1212 Alamo St · Rosenberg, TX 77471

$229,950

5 bd · 2.0 ba · 1,997 sqft · SingleFamily public records · 71 Days on market

Built 1960 7,984 sqft lot $115/sqft · 15% below area Est $270k · 15% under

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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 +25.3/30.0
• ARV discount +14.1/15.0
• DSCR +8.3/10.0
• 1% rule +7.0/10.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated single-story Craftsman-inspired 5-bedroom, 3-bath home nestled beneath majestic established oak trees. Designed with families in mind, this move-in ready home features new flooring, updated countertops, refreshed bathrooms, fresh paint, and an updated roof. Enjoy easy, carpet-free living with spacious gathering areas and built-in shelving perfect for books, games, or family memories. The kitchen offers abundant cabinet space, backyard views from the sink, a gas cooktop, double ovens, plenty of room for cooking together and entertaining loved ones. Flexible spaces provide options for a home office, playroom, or media room. Spend evenings under the covered patio while kids and pets enjoy the large backyard with storage shed. Conveniently located near schools, parks, shopping, medical facilities, churches, and dining. A wonderful place to grow, gather, and call home!

Key facts

• Refreshed bathrooms
• Updated countertops
• Updated roof

Tags

• UPDATED COUNTERTOPS
• REFRESHED BATHROOMS
• UPDATED ROOF
• BUILT-IN SHELVING
• ABUNDANT CABINET SPACE
• BACKYARD VIEWS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 2 comparable units currently listed for rent nearby; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• At $2,754/mo this rent would consume 45% of the median local household income ($73k/yr) (locally 1688% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 71 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 18y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,153 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (median comp): $269,748
• List price: $229,950
• Delta: -14.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Alamo St	0.00mi	5/3.0	1,997 (0%)	0mo	$229,950	$115	96
1701 Mckinley St	0.32mi	4/2.0 (-1)	1,882 (-6%)	19mo	$278,999	$148	55

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-12,136
• Equity at exit: $34,286

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,214
• Equity at exit: $19,882

Cash invested: $64,386 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,754 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$354 /mo · $4,251/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $520

Break-even live

Break-even rent $2,096

Max offer price $229,950

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: $57,488
• Closing costs: $6,898
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1317 Tobola St Rosenberg, TX	4.0	3.0	2568	$2,995	$1.17	5d	1	0.40mi
5003 E Parma Dr Rosenberg, TX	4.0	3.0	2442	$2,250	$0.92	43d	1	1.22mi

Listing history 50 events

1. 2026-05-12
   status Pending 917-char remark

   Show marketing remark (917 chars)

   Welcome home to this beautifully updated single-story Craftsman-inspired 5-bedroom, 3-bath home nestled beneath majestic established oak trees. Designed with families in mind, this move-in ready home features new flooring, updated countertops, refreshed bathrooms, fresh paint, and an updated roof. Enjoy easy, carpet-free living with spacious gathering areas and built-in shelving perfect for books, games, or family memories. The kitchen offers abundant cabinet space, backyard views from the sink, a gas cooktop, double ovens, plenty of room for cooking together and entertaining loved ones. Flexible spaces provide options for a home office, playroom, or media room. Spend evenings under the covered patio while kids and pets enjoy the large backyard with storage shed. Conveniently located near schools, parks, shopping, medical facilities, churches, and dining. A wonderful place to grow, gather, and call home!

2. 2026-04-28
   status Active 917-char remark

   Show marketing remark (917 chars)

   Welcome home to this beautifully updated single-story Craftsman-inspired 5-bedroom, 3-bath home nestled beneath majestic established oak trees. Designed with families in mind, this move-in ready home features new flooring, updated countertops, refreshed bathrooms, fresh paint, and an updated roof. Enjoy easy, carpet-free living with spacious gathering areas and built-in shelving perfect for books, games, or family memories. The kitchen offers abundant cabinet space, backyard views from the sink, a gas cooktop, double ovens, plenty of room for cooking together and entertaining loved ones. Flexible spaces provide options for a home office, playroom, or media room. Spend evenings under the covered patio while kids and pets enjoy the large backyard with storage shed. Conveniently located near schools, parks, shopping, medical facilities, churches, and dining. A wonderful place to grow, gather, and call home!

3. 2026-04-25
   status Pending 917-char remark

   Show marketing remark (917 chars)

   Welcome home to this beautifully updated single-story Craftsman-inspired 5-bedroom, 3-bath home nestled beneath majestic established oak trees. Designed with families in mind, this move-in ready home features new flooring, updated countertops, refreshed bathrooms, fresh paint, and an updated roof. Enjoy easy, carpet-free living with spacious gathering areas and built-in shelving perfect for books, games, or family memories. The kitchen offers abundant cabinet space, backyard views from the sink, a gas cooktop, double ovens, plenty of room for cooking together and entertaining loved ones. Flexible spaces provide options for a home office, playroom, or media room. Spend evenings under the covered patio while kids and pets enjoy the large backyard with storage shed. Conveniently located near schools, parks, shopping, medical facilities, churches, and dining. A wonderful place to grow, gather, and call home!

4. 2026-04-17
   status Pending 917-char remark

   Show marketing remark (917 chars)

   Welcome home to this beautifully updated single-story Craftsman-inspired 5-bedroom, 3-bath home nestled beneath majestic established oak trees. Designed with families in mind, this move-in ready home features new flooring, updated countertops, refreshed bathrooms, fresh paint, and an updated roof. Enjoy easy, carpet-free living with spacious gathering areas and built-in shelving perfect for books, games, or family memories. The kitchen offers abundant cabinet space, backyard views from the sink, a gas cooktop, double ovens, plenty of room for cooking together and entertaining loved ones. Flexible spaces provide options for a home office, playroom, or media room. Spend evenings under the covered patio while kids and pets enjoy the large backyard with storage shed. Conveniently located near schools, parks, shopping, medical facilities, churches, and dining. A wonderful place to grow, gather, and call home!

5. 2026-03-13
   price $229,950 917-char remark

   Show marketing remark (917 chars)

   Welcome home to this beautifully updated single-story Craftsman-inspired 5-bedroom, 3-bath home nestled beneath majestic established oak trees. Designed with families in mind, this move-in ready home features new flooring, updated countertops, refreshed bathrooms, fresh paint, and an updated roof. Enjoy easy, carpet-free living with spacious gathering areas and built-in shelving perfect for books, games, or family memories. The kitchen offers abundant cabinet space, backyard views from the sink, a gas cooktop, double ovens, plenty of room for cooking together and entertaining loved ones. Flexible spaces provide options for a home office, playroom, or media room. Spend evenings under the covered patio while kids and pets enjoy the large backyard with storage shed. Conveniently located near schools, parks, shopping, medical facilities, churches, and dining. A wonderful place to grow, gather, and call home!

6. 2026-02-27
   listed $240,000 Active 917-char remark

   Show marketing remark (917 chars)

   Welcome home to this beautifully updated single-story Craftsman-inspired 5-bedroom, 3-bath home nestled beneath majestic established oak trees. Designed with families in mind, this move-in ready home features new flooring, updated countertops, refreshed bathrooms, fresh paint, and an updated roof. Enjoy easy, carpet-free living with spacious gathering areas and built-in shelving perfect for books, games, or family memories. The kitchen offers abundant cabinet space, backyard views from the sink, a gas cooktop, double ovens, plenty of room for cooking together and entertaining loved ones. Flexible spaces provide options for a home office, playroom, or media room. Spend evenings under the covered patio while kids and pets enjoy the large backyard with storage shed. Conveniently located near schools, parks, shopping, medical facilities, churches, and dining. A wonderful place to grow, gather, and call home!

7. 2026-02-04
   historical
8. 2026-01-05
   listed $240,000 Active
9. 2025-12-31
   historical
10. 2025-11-14
    price $240,000
11. 2025-10-18
    price $250,000
12. 2025-09-27
    price $260,000
13. 2025-09-17
    price $270,000
14. 2025-09-17
    listed $260,000 Active
15. 2025-08-02
    historical
16. 2025-06-27
    price $235,000
17. 2025-06-25
    price $238,000
18. 2025-06-24
    price $240,000
19. 2025-06-18
    price $243,000
20. 2025-06-12
    price $248,000
21. 2025-03-24
    price $250,000
22. 2025-03-21
    price $290,000
23. 2025-02-27
    listed $300,000 Active
24. 2023-02-07
    soldstatus
25. 2023-02-06
    soldstatus Sold
26. 2023-02-05
    status Pending
27. 2023-01-30
    status Option Pending
28. 2023-01-26
    price $259,000
29. 2023-01-17
    price $268,000
30. 2023-01-12
    price $273,900
31. 2023-01-06
    historical
32. 2023-01-06
    listed $275,900 Active
33. 2022-12-08
    listed $275,900 Active
34. 2022-12-07
    historical
35. 2022-11-10
    price $278,500
36. 2022-10-16
    status Active
37. 2022-10-14
    status Active
38. 2022-10-12
    status Active
39. 2022-10-11
    historical
40. 2022-10-11
    historical
41. 2022-10-05
    status Pending, Continue to Show
42. 2022-09-02
    status Pending
43. 2022-09-01
    status Option Pending
44. 2022-08-25
    price $279,000
45. 2022-08-11
    price $2,560
46. 2022-08-05
    listed $299,900 Active
47. 2022-08-05
    historical
48. 2022-07-30
    price $299,900
49. 2022-07-14
    listed $315,000 Active
50. 2022-02-25
    soldstatus Sold

ⓘ 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: $4,251 · $354/mo
• Projected year-2 tax: $4,251 · $354/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 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: $33,052
• − Mortgage interest: −$12,881
• − Property taxes: −$4,251
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,644
• − Management: −$2,644
• − Depreciation: −$6,689
• Taxable income: $2,792
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $5,569/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

+191.1% since first listed

57 events — show timeline

• 2026-05-12 Pending — HARMLS
• 2026-04-28 Relisted — HARMLS
• 2026-04-25 Pending — HARMLS
• 2026-04-17 Pending — HARMLS
• 2026-03-13 Price Changed $229,950 HARMLS
• 2026-02-27 Listed $240,000 HARMLS
• 2026-02-04 Listing Removed — HARMLS
• 2026-01-05 Listed $240,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-11-14 Price Changed $240,000 HARMLS
• 2025-10-18 Price Changed $250,000 HARMLS
• 2025-09-27 Price Changed $260,000 HARMLS
• 2025-09-17 Price Changed $270,000 HARMLS
• 2025-09-17 Listed $260,000 HARMLS
• 2025-08-02 Listing Removed — HARMLS
• 2025-06-27 Price Changed $235,000 HARMLS
• 2025-06-25 Price Changed $238,000 HARMLS
• 2025-06-24 Price Changed $240,000 HARMLS
• 2025-06-18 Price Changed $243,000 HARMLS
• 2025-06-12 Price Changed $248,000 HARMLS
• 2025-03-24 Price Changed $250,000 HARMLS
• 2025-03-21 Price Changed $290,000 HARMLS
• 2025-02-27 Listed $300,000 HARMLS
• 2023-02-07 Sold (Public Records) — Public Records
• 2023-02-06 Sold (MLS) — HARMLS
• 2023-02-05 Pending — HARMLS
• 2023-01-30 Pending — HARMLS
• 2023-01-26 Price Changed $259,000 HARMLS
• 2023-01-17 Price Changed $268,000 HARMLS
• 2023-01-12 Price Changed $273,900 HARMLS
• 2023-01-06 Listed $275,900 HARMLS
• 2023-01-06 Listing Removed — HARMLS
• 2022-12-08 Listed $275,900 HARMLS
• 2022-12-07 Listing Removed — HARMLS
• 2022-11-10 Price Changed $278,500 HARMLS
• 2022-10-16 Relisted — HARMLS
• 2022-10-14 Relisted — HARMLS
• 2022-10-12 Relisted — HARMLS
• 2022-10-11 Listing Removed — HARMLS
• 2022-10-11 Listing Removed — HARMLS
• 2022-10-05 Pending — HARMLS
• 2022-09-02 Pending — HARMLS
• 2022-09-01 Pending — HARMLS
• 2022-08-25 Price Changed $279,000 HARMLS
• 2022-08-11 Price Changed $2,560 RENT.
• 2022-08-05 Listing Removed — HARMLS
• 2022-08-05 Listed $299,900 HARMLS
• 2022-07-30 Price Changed $299,900 HARMLS
• 2022-07-14 Listed $315,000 HARMLS
• 2022-02-25 Sold (MLS) — HARMLS
• 2022-02-16 Pending — HARMLS
• 2022-02-13 Listed $169,000 HARMLS
• 2021-11-15 Sold (Public Records) — Public Records
• 2009-11-12 Sold (Public Records) — Public Records
• 2009-11-09 Sold (MLS) — HARMLS
• 2009-10-14 Listing Removed — HARMLS
• 2008-10-09 Listed $79,000 HARMLS

Property tax history

+3.2%/yr

Latest (2025): $4,251 · -6.2% YoY. Source: county tax records.