1605 Walnut Ave · Rosenberg, TX 77471

$150,000

2 bd · 1.0 ba · 790 sqft · SingleFamily public records · 9 Days on market

Built 1949 4,020 sqft lot Est $202k · 26% 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity in Rosenberg! Recently remodeled 3-bedroom, 1-bath home on Walnut Ave with a long-term tenant in place for immediate rental income. Updates make it low-maintenance, perfect for investors. Situated on a 4,020 sq ft lot in Kaffenberger Add, this 790 sq ft single-story home is move-in ready. No HOA fees and easy access to US-90A, TX-36, and Hwy 59. High rental demand in the area ensures low vacancy risk. Add this income-producing property to your portfolio today!

Key facts

• 4,020 sq ft lot
• Built 1949
• Listed 9 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all main rooms listed on first floor)
• Construction: Built in 1949; Vinyl and wood siding; Pillar/Post/Pier foundation; Composition roof
• Exterior features: Subdivision lot

Interior

• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the first floor; All bedrooms located on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Total of 4 rooms

🏷️ Possibly a rental listed for sale. The $150,000 price doesn't fit this home's estimated sale value (~$202,240) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $59 ($708/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 $128k (14.8% below list).
• Recommended offer: $128k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Rosenberg — 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 (#922 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D-, amenities F, commute 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 (-1.0%/yr); 716 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $127,819 (14.8% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.85% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.69%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $202,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1219 Walnut Ave	0.25mi	2/1.0	752 (-5%)	24mo	$65,000	$86	60
1901 Avenue B	0.34mi	3/1.0 (+1)	780 (-1%)	24mo	$199,990	$256	57

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: -16.8%
• Equity multiple: 0.42×
• Total profit: $-24,329
• Equity at exit: $22,365

10-year hold

• IRR: -14.8%
• Equity multiple: 0.26×
• Total profit: $-30,960
• Equity at exit: $12,969

Cash invested: $42,000 (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 77471

• Home prices YoY: -19.3%
• Rents YoY: -1.0%
• Active inventory: 716
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$102 /mo · $1,220/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $59

Break-even live

Break-even rent $1,204

Max offer price $150,000

Occupancy floor 90%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Mulcahy St Unit 1205 Rosenberg, TX	2.0	1.0	700	$1,075	$1.54	2d	1	0.36mi
1747 5th St Rosenberg, TX	2.0	1.0	660	$1,400	$2.12	43d	1	0.90mi
1811 City Hall Dr Rosenberg, TX	1.0	1.0	587	$1,049	$1.79	5d	6	1.01mi

Listing history 7 events

1. 2026-06-18
   days on market $150,000 Active 9 DOM
2. 2026-06-17
   days on market $150,000 Active 8 DOM
3. 2026-06-16
   days on market $150,000 Active 7 DOM
4. 2026-06-15
   days on market $150,000 Active 6 DOM
5. 2026-06-13
   days on market $150,000 Active 4 DOM
6. 2026-06-10
   remarks 493-char remark
7. 2026-06-10
   listed $150,000 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: $1,220 · $102/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,525/yr (+$127/mo · 125.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,338
• − Mortgage interest: −$8,402
• − Property taxes: −$1,220
• − Insurance: −$750
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,364
• Taxable loss: −$1,852
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $1,152/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: 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 — Rosenberg

• Score: 62/100
• State rank: #922
• US rank: #16414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosenberg, TX
• County: Fort Bend County · 836,777 people
• City population: 115,151
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 45,325
• Household income: $73,186
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1688.0

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: Hispanic / Latino 56% White 23% Two or more races 21% Black 12% Asian 7%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 57% English-only · Spanish 35% Tagalog/Filipino 2% 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: ▼ -74.06%
• Current HPI: 309.5425
• Rent YoY: ▼ -0.97%
• 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

+15.4% since first listed

13 events — show timeline

• 2026-06-09 Listed $150,000 HARMLS
• 2026-04-15 Listing Removed — HARMLS
• 2025-10-24 Sold (Public Records) — Public Records
• 2025-10-13 Listed $150,000 HARMLS
• 2025-09-30 Listing Removed — HARMLS
• 2025-03-06 Listed $160,000 HARMLS
• 2020-10-22 Sold (MLS) — HARMLS
• 2020-10-16 Pending — HARMLS
• 2020-09-30 Relisted — HARMLS
• 2020-08-19 Pending — HARMLS
• 2020-08-05 Pending — HARMLS
• 2020-07-29 Listed $130,000 HARMLS
• 1996-11-21 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,220 · -20.5% YoY. Source: county tax records.