1326 Taft Point Ln · Iowa Colony, TX 77583

$320,000

3 bd · 2.0 ba · 1,865 sqft · SingleFamily public records · 165 Days on market

Built 2023 Good condition 7,365 sqft lot $172/sqft · 6% below area Est $341k · 6% under $104/mo HOA · 4% of rent

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Why this score? — see what drove the F 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).

• ARV discount +10.2/15.0
• Cash flow +6.4/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on an oversized corner lot in the master-planned community of Sierra Vista, this beautiful home offers resort-style amenities including parks, trails, fitness center, splash pad, sports courts, and future access to the planned Crystal Lazy River. Upon entering, you’re greeted by a functional mudroom-style entry with backpack hooks that opens into an inviting open floor plan featuring a large kitchen island with bar seating, granite countertops, and stainless steel appliances. The home offers 3 bedrooms, 2 bathrooms, and an office that could serve as a 4th bedroom, including a spacious primary suite with a custom built-in closet and a bathroom with a separate shower and tub plus double sinks. The two secondary bedrooms are well-sized and share a full bathroom in their own private hallway. Additional upgrades include a water filtration system and a tankless water heater. Enjoy outdoor living on the large covered back patio, perfect for relaxing or entertaining.

Key facts

• Oversized corner lot
• Fitness center
• Splash pad

Tags

• OVERSIZED CORNER LOT
• MASTER-PLANNED COMMUNITY
• RESORT-STYLE AMENITIES
• FITNESS CENTER
• SPLASH PAD
• SPORTS COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-552 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (30.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (12.2% below list).
• Recommended offer: $222k (30.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#757 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Alvin ISD (suburban): math 39% / reading 48% proficiency, ranked #255 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1445 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,412 (30.5% 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 165 days. Have you received any prior offers? Is the seller open to a 30% 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 F-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: 0.88% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.40%
• DSCR: 0.67
• GRM: 9.5

CMA / ARV

• ARV (median comp): $340,820
• List price: $320,000
• Delta: -6.11%
• 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
10618 Sutter Creek Dr	0.46mi	3/2.0	1,872 (+0%)	4mo	$408,900	$218	75
10906 Amador Peak Dr	0.48mi	4/2.0 (+1)	1,878 (+1%)	1mo	$329,990	$176	71
1910 Temple Grove Dr	0.61mi	3/2.0	1,837 (-2%)	2mo	$368,990	$201	68
10931 Amador Peak Dr	0.56mi	4/2.0 (+1)	1,878 (+1%)	1mo	$319,990	$170	67
10510 Watershed Dr	0.32mi	3/2.0	1,641 (-12%)	2mo	$258,000	$157	63
1214 Red Hills Dr	0.46mi	3/2.0	1,689 (-9%)	1mo	$279,000	$165	62
10430 Sherwin Pass Dr	0.47mi	4/3.0 (+1)	1,924 (+3%)	4mo	$279,900	$145	60
10514 Sutter Creek Dr	0.56mi	4/2.0 (+1)	1,941 (+4%)	3mo	$359,900	$185	59
1806 Grass Valley Dr	0.48mi	3/2.0	1,662 (-11%)	1mo	$379,900	$229	58
10819 Amador Peak Dr	0.44mi	3/2.5	2,099 (+12%)	3mo	$360,000	$172	54
1614 Diamond Mountain Dr	0.65mi	3/2.0	1,710 (-8%)	3mo	$265,000	$155	54
2107 Tioga View Dr	0.66mi	3/2.0	1,662 (-11%)	3mo	$359,900	$217	49

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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -32.9%
• Equity multiple: -0.05×
• Total profit: $-93,707
• Equity at exit: $47,713

10-year hold

• IRR: -64.2%
• Equity multiple: -0.71×
• Total profit: $-152,841
• Equity at exit: $27,668

Cash invested: $89,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 48 active · 13 under contract
• Months of supply: 11.1 mo (9%/mo absorbed)
• Median asking: $332,990 ($177/sqft)
• Median days on market: 53 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +3.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77583

• Rents YoY: 0.4%
• Active inventory: 1445
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,809 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$856 /mo · $10,278/yr
• Insurance: −$133
• HOA: −$104
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-552

Break-even live

Break-even rent $3,509

Max offer price $222,412

Occupancy floor —

Sensitivity live

Price	-10% $-371	-5% $-462	+0% $-552	+5% $-643	+10% $-734
Rent	-10% $-774	-5% $-663	+0% $-552	+5% $-441	+10% $-330
Rate	-1.0pp $-391	-0.5pp $-471	base $-552	+0.5pp $-635	+1.0pp $-720

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: $80,000
• Closing costs: $9,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Cascade Hills Dr Rosharon, TX	4.0	3.0	2067	$3,450	$1.67	56d	1	0.09mi
1207 Cascade Hills Dr Rosharon, TX	3.0	2.0	2070	$2,300	$1.11	36d	1	0.18mi
1234 Scarlet Creek Dr Rosharon, TX	3.0	2.0	1548	$2,650	$1.71	36d	1	0.26mi
10630 Cascade Creek Dr Rosharon, TX	3.0	2.5	1940	$2,875	$1.48	52d	1	0.27mi
10714 Cliffs View Dr Iowa Colony, TX	4.0	3.5	2070	$2,700	$1.30	93d	1	0.28mi
1222 Crescent Peak Ct Rosharon, TX	3.0	2.0	1548	$2,447	$1.58	23d	1	0.29mi
10622 Cascade Creek Dr Rosharon, TX	4.0	2.0	1780	$2,775	$1.56	93d	1	0.29mi
10610 Cascade Creek Dr Rosharon, TX	3.0	2.0	1548	$2,700	$1.74	31d	1	0.31mi
10607 Crescent Peak Ct Rosharon, TX	3.0	2.0	1615	$2,775	$1.72	0d	1	0.32mi
10602 Wildflower View Dr Rosharon, TX	4.0	2.0	1596	$2,850	$1.79	69d	1	0.35mi
10507 Moon Valley Ln Rosharon, TX	3.0	2.0	1548	$2,650	$1.71	23d	1	0.36mi
10538 Wildflower View Dr Rosharon, TX	3.0	2.0	1522	$2,539	$1.67	7d	1	0.36mi
10534 Wildflower View Dr Rosharon, TX	4.0	2.5	1804	$2,770	$1.54	0d	1	0.37mi
10502 Moon Valley Ln Rosharon, TX	3.0	2.0	1615	$2,725	$1.69	36d	1	0.39mi
10522 Wildflower View Dr Rosharon, TX	3.0	2.0	1522	$2,539	$1.67	0d	1	0.39mi
10313 Malta Trace Dr Rosharon, TX	4.0	2.0	1802	$2,545	$1.41	93d	1	0.73mi
1816 Corsica Creek Ln Rosharon, TX	3.0–4.0	2.0–2.5	1770	$2,287	$1.29	0d	17	0.80mi
10211 Alpine Lake Ln Rosharon, TX	3.0–4.0	2.0–2.5	1731	$2,469	$1.43	93d	7	1.13mi
10211 Alpine Lake Ln Rosharon, TX	3.0–4.0	2.0–2.5	1731	$2,447	$1.41	0d	8	1.13mi
2314 Red Slate Dr Rosharon, TX	4.0	4.0	2531	$2,850	$1.13	93d	1	1.20mi
9423 Grand Spark Dr Rosharon, TX	3.0	3.0	1999	$2,600	$1.30	93d	1	1.31mi
1123 Diamond Drape Dr Rosharon, TX	4.0	2.0	1844	$2,000	$1.08	62d	1	1.36mi

HOA detail $104/mo · $1,248/yr

• Likely covers: watergym

Listing history 50 events

1. 2026-08-08
   days on market $320,000 Active 165 DOM
2. 2026-08-06
   days on market $320,000 Active 163 DOM
3. 2026-08-05
   days on market $320,000 Active 162 DOM
4. 2026-08-04
   days on market $320,000 Active 161 DOM
5. 2026-08-03
   days on market $320,000 Active 160 DOM
6. 2026-07-31
   days on market $320,000 Active 157 DOM
7. 2026-07-30
   days on market $320,000 Active 155 DOM
8. 2026-07-28
   days on market $320,000 Active 154 DOM
9. 2026-07-26
   days on market $320,000 Active 152 DOM
10. 2026-07-24
    days on market $320,000 Active 150 DOM
11. 2026-07-23
    days on market $320,000 Active 149 DOM
12. 2026-07-22
    days on market $320,000 Active 148 DOM
13. 2026-07-21
    days on market $320,000 Active 147 DOM
14. 2026-07-20
    days on market $320,000 Active 146 DOM
15. 2026-07-18
    days on market $320,000 Active 144 DOM
16. 2026-07-18
    days on market $320,000 Active 143 DOM
17. 2026-07-16
    days on market $320,000 Active 142 DOM
18. 2026-07-15
    days on market $320,000 Active 141 DOM
19. 2026-07-14
    days on market $320,000 Active 140 DOM
20. 2026-07-13
    days on market $320,000 Active 139 DOM
21. 2026-07-13
    days on market $320,000 Active 138 DOM
22. 2026-07-11
    days on market $320,000 Active 137 DOM
23. 2026-07-10
    days on market $320,000 Active 136 DOM
24. 2026-07-09
    days on market $320,000 Active 135 DOM
25. 2026-07-07
    days on market $320,000 Active 133 DOM
26. 2026-07-06
    days on market $320,000 Active 132 DOM
27. 2026-07-06
    days on market $320,000 Active 131 DOM
28. 2026-07-05
    days on market $320,000 Active 130 DOM
29. 2026-07-03
    days on market $320,000 Active 129 DOM
30. 2026-07-02
    days on market $320,000 Active 128 DOM
31. 2026-07-01
    days on market $320,000 Active 127 DOM
32. 2026-06-30
    days on market $320,000 Active 126 DOM
33. 2026-06-29
    days on market $320,000 Active 125 DOM
34. 2026-06-28
    days on market $320,000 Active 124 DOM
35. 2026-06-27
    days on market $320,000 Active 123 DOM
36. 2026-06-26
    days on market $320,000 Active 122 DOM
37. 2026-06-24
    days on market $320,000 Active 120 DOM
38. 2026-06-22
    days on market $320,000 Active 118 DOM
39. 2026-06-21
    days on market $320,000 Active 117 DOM
40. 2026-06-18
    days on market $320,000 Active 114 DOM
41. 2026-06-17
    days on market $320,000 Active 113 DOM
42. 2026-06-16
    days on market $320,000 Active 112 DOM
43. 2026-06-15
    days on market $320,000 Active 111 DOM
44. 2026-06-13
    days on market $320,000 Active 109 DOM
45. 2026-06-13
    days on market $320,000 Active 108 DOM
46. 2026-06-09
    days on market $320,000 Active 105 DOM
47. 2026-06-08
    days on market $320,000 Active 104 DOM
48. 2026-06-07
    days on market $320,000 Active 103 DOM
49. 2026-06-04
    days on market $320,000 Active 100 DOM
50. 2026-06-03
    days on market $320,000 Active 99 DOM

ⓘ 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: $10,278 · $856/mo
• Projected year-2 tax: $10,278 · $856/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 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,714
• − Mortgage interest: −$17,925
• − Property taxes: −$10,278
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,697
• − Management: −$2,697
• − HOA: −$1,248
• − Depreciation: −$9,309
• Taxable loss: −$12,040
• Est. tax savings @ 24.0%: +$2,890
• After-tax cash flow: $-3,739/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

Good 80/100 None rehab

This home is in good condition with a fresh paint job and well-maintained landscaping. It offers a good return on investment with updates that can increase its resale value.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint enhances curb appeal and can increase home value ↑
• Resale Landscaping — Well-maintained landscaping can increase home value and appeal ↑
• Resale Replace light fixtures — Modern light fixtures can enhance the home's curb appeal and increase its value ↑

Schools (NCES district)

• District: Alvin ISD
• NCES district ID: 4808090
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $66,740
• Composite: 38.96/100
• National rank: #4080
• State rank: #255 of 826 in TX

C Composite livability gradescore 64/100

Livability — Iowa Colony

• Score: 64/100
• State rank: #757
• US rank: #13904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brazoria County · 420,414 people
• City population: 52,747
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,747
• Household income: $119,287
• Rent vs Own: 9.8% rent · 90.2% own

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Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 34% White 20% Two or more races 18% Asian 5%
• Hispanic origin (detail): Mexican 31% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 28% Other Asian/Pacific 2% Vietnamese 1%

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Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.19%
• Current HPI: 198.6559
• Rent YoY: ▲ 0.44%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+0.3% since first listed

21 events — show timeline

• 2026-02-24 Listed $320,000 HARMLS
• 2026-02-23 Listing Removed — HARMLS
• 2026-01-31 Price Changed $320,000 HARMLS
• 2026-01-31 Price Changed $320,001 HARMLS
• 2026-01-28 Price Changed $320,000 HARMLS
• 2025-12-02 Price Changed $325,000 HARMLS
• 2025-11-19 Listed $330,000 HARMLS
• 2023-12-19 Sold (MLS) — HARMLS
• 2023-11-20 Pending — HARMLS
• 2023-11-07 Price Changed $306,140 HARMLS
• 2023-10-31 Price Changed $321,140 HARMLS
• 2023-10-27 Price Changed $331,140 HARMLS
• 2023-10-27 Relisted — HARMLS
• 2023-09-12 Pending — HARMLS
• 2023-09-01 Price Changed $328,140 HARMLS
• 2023-08-25 Price Changed $320,140 HARMLS
• 2023-07-03 Price Changed $325,140 HARMLS
• 2023-07-01 Price Changed $322,140 HARMLS
• 2023-06-30 Price Changed $318,140 HARMLS
• 2023-06-02 Price Changed $322,140 HARMLS
• 2023-05-26 Listed $319,140 HARMLS

Property tax history

+119.0%/yr

Latest (2025): $10,278 · +1.2% YoY. Source: county tax records.