6602 Kingfisher Ln · Rosenberg, TX 77417

$374,990

4 bd · 3.0 ba · 2,297 sqft · Land · 72 Days on market

Built 2026 $163/sqft · 9% below area Est $412k · 9% under $75/mo HOA · 2% of rent ↓ 1% since listing

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Why this score? — see what drove the B- 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 +23.5/30.0
• ARV discount +11.6/15.0
• DSCR +7.6/10.0
• Appreciation +7.1/10.0
• 1% rule +5.0/10.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ESTIMATED COMPLETION DATE JUNE 2026. The Courtland plan, a single-story home offers 4 bedrooms, 3 full bathrooms, and a 3-car garage, all within 2,297 sqft. of thoughtfully planned living space. The open-concept layout features a modern kitchen with a large island, stainless steel appliances, a corner pantry, and a convenient breakfast bar. The kitchen seamlessly flows into the dining area and the family room, which opens to a covered patio. The primary suite is tucked away at the rear of the home, showcasing a walk-in closet and a luxurious bathroom with dual vanities and a standing shower. 3 secondary bedrooms, with one of the bedrooms offering a private en-suite bathroom. Additional highlights: spacious utility room, extra storage space, and direct access from the 3-car garage. Blue Heron Estates located at Beasley TX offers easy access to major highways and is just minutes from Brazos town center putting shopping, dining, and daily essentials right within reach.

Key facts

• 3 garage spots
• Built 2026
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $375k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $352k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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 $18k of equity ($3k loan paydown + $16k 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.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $105k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $352,490 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 8.54%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (median comp): $412,355
• List price: $374,990
• Delta: -9.06%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.8%
• Equity multiple: 2.08×
• Total profit: $113,076
• Equity at exit: $193,494

10-year hold

• IRR: 18.4%
• Equity multiple: 3.97×
• Total profit: $312,325
• Equity at exit: $319,193

Cash invested: $104,997 (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: 8.3×

Monthly cashflow live

• Estimated rent: $3,750 medium
• Mortgage (P&I): −$1,966
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$156
• HOA: −$75
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $701

Break-even live

Break-even rent $2,862

Max offer price $374,990

Occupancy floor 76%

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: $93,748
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 N 4th St Beasley, TX	3.0	2.5	1700	$3,750	$2.21	1d	1	1.22mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 23 events

1. 2026-06-18
   days on market $374,990 Active 72 DOM
2. 2026-06-17
   days on market $374,990 Active 71 DOM
3. 2026-06-16
   days on market $374,990 Active 70 DOM
4. 2026-06-15
   days on market $374,990 Active 69 DOM
5. 2026-06-13
   days on market $374,990 Active 67 DOM
6. 2026-06-10
   pricedays on market $374,990 Active 63 DOM
7. 2026-06-08
   days on market $379,990 Active 62 DOM
8. 2026-06-07
   days on market $379,990 Active 61 DOM
9. 2026-06-04
   days on market $379,990 Active 58 DOM
10. 2026-06-03
    days on market $379,990 Active 57 DOM
11. 2026-06-02
    days on market $379,990 Active 56 DOM
12. 2026-06-01
    days on market $379,990 Active 55 DOM
13. 2026-05-31
    days on market $379,990 Active 54 DOM
14. 2026-05-01
    price $389,990 982-char remark

    Show marketing remark (982 chars)

    ESTIMATED COMPLETION DATE JUNE 2026. The Courtland plan, a single-story home offers 4 bedrooms, 3 full bathrooms, and a 3-car garage, all within 2,297 sqft. of thoughtfully planned living space. The open-concept layout features a modern kitchen with a large island, stainless steel appliances, a corner pantry, and a convenient breakfast bar. The kitchen seamlessly flows into the dining area and the family room, which opens to a covered patio. The primary suite is tucked away at the rear of the home, showcasing a walk-in closet and a luxurious bathroom with dual vanities and a standing shower. 3 secondary bedrooms, with one of the bedrooms offering a private en-suite bathroom. Additional highlights: spacious utility room, extra storage space, and direct access from the 3-car garage. Blue Heron Estates located at Beasley TX offers easy access to major highways and is just minutes from Brazos town center putting shopping, dining, and daily essentials right within reach.

15. 2026-04-29
    price $389,990 981-char remark

    Show marketing remark (981 chars)

    ESTIMATED COMPLETION DATE JUNE 2026. The Courtland plan, a single-story home offers 4 bedrooms, 3 full bathrooms, and a 3-car garage, all within 2,297 sqft. of thoughtfully planned living space. The open-concept layout features a modern kitchen with a large island, stainless steel appliances, a corner pantry, and a convenient breakfast bar. The kitchen seamlessly flows into the dining area and the family room, which opens to a covered patio. The primary suite is tucked away at the rear of the home, showcasing a walk-in closet and a luxurious bathroom with dual vanities and a standing shower. 3 secondary bedrooms, with one of the bedrooms offering a private en-suite bathroom. Additional highlights: spacious utility room, extra storage space, and direct access from the 3-car garage. Blue Heron Estates located at Beasley TX offers easy access to major highways and is just minutes from Brazos town center putting shopping, dining, and daily essentials right within reach.

16. 2026-04-29
    price $391,990 982-char remark

    Show marketing remark (981 chars)

    ESTIMATED COMPLETION DATE JUNE 2026. The Courtland plan, a single-story home offers 4 bedrooms, 3 full bathrooms, and a 3-car garage, all within 2,297 sqft. of thoughtfully planned living space. The open-concept layout features a modern kitchen with a large island, stainless steel appliances, a corner pantry, and a convenient breakfast bar. The kitchen seamlessly flows into the dining area and the family room, which opens to a covered patio. The primary suite is tucked away at the rear of the home, showcasing a walk-in closet and a luxurious bathroom with dual vanities and a standing shower. 3 secondary bedrooms, with one of the bedrooms offering a private en-suite bathroom. Additional highlights: spacious utility room, extra storage space, and direct access from the 3-car garage. Blue Heron Estates located at Beasley TX offers easy access to major highways and is just minutes from Brazos town center putting shopping, dining, and daily essentials right within reach.

17. 2026-04-29
    price $391,990 981-char remark

    Show marketing remark (981 chars)

    ESTIMATED COMPLETION DATE JUNE 2026. The Courtland plan, a single-story home offers 4 bedrooms, 3 full bathrooms, and a 3-car garage, all within 2,297 sqft. of thoughtfully planned living space. The open-concept layout features a modern kitchen with a large island, stainless steel appliances, a corner pantry, and a convenient breakfast bar. The kitchen seamlessly flows into the dining area and the family room, which opens to a covered patio. The primary suite is tucked away at the rear of the home, showcasing a walk-in closet and a luxurious bathroom with dual vanities and a standing shower. 3 secondary bedrooms, with one of the bedrooms offering a private en-suite bathroom. Additional highlights: spacious utility room, extra storage space, and direct access from the 3-car garage. Blue Heron Estates located at Beasley TX offers easy access to major highways and is just minutes from Brazos town center putting shopping, dining, and daily essentials right within reach.

18. 2026-04-25
    price $396,990 981-char remark

    Show marketing remark (981 chars)

    ESTIMATED COMPLETION DATE JUNE 2026. The Courtland plan, a single-story home offers 4 bedrooms, 3 full bathrooms, and a 3-car garage, all within 2,297 sqft. of thoughtfully planned living space. The open-concept layout features a modern kitchen with a large island, stainless steel appliances, a corner pantry, and a convenient breakfast bar. The kitchen seamlessly flows into the dining area and the family room, which opens to a covered patio. The primary suite is tucked away at the rear of the home, showcasing a walk-in closet and a luxurious bathroom with dual vanities and a standing shower. 3 secondary bedrooms, with one of the bedrooms offering a private en-suite bathroom. Additional highlights: spacious utility room, extra storage space, and direct access from the 3-car garage. Blue Heron Estates located at Beasley TX offers easy access to major highways and is just minutes from Brazos town center putting shopping, dining, and daily essentials right within reach.

19. 2026-04-24
    price $396,990 982-char remark

    Show marketing remark (982 chars)

    ESTIMATED COMPLETION DATE JUNE 2026. The Courtland plan, a single-story home offers 4 bedrooms, 3 full bathrooms, and a 3-car garage, all within 2,297 sqft. of thoughtfully planned living space. The open-concept layout features a modern kitchen with a large island, stainless steel appliances, a corner pantry, and a convenient breakfast bar. The kitchen seamlessly flows into the dining area and the family room, which opens to a covered patio. The primary suite is tucked away at the rear of the home, showcasing a walk-in closet and a luxurious bathroom with dual vanities and a standing shower. 3 secondary bedrooms, with one of the bedrooms offering a private en-suite bathroom. Additional highlights: spacious utility room, extra storage space, and direct access from the 3-car garage. Blue Heron Estates located at Beasley TX offers easy access to major highways and is just minutes from Brazos town center putting shopping, dining, and daily essentials right within reach.

20. 2026-04-14
    price $401,990 982-char remark

    Show marketing remark (982 chars)

    ESTIMATED COMPLETION DATE JUNE 2026. The Courtland plan, a single-story home offers 4 bedrooms, 3 full bathrooms, and a 3-car garage, all within 2,297 sqft. of thoughtfully planned living space. The open-concept layout features a modern kitchen with a large island, stainless steel appliances, a corner pantry, and a convenient breakfast bar. The kitchen seamlessly flows into the dining area and the family room, which opens to a covered patio. The primary suite is tucked away at the rear of the home, showcasing a walk-in closet and a luxurious bathroom with dual vanities and a standing shower. 3 secondary bedrooms, with one of the bedrooms offering a private en-suite bathroom. Additional highlights: spacious utility room, extra storage space, and direct access from the 3-car garage. Blue Heron Estates located at Beasley TX offers easy access to major highways and is just minutes from Brazos town center putting shopping, dining, and daily essentials right within reach.

21. 2026-04-13
    price $401,990 981-char remark

    Show marketing remark (981 chars)

    ESTIMATED COMPLETION DATE JUNE 2026. The Courtland plan, a single-story home offers 4 bedrooms, 3 full bathrooms, and a 3-car garage, all within 2,297 sqft. of thoughtfully planned living space. The open-concept layout features a modern kitchen with a large island, stainless steel appliances, a corner pantry, and a convenient breakfast bar. The kitchen seamlessly flows into the dining area and the family room, which opens to a covered patio. The primary suite is tucked away at the rear of the home, showcasing a walk-in closet and a luxurious bathroom with dual vanities and a standing shower. 3 secondary bedrooms, with one of the bedrooms offering a private en-suite bathroom. Additional highlights: spacious utility room, extra storage space, and direct access from the 3-car garage. Blue Heron Estates located at Beasley TX offers easy access to major highways and is just minutes from Brazos town center putting shopping, dining, and daily essentials right within reach.

22. 2026-04-08
    listed $394,990 Active 982-char remark

    Show marketing remark (982 chars)

    ESTIMATED COMPLETION DATE JUNE 2026. The Courtland plan, a single-story home offers 4 bedrooms, 3 full bathrooms, and a 3-car garage, all within 2,297 sqft. of thoughtfully planned living space. The open-concept layout features a modern kitchen with a large island, stainless steel appliances, a corner pantry, and a convenient breakfast bar. The kitchen seamlessly flows into the dining area and the family room, which opens to a covered patio. The primary suite is tucked away at the rear of the home, showcasing a walk-in closet and a luxurious bathroom with dual vanities and a standing shower. 3 secondary bedrooms, with one of the bedrooms offering a private en-suite bathroom. Additional highlights: spacious utility room, extra storage space, and direct access from the 3-car garage. Blue Heron Estates located at Beasley TX offers easy access to major highways and is just minutes from Brazos town center putting shopping, dining, and daily essentials right within reach.

23. 2026-04-07
    listed $394,990 Active 981-char remark

    Show marketing remark (981 chars)

    ESTIMATED COMPLETION DATE JUNE 2026. The Courtland plan, a single-story home offers 4 bedrooms, 3 full bathrooms, and a 3-car garage, all within 2,297 sqft. of thoughtfully planned living space. The open-concept layout features a modern kitchen with a large island, stainless steel appliances, a corner pantry, and a convenient breakfast bar. The kitchen seamlessly flows into the dining area and the family room, which opens to a covered patio. The primary suite is tucked away at the rear of the home, showcasing a walk-in closet and a luxurious bathroom with dual vanities and a standing shower. 3 secondary bedrooms, with one of the bedrooms offering a private en-suite bathroom. Additional highlights: spacious utility room, extra storage space, and direct access from the 3-car garage. Blue Heron Estates located at Beasley TX offers easy access to major highways and is just minutes from Brazos town center putting shopping, dining, and daily essentials right within reach.

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $6,862 · $572/mo
• Expected delta: +$6,099/yr (+$508/mo · 799.6%)

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

Taxation est. · year 1

• Rental income: $45,000
• − Mortgage interest: −$21,005
• − Property taxes: −$763
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,600
• − Management: −$3,600
• − HOA: −$900
• − Depreciation: −$10,909
• Taxable income: $2,348
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $7,851/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

• City population: 115,151
• 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

-1.3% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $389,990 Zillow
• 2026-04-29 Price Changed $389,990 HARMLS
• 2026-04-29 Price Changed $391,990 Zillow
• 2026-04-29 Price Changed $391,990 HARMLS
• 2026-04-25 Price Changed $396,990 HARMLS
• 2026-04-24 Price Changed $396,990 Zillow
• 2026-04-14 Price Changed $401,990 Zillow
• 2026-04-13 Price Changed $401,990 HARMLS
• 2026-04-08 Listed $394,990 Zillow
• 2026-04-07 Listed $394,990 HARMLS