Rosemary Plan · Fulshear, TX 77441

$346,990

4 bd · 3.0 ba · 2,357 sqft · SingleFamily · 960 Days on market

Excellent condition ↓ 2% since listing

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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
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming [stories]-story home boasts the best of open-concept living with the bonus of a centrally located kitchen, a private flex room, a first-floor owner's suite, and an upstairs game room. Contact our team today to learn more!

Key facts

• 2 garage spots
• Listed 960 days

🏗️ New construction. The $346,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $325,721.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $347k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (6.4% below list).
• Recommended offer: $305k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.2% in Fulshear — 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 69/100 on livability (#430 in TX) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• 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: Rents soft (-1.6%/yr); 1213 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 960 days — a 12% lower offer ($305k) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,351 (12.0% below list)

Questions for the listing agent

1. It's been on market 960 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $325,721
• List price: $346,990
• Delta: 6.53%
• 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
32107 Morning Luster Ct	0.22mi	4/3.0	2,402 (+2%)	1mo	$369,990	$154	86
5711 Sunland Trl	0.26mi	4/3.0	2,402 (+2%)	1mo	$391,990	$163	84
32215 Sunbeam Dr	0.28mi	4/3.0	2,417 (+2%)	1mo	$364,990	$151	82
32407 Sunbeam Dr	0.39mi	4/3.0	2,353 (-0%)	2mo	$352,990	$150	80
32503 Midsummer Dr	0.42mi	4/2.5	2,342 (-1%)	1mo	$324,990	$139	77
32511 Midsummer Dr	0.43mi	4/2.5	2,342 (-1%)	1mo	$350,990	$150	76
32455 Sunbeam Dr	0.44mi	4/2.5	2,342 (-1%)	2mo	$329,990	$141	75
32447 Sunbeam Dr	0.43mi	4/2.5	2,342 (-1%)	2mo	$326,990	$140	75
31423 Splitting Willow Way	0.66mi	4/3.0	2,242 (-5%)	1mo	$349,999	$156	60
32127 Morning Luster Ct	0.25mi	5/3.0 (+1)	2,677 (+14%)	1mo	$389,990	$146	60
32223 Sunbeam Dr	0.30mi	5/4.0 (+1)	2,697 (+14%)	0mo	$379,990	$141	53
31130 Crescent Hill Dr	0.70mi	4/3.5	2,695 (+14%)	0mo	$499,000	$185	41

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-42,134
• Equity at exit: $48,566

10-year hold

• IRR: -9.8%
• Equity multiple: 0.48×
• Total profit: $-47,382
• Equity at exit: $28,162

Cash invested: $91,202 (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 77441

• Rents YoY: -1.6%
• Active inventory: 1213
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,249 high
• Mortgage (P&I): −$1,708
• Tax est. 1.5%: −$407 /mo · $4,886/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $316

Break-even live

Break-even rent $2,849

Max offer price $325,721

Occupancy floor 85%

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: $81,430
• Closing costs: $9,772
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5462 Grand View Dr Unit 1568482P Pattison, TX	5.0	3.5	2992	$3,637	$1.22	1d	1	0.54mi
7302 New Pecan Dr Fulshear, TX	4.0	4.0	2844	$3,299	$1.16	43d	1	0.88mi
31043 Vintage Creek Ln Fulshear, TX	4.0	3.5	2800	$3,300	$1.18	22d	1	0.91mi
5222 Wyatt James Ln Brookshire, TX	4.0	2.5	2487	$3,250	$1.31	12d	1	0.98mi
33002 Franklin Brooks Dr Pattison, TX	4.0	3.5	3255	$4,385	$1.35	1d	1	1.07mi
31123 Brightwell Bnd Fulshear, TX	4.0	3.0	2400	$2,400	$1.00	12d	1	1.07mi
31419 Horseshoe Meadow Bend Ln Fulshear, TX	3.0	2.0	1588	$2,100	$1.32	43d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $346,990 Active 960 DOM
2. 2026-06-17
   days on market $346,990 Active 959 DOM
3. 2026-06-16
   days on market $346,990 Active 958 DOM
4. 2026-06-15
   days on market $346,990 Active 957 DOM
5. 2026-06-13
   days on market $346,990 Active 955 DOM
6. 2026-06-10
   days on market $346,990 Active 951 DOM
7. 2026-06-08
   days on market $346,990 Active 950 DOM
8. 2026-06-07
   days on market $346,990 Active 949 DOM
9. 2026-06-04
   days on market $346,990 Active 946 DOM
10. 2026-06-03
    days on market $346,990 Active 945 DOM
11. 2026-06-02
    days on market $346,990 Active 944 DOM
12. 2026-06-01
    days on market $346,990 Active 943 DOM
13. 2026-05-31
    days on market $346,990 Active 942 DOM
14. 2025-07-02
    price $346,990 235-char remark

    Show marketing remark (235 chars)

    This charming [stories]-story home boasts the best of open-concept living with the bonus of a centrally located kitchen, a private flex room, a first-floor owner's suite, and an upstairs game room. Contact our team today to learn more!

15. 2025-03-08
    price $357,990 235-char remark

    Show marketing remark (235 chars)

    This charming [stories]-story home boasts the best of open-concept living with the bonus of a centrally located kitchen, a private flex room, a first-floor owner's suite, and an upstairs game room. Contact our team today to learn more!

16. 2025-01-17
    price $357,240 235-char remark

    Show marketing remark (235 chars)

    This charming [stories]-story home boasts the best of open-concept living with the bonus of a centrally located kitchen, a private flex room, a first-floor owner's suite, and an upstairs game room. Contact our team today to learn more!

17. 2024-07-18
    price $355,740 235-char remark

    Show marketing remark (235 chars)

    This charming [stories]-story home boasts the best of open-concept living with the bonus of a centrally located kitchen, a private flex room, a first-floor owner's suite, and an upstairs game room. Contact our team today to learn more!

18. 2024-04-02
    price $354,740 235-char remark

    Show marketing remark (235 chars)

    This charming [stories]-story home boasts the best of open-concept living with the bonus of a centrally located kitchen, a private flex room, a first-floor owner's suite, and an upstairs game room. Contact our team today to learn more!

19. 2024-02-10
    price $353,240 235-char remark

    Show marketing remark (235 chars)

    This charming [stories]-story home boasts the best of open-concept living with the bonus of a centrally located kitchen, a private flex room, a first-floor owner's suite, and an upstairs game room. Contact our team today to learn more!

20. 2023-11-01
    listed $352,990 Active 235-char remark

    Show marketing remark (235 chars)

    This charming [stories]-story home boasts the best of open-concept living with the bonus of a centrally located kitchen, a private flex room, a first-floor owner's suite, and an upstairs game room. Contact our team today to learn more!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 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: $38,991
• − Mortgage interest: −$18,245
• − Property taxes: −$4,886
• − Insurance: −$1,629
• − Repairs & maintenance: −$3,119
• − Management: −$3,119
• − Depreciation: −$9,476
• Taxable loss: −$1,483
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $4,147/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 move-in-ready home features a modern kitchen, private flex room, and first-floor owner's suite, all set in a well-maintained exterior with a brick facade and landscaped yard.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both interior paint — fresh paint can make a home more appealing
• Both furniture — stylish furniture can make a home more inviting

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both interior paint — fresh paint can make a home more appealing ↑
• Both furniture — stylish furniture can make a home more inviting ↑

ⓘ 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 — Fulshear

• Score: 69/100
• State rank: #430
• US rank: #8901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fort Bend County · 836,777 people
• City population: 41,324
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 41,324
• Household income: $184,390
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 301.0

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 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 20% Two or more races 15% Asian 12% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 5% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 68% English-only · Spanish 17% German/W. Germanic 4% Chinese 4%

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: ▼ -154.74%
• Current HPI: 275.8798
• Rent YoY: ▼ -1.63%
• 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

-1.7% since first listed

7 events — show timeline

• 2025-07-02 Price Changed $346,990 Zillow
• 2025-03-08 Price Changed $357,990 Zillow
• 2025-01-17 Price Changed $357,240 Zillow
• 2024-07-18 Price Changed $355,740 Zillow
• 2024-04-02 Price Changed $354,740 Zillow
• 2024-02-10 Price Changed $353,240 Zillow
• 2023-11-01 Listed $352,990 Zillow