15.7% 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: 738
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$1,580
• Tax est. 1.5%: −$377 /mo · $4,519/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-354

Break-even live

Break-even rent $2,635

Max offer price $250,001

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-250	+0% $-354	+5% $-458	+10% $-563
Rent	-10% $-527	-5% $-441	+0% $-354	+5% $-268	+10% $-182
Rate	-1.0pp $-203	-0.5pp $-278	base $-354	+0.5pp $-432	+1.0pp $-512

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: $75,318
• Closing costs: $9,038
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31416 Pratola Serra Cir Huffman, TX	3.0	2.0	1461	$1,599	$1.09	23d	1	0.28mi
934 Pertuso Ln Huffman, TX	3.0	2.0	1360	$1,699	$1.25	15d	1	0.30mi

Listing history 50 events

1. 2026-08-08
   pricedays on market $269,990 Active 154 DOM
2. 2026-08-06
   days on market $274,990 Active 152 DOM
3. 2026-08-05
   price $274,990 Active 151 DOM
4. 2026-08-05
   days on market $279,990 Active 151 DOM
5. 2026-08-04
   days on market $279,990 Active 150 DOM
6. 2026-08-03
   days on market $279,990 Active 149 DOM
7. 2026-07-31
   days on market $279,990 Active 146 DOM
8. 2026-07-30
   days on market $279,990 Active 144 DOM
9. 2026-07-28
   days on market $279,990 Active 143 DOM
10. 2026-07-26
    days on market $279,990 Active 141 DOM
11. 2026-07-24
    days on market $279,990 Active 139 DOM
12. 2026-07-23
    days on market $279,990 Active 138 DOM
13. 2026-07-22
    days on market $279,990 Active 137 DOM
14. 2026-07-21
    pricedays on market $279,990 Active 136 DOM
15. 2026-07-20
    days on market $289,990 Active 135 DOM
16. 2026-07-18
    days on market $289,990 Active 133 DOM
17. 2026-07-18
    days on market $289,990 Active 132 DOM
18. 2026-07-16
    days on market $289,990 Active 131 DOM
19. 2026-07-15
    days on market $289,990 Active 130 DOM
20. 2026-07-14
    days on market $289,990 Active 129 DOM
21. 2026-07-13
    days on market $289,990 Active 128 DOM
22. 2026-07-13
    days on market $289,990 Active 127 DOM
23. 2026-07-11
    days on market $289,990 Active 126 DOM
24. 2026-07-09
    days on market $289,990 Active 124 DOM
25. 2026-07-07
    days on market $289,990 Active 122 DOM
26. 2026-07-06
    days on market $289,990 Active 121 DOM
27. 2026-07-06
    days on market $289,990 Active 120 DOM
28. 2026-07-05
    days on market $289,990 Active 119 DOM
29. 2026-07-03
    days on market $289,990 Active 118 DOM
30. 2026-07-02
    days on market $289,990 Active 117 DOM
31. 2026-07-01
    days on market $289,990 Active 116 DOM
32. 2026-06-30
    days on market $289,990 Active 115 DOM
33. 2026-06-29
    days on market $289,990 Active 114 DOM
34. 2026-06-28
    days on market $289,990 Active 113 DOM
35. 2026-06-27
    days on market $289,990 Active 112 DOM
36. 2026-06-26
    days on market $289,990 Active 111 DOM
37. 2026-06-24
    days on market $289,990 Active 109 DOM
38. 2026-06-22
    days on market $289,990 Active 107 DOM
39. 2026-06-21
    days on market $289,990 Active 106 DOM
40. 2026-06-18
    days on market $289,990 Active 103 DOM
41. 2026-06-17
    days on market $289,990 Active 102 DOM
42. 2026-06-16
    days on market $289,990 Active 101 DOM
43. 2026-06-15
    days on market $289,990 Active 100 DOM
44. 2026-06-13
    days on market $289,990 Active 98 DOM
45. 2026-06-09
    days on market $289,990 Active 94 DOM
46. 2026-06-08
    days on market $289,990 Active 93 DOM
47. 2026-06-07
    days on market $289,990 Active 92 DOM
48. 2026-06-04
    days on market $289,990 Active 89 DOM
49. 2026-06-03
    days on market $289,990 Active 88 DOM
50. 2026-06-02
    days on market $289,990 Active 87 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: $26,244
• − Mortgage interest: −$16,876
• − Property taxes: −$4,519
• − Insurance: −$1,506
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$8,764
• Taxable loss: −$9,621
• Est. tax savings @ 24.0%: +$2,309
• After-tax cash flow: $-1,943/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 80/100 None rehab

This single-story home in Portofino Plan, Roman Forest TX, is in good condition with no visible repairs needed. It offers a modern and low-maintenance layout, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New paint in interior walls — Enhances interior aesthetics and value ↑

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

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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%

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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%

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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

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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

• 2026-03-07 Listed $309,990 Zillow