8718 Laurel Crest Dr · Sienna, TX 77459

$298,000

3 bd · 2.0 ba · 1,903 sqft · Townhouse public records · 1 Days on market

Built 2019 3,560 sqft lot Est $285k · at est. $102/mo HOA · 2% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.5/15.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 8718 Laurel Crest, where comfort, style, and the sought-after Sienna lifestyle come together beautifully. This well-maintained townhome features an open-concept design with spacious living areas that flow seamlessly into the dining space and island kitchen, creating the perfect setting for everyday living and entertaining. The private primary suite offers a peaceful retreat, while additional bedrooms provide flexibility for guests, family, or a home office. Step outside to a generously sized backyard, ideal for relaxing, gardening, or enjoying outdoor gatherings. Located in the heart of Sienna, residents enjoy access to scenic lakes, miles of trails, parks, resort-style amenities

Key facts

• Open-concept design
• Island kitchen
• Miles of trails

Tags

• OPEN-CONCEPT DESIGN
• ISLAND KITCHEN
• PRIVATE PRIMARY SUITE
• GENEROUSLY SIZED BACKYARD
• SCENIC LAKES
• MILES OF TRAILS

Property features AI

Finance

• Other: Association pool (community pool)
• HOA & community: Sienna Townhome Association; Monthly association fee of $102; Association amenities include clubhouse, pool, playground, picnic area, and park; Association fee covers clubhouse, common areas, and recreation facilities

Exterior

• Parking: Attached garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories; Full ownership; Slab foundation
• Construction: Built in 2019; Cement siding with stone accents; Composition roof
• Exterior features: Deck; Patio; Private yard; Fence; Paved driveway; Front yard

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Primary bedroom on second level (17 x 15); Bedroom on second level (12 x 11); Bedroom on second level (12 x 11)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (gas)
• Interior features: High ceilings; Kitchen island; Kitchen and family room combo; Pantry; Loft
• Laundry & utility: Laundry in utility room; Electric dryer hookup; Gas dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $298k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $298k).
• Cap rate 11.1% 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 B — 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.
• Zoned schools: Ronald Thornton Middle (math 40% / reading 52%, grade D+, #462 of 1,662 statewide, top 28%, 1,529 students, 41% FRL).
• Market conditions: Rents soft (-0.1%/yr); 1215 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 43% of the median local income ($129k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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.
• At projected returns (-1.7% appreciation + 0.0% rent growth), your $83k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.56% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.26%
• DSCR: 1.77
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $285,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8758 Laurel Crest Dr	0.05mi	3/2.5	1,900 (-0%)	2mo	$275,000	$145	94
2531 Terrace Point Dr	0.05mi	3/2.5	1,903 (0%)	6mo	$275,000	$145	91
2522 Terrace Point Dr	0.03mi	3/2.5	1,953 (+3%)	3mo	$280,000	$143	90
2527 Bordelon Ln	0.06mi	3/2.5	1,820 (-4%)	0mo	$267,500	$147	88
2546 Bordelon Ln	0.13mi	3/2.5	1,870 (-2%)	4mo	$255,000	$136	86
2546 Manor Valley Ct	0.16mi	3/2.5	1,958 (+3%)	5mo	$344,900	$176	82
2526 Terrace Point Dr	0.04mi	3/2.5	1,890 (-1%)	24mo	$289,000	$153	75
2558 Terrace Point Dr	0.09mi	3/2.5	1,903 (0%)	23mo	$300,000	$158	75
2506 Bordelon Ln	0.07mi	3/3.0	2,073 (+9%)	12mo	$299,900	$145	68
2571 Terrace Point Dr	0.10mi	3/2.5	1,973 (+4%)	24mo	$295,000	$150	67
2523 Terrace Point Dr	0.05mi	3/2.5	1,737 (-9%)	19mo	$279,900	$161	65
2502 Bordelon Ln	0.07mi	3/3.0	2,013 (+6%)	23mo	$317,500	$158	64

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: 9.2%
• Equity multiple: 1.38×
• Total profit: $31,786
• Equity at exit: $62,499

10-year hold

• IRR: 13.4%
• Equity multiple: 2.08×
• Total profit: $90,028
• Equity at exit: $57,889

Cash invested: $83,440 (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: 5.3×

Monthly cashflow live

• Estimated rent: $4,664 medium
• Mortgage (P&I): −$1,563
• Tax from tax record: −$695 /mo · $8,344/yr
• Insurance: −$124
• HOA: −$102
• Vacancy / Maint / Mgmt: −$979
• Net cashflow: $1,200

Break-even live

Break-even rent $3,145

Max offer price $298,000

Occupancy floor 69%

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2142 Ironwood Pass Dr Missouri City, TX	4.0	3.0	2140	$6,000	$2.80	1d	1	0.39mi
8719 Fox Trail Dr Missouri City, TX	4.0	3.5	2143	$6,000	$2.80	22d	1	0.62mi
1714 Forest Mist Dr Missouri City, TX	3.0	3.0	1979	$3,000	$1.52	43d	1	1.43mi

HOA detail

• Monthly dues: $102 · $1,224/yr

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $298,000 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: $8,344 · $695/mo
• Projected year-2 tax: $8,344 · $695/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $55,963
• − Mortgage interest: −$16,693
• − Property taxes: −$8,344
• − Insurance: −$1,490
• − Repairs & maintenance: −$4,477
• − Management: −$4,477
• − HOA: −$1,224
• − Depreciation: −$8,669
• Taxable income: $10,589
• Est. tax owed @ 24.0%: −$2,541
• After-tax cash flow: $11,858/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: 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

Price history

+12856.5% since first listed

3 events — show timeline

• 2026-06-17 Listed $298,000 HARMLS
• 2024-04-03 Rental Removed $2,300 HARMLS
• 2024-03-16 Listed for Rent $2,300 HARMLS

Property tax history

+29.9%/yr

Latest (2025): $8,344 · -7.7% YoY. Source: county tax records.