2311 Flint Brook Ct · Fresno, TX 77545

$236,000

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 15 Days on market

Built 2004 5,547 sqft lot Est $228k · at est.

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Why this score? — see what drove the C- 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 +18.6/30.0
• DSCR +5.9/10.0
• ARV discount +5.9/15.0
• 1% rule +5.4/10.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Listing remarks MLS

One story home with 3 bedrooms, 2 full bathrooms, living and dining area. Large backyard.

Key facts

• Walk-in closet
• Easy commute
• No backyard neighbor

Tags

• FIREPLACE
• LUXURY VINYL WOOD FLOOR
• WALK-IN CLOSET
• NO BACKYARD NEIGHBOR
• EASY COMMUTE

Property features AI

Finance

• Other: Lease not considered
• HOA & community: Association: Linkedrocks

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living areas noted)
• Construction: Built in 2004; Brick and cement siding exterior; Composition roof; Slab foundation
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Breakfast nook (approx. 9x11)
• Bedrooms: Three first-floor bedrooms (approx. 10x11, 10x11, 14x14)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: One fireplace; 6 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $236k).
• Recommended offer: $232k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.4% in Fresno — 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 62/100 on livability (#943 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime C-, amenities F, commute F.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Olympia Middle (math 18% / reading 31%, grade F, #1,279 of 1,662 statewide, top 78%, 1,170 students, 71% FRL); Hightower H S (math 23% / reading 45%, grade F, #1,002 of 1,632 statewide, top 62%, 2,535 students, 67% FRL) — zoned schools average 69% FRL vs 35% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 175 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 31% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 19y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,460 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $227,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3402 Dartmouth Field Ln	0.19mi	3/2.5	1,493 (+0%)	1mo	$214,402	$144	88
2602 Cardinal Elm St	0.21mi	3/2.0	1,500 (+1%)	11mo	$229,999	$153	80
1807 Oxford Green Ct	0.57mi	3/2.0	1,515 (+2%)	8mo	$239,900	$158	63
2307 Birch Canyon Ct	0.11mi	3/2.0	1,284 (-14%)	11mo	$225,000	$175	63
3114 Becker Glen St	0.36mi	3/2.5	1,680 (+13%)	2mo	$219,900	$131	58
2415 Teal Run Place Dr	0.21mi	3/2.0	1,684 (+13%)	12mo	$309,999	$184	58
3119 Becker Glen St	0.38mi	3/2.5	1,702 (+14%)	2mo	$177,000	$104	55
3234 Becker Glen St	0.30mi	3/2.0	1,284 (-14%)	10mo	$225,000	$175	54
3243 Dartmouth Field Ln	0.31mi	3/2.5	1,702 (+14%)	7mo	$218,000	$128	54
2011 Manchester Crossing Dr	0.56mi	3/2.0	1,703 (+14%)	4mo	$255,000	$150	46
2627 Rosepoint Ct	0.61mi	3/2.0	1,658 (+11%)	10mo	$285,000	$172	44
2719 Bergen Bay Ln	0.70mi	3/2.0	1,704 (+14%)	4mo	$255,999	$150	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.98% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.69×
• Total profit: $-20,494
• Equity at exit: $46,045

10-year hold

• IRR: -3.7%
• Equity multiple: 0.74×
• Total profit: $-17,365
• Equity at exit: $39,551

Cash invested: $66,080 (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 77545

• Home prices YoY: -0.8%
• Rents YoY: -0.9%
• Active inventory: 175
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,461 high
• Mortgage (P&I): −$1,238
• Tax from tax record: −$378 /mo · $4,536/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $230

Break-even live

Break-even rent $2,170

Max offer price $236,000

Occupancy floor 86%

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3623 Elmwood Dale Dr Fresno, TX	3.0	2.0	1545	$1,765	$1.14	43d	1	0.26mi
2403 Orchard Run Fresno, TX	3.0	2.0	1459	$2,800	$1.92	3d	1	0.28mi
1740 Trammel-Fresno Rd Fresno, TX	2.0	2.0	949	$2,000	$2.11	24d	1	0.54mi
11727 Highway 6 Fresno, TX	1.0–3.0	1.0–2.0	962	$2,929	$3.04	5d	15	0.94mi
10030 Highway 6 Missouri City, TX	1.0–3.0	1.0–2.0	1037	$2,516	$2.43	1d	64	1.46mi

Listing history 11 events

1. 2026-06-18
   days on market $236,000 Active 15 DOM
2. 2026-06-17
   days on market $236,000 Active 14 DOM
3. 2026-06-16
   days on market $236,000 Active 13 DOM
4. 2026-06-15
   pricestatusdays on market $236,000 Active 12 DOM
5. 2026-06-13
   days on market $234,000 Active Under Contract 10 DOM
6. 2026-06-10
   status $234,000 Active Under Contract 6 DOM
7. 2026-06-09
   days on market $234,000 Active 6 DOM
8. 2026-06-08
   days on market $234,000 Active 5 DOM
9. 2026-06-07
   days on market $234,000 Active 4 DOM
10. 2026-06-04
    remarks 430-char remark
11. 2026-06-04
    listed $234,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,536 · $378/mo
• Projected year-2 tax: $4,536 · $378/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,532
• − Mortgage interest: −$13,220
• − Property taxes: −$4,536
• − Insurance: −$1,180
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − Depreciation: −$6,865
• Taxable loss: −$994
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $3,002/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.

Schools (NCES district)

• District: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 of 826 in TX

Livability — Fresno

• Score: 62/100
• State rank: #943
• US rank: #16815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fresno, TX
• County: Fort Bend County · 836,777 people
• City population: 26,236
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,236
• Household income: $94,474
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 360.0

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 51% Hispanic / Latino 34% Two or more races 12% White 8% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada
• Languages at home: 67% English-only · Spanish 29% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.98%
• Current HPI: 231.3921
• Rent YoY: ▼ -0.95%
• 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

+100.0% since first listed

41 events — show timeline

• 2026-06-03 Listed $234,000 HARMLS
• 2025-12-21 Rental Removed $1,825 HARMLS
• 2025-12-16 Listed for Rent $1,825 HARMLS
• 2016-09-02 Sold (Public Records) — Public Records
• 2016-08-01 Sold (Public Records) — Public Records
• 2016-06-30 Sold (MLS) — HARMLS
• 2016-06-02 Relisted — HARMLS
• 2016-06-01 Pending — HARMLS
• 2016-05-06 Relisted — HARMLS
• 2016-04-07 Pending — HARMLS
• 2016-04-07 Pending — HARMLS
• 2016-04-07 Pending — HARMLS
• 2016-03-30 Pending — HARMLS
• 2016-03-26 Relisted — HARMLS
• 2016-02-05 Pending — HARMLS
• 2016-02-05 Price Changed $115,000 HARMLS
• 2016-02-05 Price Changed $111,000 HARMLS
• 2016-02-05 Relisted — HARMLS
• 2015-12-29 Pending — HARMLS
• 2015-11-30 Pending — HARMLS
• 2015-10-01 Pending — HARMLS
• 2015-09-01 Pending — HARMLS
• 2015-07-31 Pending — HARMLS
• 2015-07-02 Relisted — HARMLS
• 2015-05-13 Pending — HARMLS
• 2015-05-07 Relisted — HARMLS
• 2015-03-23 Pending — HARMLS
• 2015-03-16 Pending — HARMLS
• 2015-03-12 Price Changed $110,000 HARMLS
• 2015-03-12 Price Changed $125,500 HARMLS
• 2015-03-12 Relisted — HARMLS
• 2015-01-13 Pending — HARMLS
• 2015-01-08 Pending — HARMLS
• 2014-12-22 Pending — HARMLS
• 2014-12-17 Listed $125,500 HARMLS
• 2009-02-03 Listing Removed — HARMLS
• 2008-09-04 Listing Removed — HARMLS
• 2008-07-10 Listed $100,500 HARMLS
• 2008-04-08 Listed $115,500 HARMLS
• 2008-01-31 Listing Removed — HARMLS
• 2007-02-16 Listed $117,000 HARMLS

Property tax history

+3.5%/yr

Latest (2025): $4,536 · +1.3% YoY. Source: county tax records.