Aquila Plan · Kendleton, TX 77417

$272,990

3 bd · 2.0 ba · 1,772 sqft · SingleFamily · 357 Days on market

Excellent condition ↓ 4% since listing

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

With convenience at the forefront, our Aquila floor plan will meet the lifestyle needs of most any family. Boasting 3 bedrooms and two full bathrooms, this single-story home is the perfect size for growing families or empty-nesters alike. As soon as you open the door, you are greeted by an elegant entryway that leads to the secondary and third bedrooms with the secondary bathroom in between. Down the hall, you'll pass the two-car garage. If you find yourself needing more storage space in the garage, opt for the larger garage and turn it into a 2.5-car or 3-car garage! Across from the other bedrooms resides the remote Master Bedroom. The attached Master Bathroom consists of a large vanity with cultured marble countertops and a huge walk-in closet. Looking to add an extra spark to the master bathroom? Choose to revamp your bathroom with a master luxury bath with a bathtub and separate shower, or a master super shower instead of a bathtub! The opportunities are endless. Tying the space together is the large family room with nine-foot ceilings, and the welcoming dining area the kitchen. The gorgeous kitchen includes sleek granite countertops, flat-panel countertops, and a wide kitchen island that is perfect for added counter space. You'll love entertaining your guests with the open-concept feel of the kitchen, dining room, and family room! Also, the sizable walk-in pantry will help store all of your essentials and more. Off the dining room, you will find the optional covered. ..

Key facts

• Large vanity
• Elegant entryway
• Aquila floor plan

Tags

• AQUILA FLOOR PLAN
• ELEGANT ENTRYWAY
• REMOTE MASTER BEDROOM
• ATTACHED MASTER BATHROOM
• LARGE VANITY
• CULTURED MARBLE COUNTERTOPS

🏗️ New construction. The $272,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,837.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $273k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (13.0% below list).
• Recommended offer: $238k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#1,021 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, crime D.
• Lamar CISD (suburban): math 50% / reading 53% proficiency, ranked #116 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 232 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (4.2% local appreciation)).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($240k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,500 (13.0% 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 357 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
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: 0.81% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $294,837
• List price: $272,990
• Delta: -7.41%
• 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
719 Mockingbird Psge	0.24mi	3/2.0	1,863 (+5%)	2mo	$335,490	$180	78
10735 Dogwood Sky Dr	0.43mi	4/2.0 (+1)	1,778 (+0%)	0mo	$289,990	$163	74
1031 Rosewood Trl	0.54mi	4/2.0 (+1)	1,778 (+0%)	3mo	$299,900	$169	67
10627 Summers Way	0.66mi	3/2.0	1,819 (+3%)	5mo	$303,990	$167	61
1111 Whispering Winds Dr	0.53mi	4/2.0 (+1)	1,841 (+4%)	4mo	$338,900	$184	60
10803 Hickory Ln	0.70mi	4/2.0 (+1)	1,778 (+0%)	2mo	$309,900	$174	60
10710 Sage Bend Dr	0.49mi	3/2.0	1,595 (-10%)	1mo	$274,990	$172	60
10615 Summers Way	0.70mi	3/2.0	1,819 (+3%)	5mo	$305,990	$168	59
1027 Rosewood Trl	0.53mi	3/2.0	1,620 (-9%)	3mo	$313,900	$194	58
1022 Whispering Winds Dr	0.52mi	3/2.0	1,613 (-9%)	5mo	$292,900	$182	57
723 Blue Sky Pl	0.60mi	4/2.0 (+1)	1,922 (+8%)	5mo	$314,990	$164	49
10611 Summers Way	0.71mi	3/2.0	1,970 (+11%)	5mo	$322,990	$164	44

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

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.53×
• Total profit: $43,670
• Equity at exit: $152,135

10-year hold

• IRR: 10.6%
• Equity multiple: 2.80×
• Total profit: $148,345
• Equity at exit: $250,966

Cash invested: $82,554 (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 77417

• Home prices YoY: 1.2%
• Active inventory: 232
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$369 /mo · $4,423/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-161

Break-even live

Break-even rent $2,579

Max offer price $271,496

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-59	+0% $-161	+5% $-263	+10% $-365
Rent	-10% $-349	-5% $-255	+0% $-161	+5% $-67	+10% $26
Rate	-1.0pp $-13	-0.5pp $-86	base $-161	+0.5pp $-238	+1.0pp $-315

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: $73,709
• Closing costs: $8,845
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10730 Sky Creek Ln Beasley, TX	3.0–4.0	2.0–2.5	1869	$2,375	$1.27	2d	1	0.05mi

Listing history 15 events

1. 2026-06-18
   days on market $272,990 Active 357 DOM
2. 2026-06-17
   days on market $272,990 Active 356 DOM
3. 2026-06-16
   days on market $272,990 Active 355 DOM
4. 2026-06-15
   days on market $272,990 Active 354 DOM
5. 2026-06-13
   days on market $272,990 Active 352 DOM
6. 2026-06-10
   days on market $272,990 Active 348 DOM
7. 2026-06-08
   days on market $272,990 Active 347 DOM
8. 2026-06-07
   days on market $272,990 Active 346 DOM
9. 2026-06-04
   days on market $272,990 Active 343 DOM
10. 2026-06-03
    days on market $272,990 Active 342 DOM
11. 2026-06-02
    days on market $272,990 Active 341 DOM
12. 2026-06-01
    days on market $272,990 Active 340 DOM
13. 2026-05-31
    days on market $272,990 Active 339 DOM
14. 2026-02-14
    price $272,990 1499-char remark

    Show marketing remark (1499 chars)

    With convenience at the forefront, our Aquila floor plan will meet the lifestyle needs of most any family. Boasting 3 bedrooms and two full bathrooms, this single-story home is the perfect size for growing families or empty-nesters alike. As soon as you open the door, you are greeted by an elegant entryway that leads to the secondary and third bedrooms with the secondary bathroom in between. Down the hall, you'll pass the two-car garage. If you find yourself needing more storage space in the garage, opt for the larger garage and turn it into a 2.5-car or 3-car garage! Across from the other bedrooms resides the remote Master Bedroom. The attached Master Bathroom consists of a large vanity with cultured marble countertops and a huge walk-in closet. Looking to add an extra spark to the master bathroom? Choose to revamp your bathroom with a master luxury bath with a bathtub and separate shower, or a master super shower instead of a bathtub! The opportunities are endless. Tying the space together is the large family room with nine-foot ceilings, and the welcoming dining area the kitchen. The gorgeous kitchen includes sleek granite countertops, flat-panel countertops, and a wide kitchen island that is perfect for added counter space. You'll love entertaining your guests with the open-concept feel of the kitchen, dining room, and family room! Also, the sizable walk-in pantry will help store all of your essentials and more. Off the dining room, you will find the optional covered. ..

15. 2025-06-26
    listed $283,990 Active 1499-char remark

    Show marketing remark (1499 chars)

    With convenience at the forefront, our Aquila floor plan will meet the lifestyle needs of most any family. Boasting 3 bedrooms and two full bathrooms, this single-story home is the perfect size for growing families or empty-nesters alike. As soon as you open the door, you are greeted by an elegant entryway that leads to the secondary and third bedrooms with the secondary bathroom in between. Down the hall, you'll pass the two-car garage. If you find yourself needing more storage space in the garage, opt for the larger garage and turn it into a 2.5-car or 3-car garage! Across from the other bedrooms resides the remote Master Bedroom. The attached Master Bathroom consists of a large vanity with cultured marble countertops and a huge walk-in closet. Looking to add an extra spark to the master bathroom? Choose to revamp your bathroom with a master luxury bath with a bathtub and separate shower, or a master super shower instead of a bathtub! The opportunities are endless. Tying the space together is the large family room with nine-foot ceilings, and the welcoming dining area the kitchen. The gorgeous kitchen includes sleek granite countertops, flat-panel countertops, and a wide kitchen island that is perfect for added counter space. You'll love entertaining your guests with the open-concept feel of the kitchen, dining room, and family room! Also, the sizable walk-in pantry will help store all of your essentials and more. Off the dining room, you will find the optional covered. ..

ⓘ 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: $28,500
• − Mortgage interest: −$16,515
• − Property taxes: −$4,423
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$8,577
• Taxable loss: −$7,049
• Est. tax savings @ 24.0%: +$1,692
• After-tax cash flow: $-244/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-family home is in excellent condition with a modern design and well-maintained exterior and interior. It offers a good investment opportunity with potential for both resale and rental value through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding a smart home system — Modern technology can increase both resale and rental appeal.
• Both Upgrading the kitchen appliances — Modern appliances can increase both resale and rental value.
• Both Upgrading the bathroom fixtures — Modern fixtures can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding a smart home system — Modern technology can increase both resale and rental appeal. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase both resale and rental value. ↑
• Both Upgrading the bathroom fixtures — Modern fixtures can increase both resale and rental value. ↑

ⓘ 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: Lamar CISD
• NCES district ID: 4826580
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $75,213
• Composite: 46.43/100
• National rank: #2452
• State rank: #116 of 826 in TX

Livability — Kendleton

• Score: 61/100
• State rank: #1021
• US rank: #18149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,232

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 49% White 22% Black 8%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 76% English-only · Spanish 24%

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: ▲ 4.15%
• Current HPI: 337.8236
• Rent YoY: —
• Metro: —
• 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

-3.9% since first listed

2 events — show timeline

• 2026-02-14 Price Changed $272,990 Zillow
• 2025-06-26 Listed $283,990 Zillow