Ramsey Plan · Pine Island, TX 77484

$243,990

4 bd · 2.0 ba · 1,667 sqft · SingleFamily · 543 Days on market

Excellent condition

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Appreciation +2.9/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +1.6/5.0

Listing remarks MLS

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

🏗️ New construction. The $243,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $250,336.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $244k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (15.3% below list).
• Recommended offer: $207k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 0.8% in Pine Island — 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 55/100 on livability (#1,347 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing B+, cost of living B; Watch: schools F, amenities F, commute 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.
• Market conditions: Rents falling (-3.8%/yr); 1196 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 543 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,638 (15.3% 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 543 days. Have you received any prior offers? Is the seller open to a 15% 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. 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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $250,336
• List price: $243,990
• Delta: -2.53%
• 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
363 Kingston Way	0.04mi	4/2.0	1,601 (-4%)	3mo	$281,900	$176	89
341 Grayson Baw Ln	0.25mi	4/2.0	1,667 (0%)	4mo	$243,990	$146	85
309 Tejas Trl	0.04mi	3/2.0 (-1)	1,552 (-7%)	3mo	$282,900	$182	79
333 Fastboy Ln	0.09mi	3/2.0 (-1)	1,552 (-7%)	1mo	$272,900	$176	79
320 Kingston Way	0.16mi	3/2.0 (-1)	1,552 (-7%)	6mo	$282,900	$182	71
305 Tejas Trl	0.03mi	3/2.0 (-1)	1,474 (-12%)	4mo	$240,990	$163	71
385 Tejas Trl	0.13mi	4/2.0	1,859 (+12%)	6mo	$284,990	$153	70
308 Tejas Trl	0.03mi	4/2.5	1,891 (+13%)	6mo	$266,990	$141	69
312 Tejas Trl	0.04mi	3/2.0 (-1)	1,474 (-12%)	6mo	$236,990	$161	69
337 Tejas Trl	0.09mi	4/2.5	1,891 (+13%)	6mo	$223,090	$118	66
429 Tejas Trl	0.20mi	4/2.0	1,859 (+12%)	6mo	$283,990	$153	66
337 Grayson Baw Ln	0.24mi	3/2.0 (-1)	1,474 (-12%)	5mo	$237,990	$161	60

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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-52,804
• Equity at exit: $37,326

10-year hold

• IRR: -26.7%
• Equity multiple: -0.10×
• Total profit: $-77,260
• Equity at exit: $21,644

Cash invested: $70,094 (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 77484

• Home prices YoY: -1.0%
• Rents YoY: -3.8%
• Active inventory: 1196
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,066 medium
• Mortgage (P&I): −$1,313
• Tax est. 1.5%: −$313 /mo · $3,755/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-98

Break-even live

Break-even rent $2,190

Max offer price $236,217

Occupancy floor 100%

Sensitivity live

Price	-10% $75	-5% $-11	+0% $-98	+5% $-184	+10% $-271
Rent	-10% $-261	-5% $-179	+0% $-98	+5% $-16	+10% $66
Rate	-1.0pp $28	-0.5pp $-34	base $-98	+0.5pp $-162	+1.0pp $-228

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: $62,584
• Closing costs: $7,510
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Fastboy Ln Waller, TX	3.0–5.0	2.0–3.5	1950	$2,322	$1.19	0d	1	0.03mi

Listing history 16 events

1. 2026-06-21
   days on market $243,990 Active 543 DOM
2. 2026-06-18
   days on market $243,990 Active 540 DOM
3. 2026-06-17
   days on market $243,990 Active 539 DOM
4. 2026-06-16
   days on market $243,990 Active 538 DOM
5. 2026-06-15
   days on market $243,990 Active 537 DOM
6. 2026-06-13
   days on market $243,990 Active 535 DOM
7. 2026-06-09
   days on market $243,990 Active 531 DOM
8. 2026-06-08
   days on market $243,990 Active 530 DOM
9. 2026-06-07
   days on market $243,990 Active 529 DOM
10. 2026-06-04
    days on market $243,990 Active 526 DOM
11. 2026-06-03
    days on market $243,990 Active 525 DOM
12. 2026-06-02
    days on market $243,990 Active 524 DOM
13. 2026-06-01
    days on market $243,990 Active 523 DOM
14. 2026-05-31
    days on market $243,990 Active 522 DOM
15. 2025-04-30
    price $243,990 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

16. 2024-12-25
    listed $238,990 Active 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached 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: $24,797
• − Mortgage interest: −$14,023
• − Property taxes: −$3,755
• − Insurance: −$1,252
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$7,283
• Taxable loss: −$5,483
• Est. tax savings @ 24.0%: +$1,316
• After-tax cash flow: $145/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

Excellent 95/100 None rehab

This single-story home is in excellent condition with a modern design and well-maintained interior and exterior. It is move-in ready and has the potential for further value increases through minor exterior updates and smart home additions.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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 — Pine Island

• Score: 55/100
• State rank: #1347
• US rank: #23234

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment C+ Housing B+ 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): 14,348
• Household income: $81,250
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 270.0

Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Hispanic / Latino 31% Two or more races 16% Black 15%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Serbian 2% Iranian 1%
• Foreign-born: 13% · Canada
• Languages at home: 73% English-only · Spanish 24% Arabic 2%

Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.17%
• Current HPI: 397.85
• Rent YoY: ▼ -3.77%
• 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

+2.1% since first listed

2 events — show timeline

• 2025-04-30 Price Changed $243,990 Zillow
• 2024-12-25 Listed $238,990 Zillow