Montague Plan · Sienna, TX 77459

$425,990

3 bd · 2.5 ba · 2,259 sqft · SingleFamily · 161 Days on market

Excellent 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

The Montague floor plan in the Portrait Series features 2,259 sqft, 3 bedrooms, 2.5 bathrooms, and a 2-car garage. This two-story floor plan offers study options, covered patio option, enlarged main shower option, 4 and 5 bedroom options, and 3rd bay options.

Key facts

• 2 garage spots
• Listed 160 days

🏗️ New construction. The $425,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $439,070.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $426k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $426k).
• Recommended offer: $375k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 C — 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.
• Market conditions: Rents soft (-0.1%/yr); 1215 active listings in the ZIP; 4 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).
• At $4,861/mo this rent would consume 45% of the median local household income ($129k/yr) (locally 1004% 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 (-1.7%/yr); year-one equity from $3k 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 161 days — a 12% lower offer ($375k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $374,871 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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. 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: 1.11% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $439,070
• List price: $425,990
• Delta: -2.98%
• 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
1743 Country Air Ln	0.34mi	3/2.5	2,290 (+1%)	6mo	$385,000	$168	77
8715 Crossing Oak Ln	0.11mi	3/3.0	2,136 (-5%)	9mo	$405,000	$190	77
8715 Fox Trail Dr	0.17mi	4/2.5 (+1)	2,152 (-5%)	9mo	$349,999	$163	72
8723 Arbor Trail Dr	0.28mi	4/3.0 (+1)	2,381 (+5%)	3mo	$365,000	$153	69
8719 Azalea Crossing Ct	0.06mi	3/3.0	1,977 (-12%)	10mo	$434,995	$220	66
1610 Country Air Ln	0.45mi	4/3.0 (+1)	2,388 (+6%)	0mo	$369,900	$155	62
2119 Long Spring Dr	0.12mi	4/3.0 (+1)	2,522 (+12%)	8mo	$410,989	$163	62
8726 Windsong Trail Dr	0.23mi	4/3.0 (+1)	2,517 (+11%)	5mo	$359,900	$143	59
8711 Fairbrook Dr	0.40mi	4/3.5 (+1)	2,413 (+7%)	6mo	$409,900	$170	56
1919 Waters Branch Dr	0.21mi	4/3.0 (+1)	2,591 (+15%)	7mo	$439,990	$170	53
1518 Country Air Ln	0.49mi	4/3.0 (+1)	2,388 (+6%)	10mo	$405,000	$170	52
1630 Rosedale Dr	0.46mi	4/3.0 (+1)	2,524 (+12%)	10mo	$459,000	$182	44

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-8,952
• Equity at exit: $92,086

10-year hold

• IRR: 2.8%
• Equity multiple: 1.21×
• Total profit: $26,265
• Equity at exit: $85,294

Cash invested: $122,940 (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: 7.3×

Monthly cashflow live

• Estimated rent: $4,861 medium
• Mortgage (P&I): −$2,303
• Tax est. 1.5%: −$549 /mo · $6,586/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,021
• Net cashflow: $806

Break-even live

Break-even rent $3,841

Max offer price $439,070

Occupancy floor 78%

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: $109,767
• Closing costs: $13,172
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8719 Fox Trail Dr Missouri City, TX	4.0	3.5	2143	$6,000	$2.80	22d	1	0.13mi
2142 Ironwood Pass Dr Missouri City, TX	4.0	3.0	2140	$6,000	$2.80	1d	1	0.13mi
2718 Van Gogh Ln Missouri City, TX	4.0	2.5	3036	$3,595	$1.18	10d	1	0.87mi
1714 Forest Mist Dr Missouri City, TX	3.0	3.0	1979	$3,000	$1.52	44d	1	0.97mi

Listing history 14 events

1. 2026-06-18
   days on market $425,990 Active 161 DOM
2. 2026-06-17
   days on market $425,990 Active 160 DOM
3. 2026-06-16
   days on market $425,990 Active 159 DOM
4. 2026-06-15
   days on market $425,990 Active 158 DOM
5. 2026-06-13
   days on market $425,990 Active 156 DOM
6. 2026-06-09
   days on market $425,990 Active 152 DOM
7. 2026-06-07
   days on market $425,990 Active 150 DOM
8. 2026-06-04
   days on market $425,990 Active 147 DOM
9. 2026-06-03
   days on market $425,990 Active 146 DOM
10. 2026-06-02
    days on market $425,990 Active 145 DOM
11. 2026-06-01
    days on market $425,990 Active 144 DOM
12. 2026-05-31
    days on market $425,990 Active 143 DOM
13. 2026-04-01
    price $425,990 259-char remark

    Show marketing remark (259 chars)

    The Montague floor plan in the Portrait Series features 2,259 sqft, 3 bedrooms, 2.5 bathrooms, and a 2-car garage. This two-story floor plan offers study options, covered patio option, enlarged main shower option, 4 and 5 bedroom options, and 3rd bay options.

14. 2026-01-09
    listed $415,990 Active 259-char remark

    Show marketing remark (259 chars)

    The Montague floor plan in the Portrait Series features 2,259 sqft, 3 bedrooms, 2.5 bathrooms, and a 2-car garage. This two-story floor plan offers study options, covered patio option, enlarged main shower option, 4 and 5 bedroom options, and 3rd bay options.

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

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: $58,337
• − Mortgage interest: −$24,595
• − Property taxes: −$6,586
• − Insurance: −$2,195
• − Repairs & maintenance: −$4,667
• − Management: −$4,667
• − Depreciation: −$12,773
• Taxable income: $2,854
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $8,990/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting.
• Resale Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and property value.
• Resale Interior touch-ups — Fresh paint and minor touch-ups can make the interior look more inviting and modern.
• Rental HVAC maintenance — A well-maintained HVAC system can attract tenants and reduce maintenance costs.
• Resale Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can increase the home's appeal and value.
• Both Foundation inspection — A thorough inspection can ensure the foundation is in good condition and address any potential issues early.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
• Resale Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and property value. ↑
• Resale Interior touch-ups — Fresh paint and minor touch-ups can make the interior look more inviting and modern. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract tenants and reduce maintenance costs. ↑
• Resale Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can increase the home's appeal and value. ↑
• Both Foundation inspection — A thorough inspection can ensure the foundation is in good condition and address any potential issues early. ↑

ⓘ 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: 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

+2.4% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $425,990 Zillow
• 2026-01-09 Listed $415,990 Zillow