Fenton Plan · Sienna, TX 77459

$519,995

4 bd · 3.0 ba · 3,137 sqft · SingleFamily · 42 Days on market

Good condition

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

The kitchen is truly the heart of the Fenton home design. The well-designed kitchen overlooks a sizable casual dining area perfect for entertaining, and features a large center island with breakfast bar, ample counter and cabinet space, and a roomy walk-in pantry. Beyond the kitchen lies the impressive great room with cathedral ceiling and views to the spacious covered patio. Adjacent to the great room is a spacious flex room with additional storage. The primary bedroom suite is enhanced by a lovely tray ceiling, king-size walk-in closet, and deluxe primary bath with dual vanities, large soaking tub, luxe shower with seat, and private water closet. Secondary bedrooms, one with private bath

Key facts

• Large center island
• Roomy walk-in pantry
• 3 garage spots

Tags

• WELL-DESIGNED KITCHEN
• LARGE CENTER ISLAND
• ROOMY WALK-IN PANTRY
• IMPRESSIVE GREAT ROOM
• SPACIOUS COVERED PATIO
• KING-SIZE WALK-IN CLOSET

Property features AI

Finance

• Other: Address: 1931 Crown Wood Dr, Missouri City TX 77459; Status: Active
• Financial info: List price $519,995

Exterior

• Parking: 3 garage / parking spaces
• Home design: Plan: Fenton; New construction plan

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Living area approximately 3137

🏗️ New construction. The $519,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $501,339.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $520k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $520k).
• Recommended offer: $504k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.3% in Sienna — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents soft (-0.1%/yr); 1215 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• At $5,318/mo this rent would consume 49% of the median local household income ($129k/yr) (locally 1004% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $3k of loan paydown is wiped out by about $8k 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 42 days — a 3% lower offer ($504k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $504,395 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $501,339
• List price: $519,995
• Delta: 3.72%
• 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
10143 Deerpark Dr	0.14mi	4/3.5	2,874 (-8%)	2mo	$475,000	$165	76
1902 Camille Park Dr	0.45mi	4/3.0	3,064 (-2%)	3mo	$587,000	$192	72
10039 Cypress Path	0.31mi	4/3.5	3,348 (+7%)	0mo	$585,000	$175	72
9010 Bayou Spring Ct	0.68mi	4/3.0	3,180 (+1%)	0mo	$605,000	$190	66
10115 Cypress Path	0.34mi	4/3.5	3,457 (+10%)	2mo	$520,900	$151	63
1518 Sunrise View Ln	0.52mi	5/3.5 (+1)	3,234 (+3%)	1mo	$590,000	$182	63
1435 Columbia Grove Dr	0.65mi	4/3.5	3,076 (-2%)	3mo	$660,000	$215	62
10018 Foggy Riv	0.48mi	3/3.5 (-1)	2,944 (-6%)	0mo	$449,999	$153	60
2018 Edgemont Pl	0.59mi	5/3.5 (+1)	3,227 (+3%)	2mo	$499,500	$155	59
1939 Creekwood Cv	0.54mi	4/4.0	3,344 (+7%)	2mo	$594,990	$178	58
10022 Orchard Fld	0.39mi	4/3.5	3,563 (+14%)	1mo	$597,900	$168	56
9019 Serenity Frst	0.67mi	4/4.5	3,474 (+11%)	3mo	$824,900	$237	42

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

Projected returns pro-forma

-1.67% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.85×
• Total profit: $-21,267
• Equity at exit: $105,145

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $7,900
• Equity at exit: $97,390

Cash invested: $140,375 (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 77459

• Home prices YoY: -0.8%
• Rents YoY: -0.1%
• Active inventory: 1215
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $5,318 medium
• Mortgage (P&I): −$2,629
• Tax est. 1.5%: −$627 /mo · $7,520/yr
• Insurance: −$209
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,117
• Net cashflow: $736

Break-even live

Break-even rent $4,386

Max offer price $501,339

Occupancy floor 81%

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: $125,335
• Closing costs: $15,040
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9006 Meadow Bridge Dr Missouri City, TX	4.0	3.5	3958	$6,580	$1.66	3d	1	0.66mi
8719 Fox Trail Dr Missouri City, TX	4.0	3.5	2143	$6,000	$2.80	22d	1	0.92mi
2142 Ironwood Pass Dr Missouri City, TX	4.0	3.0	2140	$6,000	$2.80	1d	1	0.95mi
2718 Van Gogh Ln Missouri City, TX	4.0	2.5	3036	$3,595	$1.18	10d	1	1.44mi

Listing history 13 events

1. 2026-06-18
   days on market $519,995 Active 42 DOM
2. 2026-06-17
   days on market $519,995 Active 41 DOM
3. 2026-06-16
   days on market $519,995 Active 40 DOM
4. 2026-06-15
   days on market $519,995 Active 39 DOM
5. 2026-06-13
   days on market $519,995 Active 37 DOM
6. 2026-06-09
   days on market $519,995 Active 33 DOM
7. 2026-06-07
   days on market $519,995 Active 31 DOM
8. 2026-06-04
   days on market $519,995 Active 28 DOM
9. 2026-06-03
   days on market $519,995 Active 27 DOM
10. 2026-06-02
    days on market $519,995 Active 26 DOM
11. 2026-06-01
    days on market $519,995 Active 25 DOM
12. 2026-05-31
    days on market $519,995 Active 24 DOM
13. 2026-05-07
    listed $519,995 Active 899-char remark

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $63,814
• − Mortgage interest: −$28,083
• − Property taxes: −$7,520
• − Insurance: −$2,507
• − Repairs & maintenance: −$5,105
• − Management: −$5,105
• − Depreciation: −$14,584
• Taxable income: $910
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $8,619/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 Cosmetic rehab

The Fenton home is in good condition with no major repairs needed. It has a good curb appeal and is move-in ready. The kitchen and bathrooms could benefit from updates to increase its resale value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and increase its value.
• Resale Kitchen and bathroom updates — Updating the kitchen and bathrooms can significantly increase the home's resale value by making it more modern and functional.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and increase its value. ↑
• Resale Kitchen and bathroom updates — Updating the kitchen and bathrooms can significantly increase the home's resale value by making it more modern and functional. ↑

ⓘ 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: 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 — Sienna

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sienna, TX
• County: Fort Bend County · 836,777 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 84,221
• Household income: $129,151
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 1004.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 34% Black 26% Asian 22% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 73% English-only · Other Asian/Pacific 8% Spanish 7% Other Indo-European 5%

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: ▼ -1.67%
• Current HPI: 212.3573
• Rent YoY: ▼ -0.15%
• 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