4310 7th St · Brookshire, TX 77423

$215,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 26 Days on market

Built 1984 7,000 sqft lot $160/sqft · 8% below area Est $233k · 8% under

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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 +20.3/30.0
• ARV discount +11.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing location just off of I-10 West, minutes from Katy! Stunning open and well-maintained home boast 3 bedrooms and 2 full baths situated on a spacious 7,000 sq ft lot! Granite countertops! Refrigerator and dishwasher to convey with the property. The dining area is open to the kitchen & family room. The family room is inviting and has a chimney! The primary room is spacious and the primary bathroom has dual granite vanity. Large open backyard ready for BBQ nights! At this price, it won't last long so hurry and schedule your appointment today! Room dimensions are approximate and should be verified by the buyer.

Key facts

• Covered parking
• Large backyard
• Cozy fireplace

Tags

• EASY ACCESS TO I-10
• COZY FIREPLACE
• GRANITE COUNTERTOPS
• LARGE BACKYARD
• COVERED PARKING
• MINUTES FROM KATY SHOPPING

Property features AI

Exterior

• Parking: Attached carport; Carport for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Residential property; Entry level: First floor
• Construction: Built in 1984; Aluminum siding; Cement siding; Wood siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Deck; Fence (back yard); Porch; Patio

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Disposal; Microwave
• Bedrooms: Primary bedroom on the first floor (14 x 13); Bedroom on the first floor (10 x 9); Bedroom on the first floor (10 x 9)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Double vanity; Kitchen/family room combo; Tub with shower; Kitchen/dining combo; 1 fireplace; 6 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.9% in Brookshire — 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 (#960 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Royal ISD (rural): math 23% / reading 23% proficiency, ranked #744 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Royal H S (math 17% / reading 26%, grade F, #1,377 of 1,632 statewide, top 85%, 842 students, 71% FRL).
• Market conditions: Rents soft (-1.0%/yr); 997 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/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 $1k of loan paydown is wiped out by about $6k 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 26 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $58k; list at $215k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,775 (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 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (median comp): $233,032
• List price: $215,000
• Delta: -7.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4310 7th St	0.00mi	3/2.0	1,344 (0%)	0mo	$215,000	$160	100
4211 5th St	0.13mi	3/2.0	1,316 (-2%)	19mo	$197,000	$150	75
4023 1st St	0.56mi	3/2.0	1,446 (+8%)	7mo	$242,000	$167	55
3716 5th St	0.45mi	3/2.0	1,522 (+13%)	4mo	$250,000	$164	54
3815 3rd St	0.51mi	3/2.0	1,257 (-6%)	15mo	$205,000	$163	53
20 Carol Ct	0.72mi	3/2.0	1,257 (-6%)	6mo	$199,900	$159	51
4003 Avenue B	0.67mi	3/2.0	1,436 (+7%)	14mo	$198,550	$138	45

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-23,973
• Equity at exit: $32,057

10-year hold

• IRR: -7.4%
• Equity multiple: 0.60×
• Total profit: $-24,261
• Equity at exit: $18,589

Cash invested: $60,200 (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 77423

• Rents YoY: -1.0%
• Active inventory: 997
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,332 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$349 /mo · $4,183/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $277

Break-even live

Break-even rent $1,982

Max offer price $215,000

Occupancy floor 83%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4441 South St Brookshire, TX	3.0	3.0	1846	$1,500	$0.81	44d	1	0.12mi
523 Solomon Ln Brookshire, TX	3.0	2.5	1516	$3,480	$2.30	44d	1	0.20mi
1001 Walnut Ln Brookshire, TX	4.0	2.0	1761	$1,941	$1.10	44d	1	0.75mi

Listing history 21 events

1. 2026-06-10
   days on market $215,000 Pending 26 DOM
2. 2026-06-08
   days on market $215,000 Pending 25 DOM
3. 2026-06-07
   days on market $215,000 Pending 24 DOM
4. 2026-06-04
   days on market $215,000 Pending 21 DOM
5. 2026-06-03
   days on market $215,000 Pending 20 DOM
6. 2026-06-02
   days on market $215,000 Pending 19 DOM
7. 2026-06-02
   status $215,000 Pending 18 DOM
8. 2026-06-01
   days on market $215,000 Active 18 DOM
9. 2026-05-31
   days on market $215,000 Active 17 DOM
10. 2026-05-14
    listed $215,000 Active 1008-char remark
11. 2022-05-20
    soldstatus
12. 2022-05-19
    soldstatus Sold 624-char remark

    Show marketing remark (624 chars)

    Amazing location just off of I-10 West, minutes from Katy! Stunning open and well-maintained home boast 3 bedrooms and 2 full baths situated on a spacious 7,000 sq ft lot! Granite countertops! Refrigerator and dishwasher to convey with the property. The dining area is open to the kitchen & family room. The family room is inviting and has a chimney! The primary room is spacious and the primary bathroom has dual granite vanity. Large open backyard ready for BBQ nights! At this price, it won't last long so hurry and schedule your appointment today! Room dimensions are approximate and should be verified by the buyer.

13. 2022-05-06
    status Pending 624-char remark

    Show marketing remark (624 chars)

    Amazing location just off of I-10 West, minutes from Katy! Stunning open and well-maintained home boast 3 bedrooms and 2 full baths situated on a spacious 7,000 sq ft lot! Granite countertops! Refrigerator and dishwasher to convey with the property. The dining area is open to the kitchen & family room. The family room is inviting and has a chimney! The primary room is spacious and the primary bathroom has dual granite vanity. Large open backyard ready for BBQ nights! At this price, it won't last long so hurry and schedule your appointment today! Room dimensions are approximate and should be verified by the buyer.

14. 2022-04-30
    listed $175,000 Active 624-char remark

    Show marketing remark (624 chars)

    Amazing location just off of I-10 West, minutes from Katy! Stunning open and well-maintained home boast 3 bedrooms and 2 full baths situated on a spacious 7,000 sq ft lot! Granite countertops! Refrigerator and dishwasher to convey with the property. The dining area is open to the kitchen & family room. The family room is inviting and has a chimney! The primary room is spacious and the primary bathroom has dual granite vanity. Large open backyard ready for BBQ nights! At this price, it won't last long so hurry and schedule your appointment today! Room dimensions are approximate and should be verified by the buyer.

15. 2017-03-03
    soldstatus
16. 2017-02-24
    soldstatus Sold

    Show marketing remark (434 chars)

    This cute quaint home features granite, new tile throughout and new carpet in the bedrooms. The master bedroom is located at the rear of the home and features brand new sliding glass door to a brand new deck and wood fence surrounding a large back yard. Fresh paint and new and update tile in both bathrooms and kitchen. Although this home was built in 1984, it as pristine very updated. There is additional storage under the carport.

17. 2017-01-26
    status Pending

    Show marketing remark (434 chars)

    This cute quaint home features granite, new tile throughout and new carpet in the bedrooms. The master bedroom is located at the rear of the home and features brand new sliding glass door to a brand new deck and wood fence surrounding a large back yard. Fresh paint and new and update tile in both bathrooms and kitchen. Although this home was built in 1984, it as pristine very updated. There is additional storage under the carport.

18. 2017-01-16
    status Option Pending

    Show marketing remark (434 chars)

    This cute quaint home features granite, new tile throughout and new carpet in the bedrooms. The master bedroom is located at the rear of the home and features brand new sliding glass door to a brand new deck and wood fence surrounding a large back yard. Fresh paint and new and update tile in both bathrooms and kitchen. Although this home was built in 1984, it as pristine very updated. There is additional storage under the carport.

19. 2016-12-16
    listed $129,000 Active

    Show marketing remark (434 chars)

    This cute quaint home features granite, new tile throughout and new carpet in the bedrooms. The master bedroom is located at the rear of the home and features brand new sliding glass door to a brand new deck and wood fence surrounding a large back yard. Fresh paint and new and update tile in both bathrooms and kitchen. Although this home was built in 1984, it as pristine very updated. There is additional storage under the carport.

20. 2016-06-22
    soldstatus
21. 2003-09-05
    soldstatus $57,700

ⓘ 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: $4,183 · $349/mo
• Projected year-2 tax: $4,183 · $349/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,983
• − Mortgage interest: −$12,043
• − Property taxes: −$4,183
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$6,255
• Taxable loss: −$50
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $3,331/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: Royal ISD
• NCES district ID: 4838190
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $41,059
• Composite: 19.55/100
• National rank: #8760
• State rank: #744 of 826 in TX

Livability — Brookshire

• Score: 62/100
• State rank: #960
• US rank: #17059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookshire, TX
• County: Waller County · 18,767 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 18,767
• Household income: $84,490
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 20.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 41% White 41% Black 14% Two or more races 13% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 30% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 65% English-only · Spanish 32% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -125.28%
• Current HPI: 204.8709
• Rent YoY: ▼ -1.01%
• 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

+272.6% since first listed

15 events — show timeline

• 2026-06-15 Sold (MLS) — HARMLS
• 2026-06-09 Pending — HARMLS
• 2026-06-01 Pending — HARMLS
• 2026-05-14 Listed $215,000 HARMLS
• 2022-05-20 Sold (Public Records) — Public Records
• 2022-05-19 Sold (MLS) — HARMLS
• 2022-05-06 Pending — HARMLS
• 2022-04-30 Listed $175,000 HARMLS
• 2017-03-03 Sold (Public Records) — Public Records
• 2017-02-24 Sold (MLS) — HARMLS
• 2017-01-26 Pending — HARMLS
• 2017-01-16 Pending — HARMLS
• 2016-12-16 Listed $129,000 HARMLS
• 2016-06-22 Sold (Public Records) — Public Records
• 2003-09-05 Sold (Public Records) $57,700 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,183 · +3.6% YoY. Source: county tax records.