7310 Sunset Creek Dr

Rosenberg, TX 77469

$309,000D-

4 bd · 2.0 ba · 1,820 sqft · Built 2022 · SingleFamily · Active · 263 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,057/mo
• Mortgage (P&I): −$1,620
• Tax + insurance: −$833
• HOA: −$58
• Vac / Maint / Mgmt: −$642
• Net cashflow: $-96/mo
• Annual: $-1,153/yr
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• 1% rule: 0.99%
• Cash to close: $86,520

Investor read

• This is a 4-bed/2.0-bath single-family listed at $309k.
• 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).
• It's been on market 263 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $272k (12.0% below list) — sets the bar for market timing.
• 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.
• 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: amenities F, commute F, health & safety 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: Cora Thomas El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 601 students, 58% FRL); Reading J H (math 61% / reading 63%, grade B+, #134 of 1,662 statewide, top 8%, 1,588 students, 28% FRL); George Ranch H S (math 52% / reading 76%, grade B-, #224 of 1,632 statewide, top 14%, 2,511 students, 27% FRL).
• Watch-outs: property tax is 2.7% of price.
• Market conditions: Rents soft (-1.8%/yr); 1345 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).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• This rent runs 36% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• 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?
• 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 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?
• 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?