Gaven Plan · Kendleton, TX 77417

$289,990

4 bd · 2.0 ba · 1,778 sqft · SingleFamily · 196 Days on market

Good condition

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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 +19.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Discover The Gaven at Emberly, a thoughtfully designed single-story home offering 1,778 sq. ft. of elegant, open concept living in the vibrant city of Beasley, Texas. Featuring 4 bedrooms and 2 full bathrooms, this functionally planned layout combines modern comfort with a timeless style. The gourmet kitchen boasts Silestone countertops, stainless steel appliances, a spacious corner pantry, and an oversized island that seamlessly connects to the dining and family rooms-perfect for entertaining. Expansive windows fill the main living areas with natural light and offer a picturesque view of the covered back patio and fully fenced backyard, creating an ideal space for relaxation or outdoor gatherings. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower (optional separate tub and shower). Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests.

Key facts

• Expansive windows
• Gourmet kitchen
• Oversized island

Tags

• GOURMET KITCHEN
• SILESTONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS CORNER PANTRY
• OVERSIZED ISLAND
• EXPANSIVE WINDOWS

🏗️ New construction. The $289,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,661.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 6.2% in Kendleton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#1,021 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, crime D.
• 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 $14k of equity ($2k loan paydown + $12k 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 $83k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $255,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $294,661
• List price: $289,990
• Delta: -1.59%
• 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
10735 Dogwood Sky Dr	0.43mi	4/2.0	1,778 (0%)	0mo	$289,990	$163	80
719 Mockingbird Psge	0.25mi	3/2.0 (-1)	1,863 (+5%)	2mo	$335,490	$180	73
1031 Rosewood Trl	0.54mi	4/2.0	1,778 (0%)	3mo	$299,900	$169	72
1111 Whispering Winds Dr	0.53mi	4/2.0	1,841 (+4%)	4mo	$338,900	$184	66
10803 Hickory Ln	0.70mi	4/2.0	1,778 (0%)	2mo	$309,900	$174	66
10627 Summers Way	0.66mi	3/2.0 (-1)	1,819 (+2%)	5mo	$303,990	$167	56
723 Blue Sky Pl	0.60mi	4/2.0	1,922 (+8%)	5mo	$314,990	$164	55
10615 Summers Way	0.69mi	3/2.0 (-1)	1,819 (+2%)	5mo	$305,990	$168	54
10710 Sage Bend Dr	0.49mi	3/2.0 (-1)	1,595 (-10%)	1mo	$274,990	$172	54
1027 Rosewood Trl	0.53mi	3/2.0 (-1)	1,620 (-9%)	3mo	$313,900	$194	53
1022 Whispering Winds Dr	0.52mi	3/2.0 (-1)	1,613 (-9%)	5mo	$292,900	$182	51
10623 Summers Way	0.67mi	3/2.0 (-1)	1,970 (+11%)	5mo	$320,990	$163	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 14.6%
• Equity multiple: 1.89×
• Total profit: $73,410
• Equity at exit: $152,045

10-year hold

• IRR: 15.7%
• Equity multiple: 3.58×
• Total profit: $212,530
• Equity at exit: $250,817

Cash invested: $82,505 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$1,545
• Tax est. 1.5%: −$368 /mo · $4,420/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $306

Break-even live

Break-even rent $2,578

Max offer price $294,661

Occupancy floor 85%

Sensitivity live

Price	-10% $510	-5% $408	+0% $306	+5% $204	+10% $102
Rent	-10% $72	-5% $189	+0% $306	+5% $423	+10% $540
Rate	-1.0pp $454	-0.5pp $381	base $306	+0.5pp $230	+1.0pp $152

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: $73,665
• Closing costs: $8,840
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10730 Sky Creek Ln Beasley, TX	3.0–4.0	2.0–2.5	1869	$2,965	$1.59	2d	1	0.05mi

Listing history 14 events

1. 2026-06-18
   days on market $289,990 Active 196 DOM
2. 2026-06-17
   days on market $289,990 Active 195 DOM
3. 2026-06-16
   days on market $289,990 Active 194 DOM
4. 2026-06-15
   days on market $289,990 Active 193 DOM
5. 2026-06-13
   days on market $289,990 Active 191 DOM
6. 2026-06-10
   days on market $289,990 Active 187 DOM
7. 2026-06-08
   days on market $289,990 Active 186 DOM
8. 2026-06-07
   pricedays on market $289,990 Active 185 DOM
9. 2026-06-04
   days on market $319,990 Active 182 DOM
10. 2026-06-03
    days on market $319,990 Active 181 DOM
11. 2026-06-02
    days on market $319,990 Active 180 DOM
12. 2026-06-01
    days on market $319,990 Active 179 DOM
13. 2026-05-31
    days on market $319,990 Active 178 DOM
14. 2025-12-04
    listed $319,990 Active 962-char remark

    Show marketing remark (962 chars)

    Discover The Gaven at Emberly, a thoughtfully designed single-story home offering 1,778 sq. ft. of elegant, open concept living in the vibrant city of Beasley, Texas. Featuring 4 bedrooms and 2 full bathrooms, this functionally planned layout combines modern comfort with a timeless style. The gourmet kitchen boasts Silestone countertops, stainless steel appliances, a spacious corner pantry, and an oversized island that seamlessly connects to the dining and family rooms-perfect for entertaining. Expansive windows fill the main living areas with natural light and offer a picturesque view of the covered back patio and fully fenced backyard, creating an ideal space for relaxation or outdoor gatherings. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower (optional separate tub and shower). Each secondary bedroom features plush carpeting and spacious closet, ensuring comfort for family and guests.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $35,580
• − Mortgage interest: −$16,506
• − Property taxes: −$4,420
• − Insurance: −$1,473
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − Depreciation: −$8,572
• Taxable loss: −$1,084
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $3,932/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 · 1 photo

Good 80/100 Cosmetic rehab

The Gaven at Emberly is a well-maintained single-story home with good condition and minimal repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New countertops in kitchen — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New countertops in kitchen — Enhances functionality and aesthetics ↑

ⓘ 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 — Kendleton

• Score: 61/100
• State rank: #1021
• US rank: #18149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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 event — show timeline

• 2025-12-04 Listed $319,990 Zillow