7310 Sunset Creek Dr · Rosenberg, TX 77469

$309,000

4 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 263 Days on market

Built 2022 7,501 sqft lot $170/sqft · at area comps Est $303k · at est. $58/mo HOA · 2% of rent ↓ 6% since listing

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Why this score? — see what drove the D- 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 +11.6/30.0
• ARV discount +6.7/15.0
• 1% rule +4.9/10.0
• Schools +4.6/10.0
• DSCR +3.4/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully maintained DR Horton home built in 2022, where modern comfort meets convenience. Featuring an open floor plan concept, this 4-bedroom, 2-bath gem is designed for both everyday living and entertaining. The heart of the home is the spacious kitchen with a large island, perfect for gathering with family and friends. The primary suite offers an inviting retreat with an ensuite bathroom and walk-in closet for ample storage. Enjoy added perks like a dedicated laundry room, water softener system, and a covered patio overlooking the large backyard—ideal for outdoor living and weekend barbecues. The property feels like new and has been meticulously cared for. Located just minutes from Brazos Town Center, you’ll have endless options for shopping, dining, and entertainment right at your fingertips. Plus, the vibrant community features a playground, open pavilion, splash pad, and community pool, making it a wonderful place to call home.

Key facts

• Open floor plan
• Walk-in closet
• Spacious kitchen

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• LARGE ISLAND
• ENSUITE BATHROOM
• WALK-IN CLOSET
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (1.1% below list).
• Recommended offer: $272k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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 (-1.8%/yr); 1344 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 36% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 263 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $271,920 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 8.4

CMA / ARV

• ARV (median comp): $303,318
• List price: $309,000
• Delta: 1.87%
• 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
7114 Whispering Leaf St	0.19mi	4/2.0	1,892 (+4%)	3mo	$275,000	$145	82
8822 Jamison Dr	0.48mi	3/2.0 (-1)	1,824 (+0%)	3mo	$309,000	$169	69
1034 Clover Leaf Ct	0.61mi	3/2.0 (-1)	1,815 (-0%)	2mo	$285,000	$157	65
2330 Shoal Valley Ln	0.48mi	3/2.0 (-1)	1,863 (+2%)	8mo	$305,000	$164	62
9007 Hemlock Dr	0.56mi	3/2.0 (-1)	1,844 (+1%)	6mo	$315,000	$171	62
6623 Haven Forest Ln	0.74mi	4/2.5	1,819 (-0%)	9mo	$284,900	$157	56
1802 Brady Shores Dr	0.73mi	4/2.0	1,786 (-2%)	9mo	$299,000	$167	55
1603 Goose Is	0.65mi	4/2.0	1,612 (-11%)	3mo	$279,900	$174	48
1815 Golden Ale Ct	0.60mi	3/2.0 (-1)	1,607 (-12%)	6mo	$269,900	$168	43
7526 Barkstone Ln	0.61mi	3/2.0 (-1)	2,001 (+10%)	10mo	$319,900	$160	42
6811 Ashland Terrace Ln	0.63mi	3/2.5 (-1)	2,051 (+13%)	1mo	$295,000	$144	42
1830 Turtle Bluff Ln	0.60mi	4/2.0	2,067 (+14%)	10mo	$295,000	$143	41

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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-64,874
• Equity at exit: $46,073

10-year hold

• IRR: -29.5%
• Equity multiple: -0.13×
• Total profit: $-97,871
• Equity at exit: $26,717

Cash invested: $86,520 (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 77469

• Home prices YoY: -25.1%
• Rents YoY: -1.8%
• Active inventory: 1344
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,057 medium
• Mortgage (P&I): −$1,620
• Tax from tax record: −$704 /mo · $8,449/yr
• Insurance: −$129
• HOA: −$58
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $-96

Break-even live

Break-even rent $3,179

Max offer price $292,024

Occupancy floor 98%

Sensitivity live

Price	-10% $79	-5% $-9	+0% $-96	+5% $-184	+10% $-271
Rent	-10% $-338	-5% $-217	+0% $-96	+5% $25	+10% $145
Rate	-1.0pp $60	-0.5pp $-18	base $-96	+0.5pp $-176	+1.0pp $-258

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 Arbor Green Ln Rosenberg, TX	4.0	3.0	2564	$3,800	$1.48	45d	1	1.26mi
7210 Reading Rd Rosenberg, TX	3.0	1.0–2.0	979	$2,005	$2.05	0d	27	1.48mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: waterpool

Listing history 17 events

1. 2026-06-21
   days on market $309,000 Active 263 DOM
2. 2026-06-18
   days on market $309,000 Active 260 DOM
3. 2026-06-17
   days on market $309,000 Active 259 DOM
4. 2026-06-16
   days on market $309,000 Active 258 DOM
5. 2026-06-15
   days on market $309,000 Active 257 DOM
6. 2026-06-13
   days on market $309,000 Active 255 DOM
7. 2026-06-10
   days on market $309,000 Active 251 DOM
8. 2026-06-08
   days on market $309,000 Active 250 DOM
9. 2026-06-07
   days on market $309,000 Active 249 DOM
10. 2026-06-04
    days on market $309,000 Active 246 DOM
11. 2026-06-03
    days on market $309,000 Active 245 DOM
12. 2026-06-02
    days on market $309,000 Active 244 DOM
13. 2026-06-01
    days on market $309,000 Active 243 DOM
14. 2026-05-31
    days on market $309,000 Active 242 DOM
15. 2026-04-13
    price $309,000 979-char remark

    Show marketing remark (979 chars)

    Step into this beautifully maintained DR Horton home built in 2022, where modern comfort meets convenience. Featuring an open floor plan concept, this 4-bedroom, 2-bath gem is designed for both everyday living and entertaining. The heart of the home is the spacious kitchen with a large island, perfect for gathering with family and friends. The primary suite offers an inviting retreat with an ensuite bathroom and walk-in closet for ample storage. Enjoy added perks like a dedicated laundry room, water softener system, and a covered patio overlooking the large backyard—ideal for outdoor living and weekend barbecues. The property feels like new and has been meticulously cared for. Located just minutes from Brazos Town Center, you’ll have endless options for shopping, dining, and entertainment right at your fingertips. Plus, the vibrant community features a playground, open pavilion, splash pad, and community pool, making it a wonderful place to call home.

16. 2025-11-11
    price $319,000 979-char remark

    Show marketing remark (979 chars)

    Step into this beautifully maintained DR Horton home built in 2022, where modern comfort meets convenience. Featuring an open floor plan concept, this 4-bedroom, 2-bath gem is designed for both everyday living and entertaining. The heart of the home is the spacious kitchen with a large island, perfect for gathering with family and friends. The primary suite offers an inviting retreat with an ensuite bathroom and walk-in closet for ample storage. Enjoy added perks like a dedicated laundry room, water softener system, and a covered patio overlooking the large backyard—ideal for outdoor living and weekend barbecues. The property feels like new and has been meticulously cared for. Located just minutes from Brazos Town Center, you’ll have endless options for shopping, dining, and entertainment right at your fingertips. Plus, the vibrant community features a playground, open pavilion, splash pad, and community pool, making it a wonderful place to call home.

17. 2025-10-01
    listed $329,000 Active 979-char remark

    Show marketing remark (979 chars)

    Step into this beautifully maintained DR Horton home built in 2022, where modern comfort meets convenience. Featuring an open floor plan concept, this 4-bedroom, 2-bath gem is designed for both everyday living and entertaining. The heart of the home is the spacious kitchen with a large island, perfect for gathering with family and friends. The primary suite offers an inviting retreat with an ensuite bathroom and walk-in closet for ample storage. Enjoy added perks like a dedicated laundry room, water softener system, and a covered patio overlooking the large backyard—ideal for outdoor living and weekend barbecues. The property feels like new and has been meticulously cared for. Located just minutes from Brazos Town Center, you’ll have endless options for shopping, dining, and entertainment right at your fingertips. Plus, the vibrant community features a playground, open pavilion, splash pad, and community pool, making it a wonderful place to call home.

ⓘ 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: $8,449 · $704/mo
• Projected year-2 tax: $8,449 · $704/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $36,687
• − Mortgage interest: −$17,309
• − Property taxes: −$8,449
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,935
• − Management: −$2,935
• − HOA: −$696
• − Depreciation: −$8,989
• Taxable loss: −$6,172
• Est. tax savings @ 24.0%: +$1,481
• After-tax cash flow: $328/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

• County: Fort Bend County · 836,777 people
• City population: 115,151
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,826
• Household income: $102,125
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 1292.0

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 0.76)
• Race & ethnicity: Hispanic / Latino 29% White 27% Black 25% Two or more races 15% Asian 15%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam, China
• Languages at home: 65% English-only · Spanish 17% Other Indo-European 7% Other Asian/Pacific 2%

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: ▼ -78.66%
• Current HPI: 234.9892
• Rent YoY: ▼ -1.81%
• 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

-6.1% since first listed

3 events — show timeline

• 2026-04-13 Price Changed $309,000 HARMLS
• 2025-11-11 Price Changed $319,000 HARMLS
• 2025-10-01 Listed $329,000 HARMLS