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1089 Lacebark Pine Ln
Brookshire, TX

1089 Lacebark Pine Ln

$288,990
3 bd • 2 ba • 1,420 sf

This analysis was generated by artificial intelligence on 1/25/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

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AI Property Analysis

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List Price

$288,990

Price/Sq.Ft

$204

Year Built

2021

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

This property, built in 2021, offers modern design and comfort at a competitive price point of $203.51/sqft, which is approximately 15% below the average price of $240/sqft for similar homes in Brookshire. The open layout with seamless connection between kitchen, living, and dining areas adds value, enhancing the home's functionality for both daily living and entertaining. The property's newness (3 years old) means lower immediate maintenance costs and updated systems, potentially saving buyers $5,000-$7,000 in the first five years compared to older homes. The spacious backyard provides additional living space and potential for customization, a feature valued at $10,000-$15,000 in the local market. The home's energy efficiency, implied by its recent construction, could result in 20-30% lower utility bills compared to older homes in the area.

The Bad

The property has been on the market for 109 days, which is 45% longer than the average DOM of 75 for similar homes in Brookshire, suggesting potential pricing or marketing issues. The home's square footage of 1,420 is about 10% smaller than the average 3-bedroom home in the area (typically around 1,600 sqft). The lack of listed special features or upgrades may put it at a competitive disadvantage against similarly priced homes with additional amenities. The property has seen a 2% price reduction from its original listing, indicating possible overpricing or changing market conditions. The carpeted bedrooms, while cozy, may be less desirable for buyers preferring hard flooring throughout and could cost $3,000-$5,000 to replace.

The Ugly

The property faces significant climate risks, particularly extreme heat (9/10) and wind (9/10) risks, which could lead to 30-40% higher insurance premiums and potential property damage costs of $5,000-$10,000 annually. The major flood risk (6/10) is concerning, with critical insurance needs that could add $1,500-$2,500 to annual ownership costs. These climate risks may also impact future resale value and appreciation potential. The home's location in Brookshire, while offering a blend of rural charm and proximity to Houston, comes with limited local amenities and potentially longer commute times, which could reduce its appeal to some buyers. The lack of information on HOA fees (if any) and potential restrictions adds uncertainty to the total cost of ownership.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

This property is best suited for first-time homebuyers or young families with a household income of $80,000-$100,000, based on the purchase price and estimated monthly costs. It's ideal for those prioritizing a modern, low-maintenance home in a developing area with potential for appreciation. The open layout and backyard make it suitable for small families or couples planning to start a family. Remote workers or those with flexible work arrangements would benefit from the home office potential in the extra bedroom. Investors looking for rental properties could expect a potential gross rental yield of 7-8% based on local rental rates for 3-bedroom homes ($1,722/month), making it attractive for long-term investment.

Not For

This property is not suitable for larger families needing more than 3 bedrooms or over 1,500 sqft of living space. It's not ideal for buyers seeking a home with luxury amenities or unique architectural features. Those with a low tolerance for climate-related risks or unable to afford potentially high insurance premiums should look elsewhere. Commuters who need to be in Houston daily may find the location inconvenient. Buyers looking for immediate equity or hoping for significant short-term appreciation may be disappointed given the recent price adjustments and market trends.
Demographics
Area Median Income

$74,273

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Risk Assessment

Climate Risks

heatEXTREME

7 extreme heat days per year

98th percentile: 110°F

windEXTREME

Insurance: Required

floodMAJOR

FEMA Zone: X_UNSHADED

Insurance: Required

fireMODERATE

Insurance: Recommended

airMINOR

1 bad air quality days per year

Risk Analysis

The extreme heat risk (9/10) could lead to increased cooling costs of $500-$800 annually and potential HVAC strain. The major flood risk (6/10) may require additional flood insurance, costing $1,500-$2,500 per year, and poses a risk of property damage. Extreme wind risk (9/10) could result in higher home insurance premiums and potential damage to the roof or exterior. The property's location in a developing area may lead to increased construction noise and traffic in the coming years. There's a risk of slower appreciation compared to properties closer to Houston due to the semi-rural location. The lack of unique features may make the property harder to sell in a competitive market, potentially leading to longer selling times in the future.
Insurance
Annual Cost

$1,040

$87 per month

Financials

Monthly Costs
Market Rent (3 bed)

$1,722

Get a detailed rental estimate on Zillow®
HOA Fee

$38

Price History

Property Taxes

$1,449
2024 Tax Assessment
5.5%from previous year
Assessed Value$262,890
Tax Rate0.55%

Location & Comparables

Subject Property
Comparable Sales
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