Is 4214 Berwick Park Ln in Fulshear, TX a good investment?

CashFlowRE grades it C- with a 6.6% cap rate and $75/mo modeled cash flow at a $267,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 4214 Berwick Park Ln?

The modeled cap rate is 6.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,980/month, from CashFlowRE's rent model.

C- Composite 52.66

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 +14.8/30.0
ARV discount +11.6/15.0
1% rule +6.2/10.0
Schools +6.0/10.0
DSCR +4.5/10.0
Condition / age +4.0/5.0
Livability +3.5/5.0
Rent growth +2.1/5.0
Appreciation +0.0/10.0

$267,000

4214 Berwick Park Ln · Fulshear, TX 77441

3 bd · 2.0 ba · 1,537 sqft · SingleFamily public records · 98 Days on market

Built 2024 Good condition 6,102 sqft lot 2-car garage $174/sqft · 17% below area Est $294k · 9% under $104/mo HOA · 3% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Experience refined one-story living at 4214 Berwick Park Ln in Fulshear. Built in 2024, this beautifully designed 3-bedroom, 2-bath home offers an airy open layout with high ceilings, abundant natural light, and a seamless flow between the living, dining, and kitchen spaces. The kitchen is both stylish and functional, featuring a large island, generous cabinetry, and a layout designed for effortless everyday living and entertaining. The private primary suite provides a calm retreat, while the secondary bedrooms offer flexibility for guests, work, or hobbies. Step outside to a covered patio and fenced backyard that extend the living space with ease.

Key facts

6,102 sq ft lot
2 garage spots
Community pool

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi

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What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $267k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $75 ($896/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($3k rent vs $267k).
Recommended offer: $243k (9.0% below list) — sets the bar for market timing.
Cap rate 6.6% vs local median 3.5% 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: crime A+, employment A+, housing 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.
Zoned schools: Huggins El (math 61% / reading 63%, grade B, #321 of 4,322 statewide, top 8%, 893 students, 23% FRL); Dean Leaman J H School (math 59% / reading 56%, grade B, #206 of 1,662 statewide, top 13%, 2,191 students, 32% FRL); Fulshear H S (math 52% / reading 70%, grade C+, #258 of 1,632 statewide, top 16%, 2,464 students, 30% FRL).
Market conditions: Rents soft (-1.6%/yr); 1601 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 98 days — a 9% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
3 sale attempts; this cycle's ask is 12614% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

Watch-outs: property tax is 3.0% of price.

Recommended offer $242,970 (9.0% below list)

Questions for the listing agent

It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 1.12% ✓
Cap rate: 6.63%
Cash-on-cash: 1.20%
DSCR: 1.05
GRM: 7.5

CMA / ARV

ARV (median comp): $293,614
List price: $267,000
Delta: -9.06%
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
4230 Berwick Park Ln	0.04mi	3/2.0	1,537 (0%)	2mo	$275,000	$179	97
4242 Berwick Park Ln	0.07mi	3/2.0	1,467 (-5%)	3mo	$275,000	$187	87
3906 Langridge Dr	0.34mi	3/2.0	1,575 (+2%)	4mo	$309,990	$197	76
3911 Langridge Dr	0.33mi	4/2.0 (+1)	1,750 (+14%)	6mo	$304,990	$174	51
31138 Winchester Falls Ct	0.54mi	4/2.0 (+1)	1,692 (+10%)	4mo	$294,990	$174	50
31130 Warwick Coast Ct	0.42mi	4/2.0 (+1)	1,748 (+14%)	5mo	$300,000	$172	48
31147 Warwick Coast Ct	0.43mi	4/2.0 (+1)	1,748 (+14%)	5mo	$334,990	$192	48
31135 Royal Acres Ct	0.47mi	4/2.0 (+1)	1,750 (+14%)	4mo	$309,990	$177	47
3723 Langridge Dr	0.48mi	4/2.0 (+1)	1,750 (+14%)	4mo	$318,990	$182	46
31138 Brighton Mill Ct	0.58mi	4/2.0 (+1)	1,748 (+14%)	6mo	$321,990	$184	40
3531 Bonnie Heights St	0.70mi	4/2.0 (+1)	1,748 (+14%)	1mo	$309,990	$177	38
3526 Blueberry Thistle Ln	0.74mi	4/2.0 (+1)	1,750 (+14%)	1mo	$324,990	$186	37

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: -18.5%
Equity multiple: 0.37×
Total profit: $-46,932
Equity at exit: $39,811

10-year hold

IRR: -20.7%
Equity multiple: 0.10×
Total profit: $-67,228
Equity at exit: $23,085

Cash invested: $74,760 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 61 active · 12 under contract
Months of supply: 24.4 mo (4%/mo absorbed)
Median asking: $299,990 ($174/sqft)
Median days on market: 15 d
This list price: 8% of active listings are priced below it
ARV vs active asking: +9.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77441

Rents YoY: -1.6%
Active inventory: 1601
Price-to-rent: 7.5×

Monthly cashflow live

Estimated rent: $2,980 high interval (Pro) →
Mortgage (P&I): −$1,400
Tax from tax record: −$664 /mo · $7,967/yr
Insurance: −$111
HOA: −$104
Lot rent: −$0
Vacancy / Maint / Mgmt: −$626
Net cashflow: $75

Break-even live

Break-even rent $2,885

Max offer price $267,000

Occupancy floor 92%

Sensitivity live

Price	-10% $226	-5% $150	+0% $75	+5% $-1	+10% $-77
Rent	-10% $-161	-5% $-43	+0% $75	+5% $192	+10% $310
Rate	-1.0pp $209	-0.5pp $143	base $75	+0.5pp $5	+1.0pp $-65

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: $66,750
Closing costs: $8,010
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3714 Sloane Peak Ln Fulshear, TX	3.0–4.0	2.0–2.5	1713	$2,192	$1.28	0d	13	0.76mi
30131 Ousel Falls Ln Brookshire, TX	3.0	2.0	1574	$2,150	$1.37	93d	1	1.02mi
29914 Reagans Ranch Dr Katy, TX	4.0	3.0	2080	$4,850	$2.33	4d	1	1.19mi
29914 Reagans Ranch Dr Katy, TX	4.0	3.0	2080	$5,500	$2.64	38d	1	1.19mi
31306 Bentley Pines DR Fulshear, TX	4.0	2.0	1778	$2,250	$1.27	2d	1	1.24mi

Property features AI

Finance

HOA & community: Association managed by InframarkAnnual HOA fee of $1,250 (includes clubhouse, common areas, recreation facilities)Community amenities: clubhouse, pool, fitness center, playground, dog park, sport court, picnic area, trails, community pool, curbs

Exterior

Parking: 2-car garageGarage parking
Security: PrewiredSmoke detectors
Utilities: Public waterPublic sewer
Home design: Residential propertyFull ownershipSlab foundationComposition roofConcrete road surface
Construction: Brick constructionBuilt in 2024
Exterior features: Covered patioDeckPatioPrivate yardFence (back yard)Sprinkler/irrigationTennis court(s)

Interior

Kitchen: DishwasherElectric ovenGas cooktopDisposalMicrowaveOvenRefrigeratorENERGY STAR qualified appliances
Bedrooms: Primary Bedroom (first floor) — 12x15Bedroom (first floor) — 9x13Bedroom (first floor) — 1x1
Flooring: CarpetVinyl plank
Bathrooms: 2 full bathroomsPrimary bathroom (first floor) — 10x9Bathroom (first floor) — 6x8
Heating & cooling: Central heating (gas)Central air conditioning (electric)
Interior features: Breakfast barDouble vanityEntrance foyerGranite countersHigh ceilingsKitchen islandKitchen and family room comboPantry / Walk-in pantryTub/showerWindow treatmentsKitchen/dining comboLiving/dining room
Laundry & utility: Washer hookupElectric dryer hookupWasherDryerWater softener (owned)

Listing history 48 events

2026-08-08

days on market $267,000 Active 98 DOM
2026-08-06

days on market $267,000 Active 96 DOM
2026-08-05

days on market $267,000 Active 95 DOM
2026-08-04

days on market $267,000 Active 94 DOM
2026-08-03

days on market $267,000 Active 93 DOM
2026-07-31

days on market $267,000 Active 90 DOM
2026-07-30

days on market $267,000 Active 88 DOM
2026-07-28

days on market $267,000 Active 87 DOM
2026-07-26

days on market $267,000 Active 85 DOM
2026-07-24

days on market $267,000 Active 83 DOM
2026-07-23

days on market $267,000 Active 82 DOM
2026-07-22

days on market $267,000 Active 81 DOM
2026-07-21

days on market $267,000 Active 80 DOM
2026-07-20

days on market $267,000 Active 79 DOM
2026-07-18

days on market $267,000 Active 77 DOM
2026-07-18

days on market $267,000 Active 76 DOM
2026-07-16

days on market $267,000 Active 75 DOM
2026-07-15

days on market $267,000 Active 74 DOM
2026-07-14

days on market $267,000 Active 73 DOM
2026-07-13

days on market $267,000 Active 72 DOM
2026-07-13

days on market $267,000 Active 71 DOM
2026-07-11

days on market $267,000 Active 70 DOM
2026-07-10

days on market $267,000 Active 69 DOM
2026-07-10

status $267,000 Active 68 DOM
2026-06-24

days on market $267,000 Pending 68 DOM
2026-06-22

days on market $267,000 Pending 67 DOM
2026-06-21

days on market $267,000 Pending 66 DOM
2026-06-18

days on market $267,000 Pending 63 DOM
2026-06-17

statusdays on market $267,000 Pending 62 DOM
2026-06-16

days on market $267,000 Active 61 DOM
2026-06-15

days on market $267,000 Active 60 DOM
2026-06-13

days on market $267,000 Active 58 DOM
2026-06-10

days on market $267,000 Active 54 DOM
2026-06-08

days on market $267,000 Active 53 DOM
2026-06-07

pricedays on market $267,000 Active 52 DOM
2026-06-04

days on market $275,000 Active 49 DOM
2026-06-03

days on market $275,000 Active 48 DOM
2026-06-02

days on market $275,000 Active 47 DOM
2026-06-01

days on market $275,000 Active 46 DOM
2026-05-31

days on market $275,000 Active 45 DOM
2026-04-16

status Active 829-char remark
2026-04-16

historical 829-char remark
2026-04-16

historical $275,000 829-char remark
2026-04-08

historical
2026-03-27

price $275,000
2026-03-03

price $280,000
2026-02-18

price $285,000
2026-02-01

listed $290,000 Active

ⓘ 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: $7,967 · $664/mo
Projected year-2 tax: $7,967 · $664/mo
Expected delta: $0/yr ($0/mo · 0.0%)

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $35,757
− Mortgage interest: −$14,956
− Property taxes: −$7,967
− Insurance: −$1,335
− Repairs & maintenance: −$2,861
− Management: −$2,861
− HOA: −$1,248
− Depreciation: −$7,767
Taxable loss: −$3,238

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$777
After-tax cash flow: $1,673/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $7,685–$23,055 screening

This single-family home is in good condition with a modern kitchen and bathrooms, and a well-maintained exterior. It is ready for a fresh coat of paint to enhance its curb appeal and property value.

Value-add opportunities

Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
Resale Trim and paint interior walls — Fresh paint can make the interior look more modern and inviting. ↑
Rental Clean and maintain HVAC filters — A clean HVAC system can improve air quality and reduce maintenance costs for tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 60/100

Zoned Schools

Elementary Huggins El B TX #321/4,322 Nat'l #6,217/41,679 Middle Dean Leaman J H School B TX #206/1,662 Nat'l #2,146/14,009 High Fulshear H S C+ TX #258/1,632 Nat'l #3,443/17,239

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

C Composite livability gradescore 69/100

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 · 1,004,526 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

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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-99.3% since first listed

13 events — show timeline

2026-06-23 Pending — HARMLS
2026-06-17 Rental Removed $2,100 HARMLS
2026-06-16 Pending — HARMLS
2026-06-05 Listed for Rent $2,100 HARMLS
2026-06-04 Price Changed $267,000 HARMLS
2026-04-16 Relisted — HARMLS
2026-04-16 Listing Removed — HARMLS
2026-04-16 Coming Soon $275,000 HARMLS
2026-04-08 Listing Removed — HARMLS
2026-03-27 Price Changed $275,000 HARMLS
2026-03-03 Price Changed $280,000 HARMLS
2026-02-18 Price Changed $285,000 HARMLS
2026-02-01 Listed $290,000 HARMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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