EASTON Plan · Iowa Colony, TX 77583

$318,490

4 bd · 2.0 ba · 1,680 sqft · SingleFamily · 483 Days on market

Good condition ↓ 2% since listing

---

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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the perfect blend of functionality and modern design with the Easton floor plan at Canterra Creek, a thoughtfully crafted single-story home spanning 1,680 square feet in Iowa Colony, Texas. This four-bedroom, two-bathroom layout offers a seamless open-concept design, ideal for both daily living and entertaining. As you step inside, a welcoming foyer guides you past three secondary bedrooms and a full bathroom, providing a well-balanced separation between living spaces. The heart of the home features a spacious kitchen, complete with an oversized island, granite countertops, a walk-in pantry, and modern stainless-steel appliances. The kitchen overlooks the dining area and family room, creating a bright and inviting space where natural light pours in through large windows. The primary suite is located at the rear of the home for added privacy. The primary suit features a walk-in closet dual-vanity bathroom with a walk-in shower. Step outside to enjoy the covered back patio, perfect for outdoor gatherings in your fenced backyard. With a two-car garage and smart home features, the Easton plan combines comfort and convenience in a stunning new home. Experience the comfort and modern design of the Easton floor plan. Schedule a tour today! * Photos are for illustration only. Actual home may vary.

Key facts

• Easton floor plan
• Open-concept design
• Spacious kitchen

Tags

• EASTON FLOOR PLAN
• OPEN-CONCEPT DESIGN
• SPACIOUS KITCHEN
• OVERSIZED ISLAND
• GRANITE COUNTERTOPS
• WALK-IN PANTRY

🏗️ New construction. The $318,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,369.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $318k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (7.8% below list).
• Recommended offer: $280k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.2% in Iowa Colony — 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 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; 1139 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $9k 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 483 days — a 12% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Recommended offer $280,271 (12.0% below list)

Questions for the listing agent

1. It's been on market 483 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. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

• ARV (median comp): $294,369
• List price: $318,490
• Delta: 8.19%
• 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
8738 Jade Hill Dr	0.00mi	4/2.0	1,770 (+5%)	1mo	$349,990	$198	90
8930 Ice Quartz Dr	0.20mi	4/2.0	1,778 (+6%)	4mo	$313,900	$177	78
8918 Ice Quartz Dr	0.19mi	3/2.0 (-1)	1,620 (-4%)	6mo	$303,900	$188	75
7723 Montana Ruby Dr	0.19mi	3/2.0 (-1)	1,822 (+8%)	8mo	$326,990	$179	66
7727 Montana Ruby Dr	0.19mi	4/2.0	1,924 (+14%)	7mo	$333,990	$174	61
2511 Night Emerald Dr	0.70mi	4/2.0	1,736 (+3%)	7mo	$292,990	$169	56
2506 American Ruby Dr	0.73mi	4/2.0	1,776 (+6%)	6mo	$306,990	$173	51
2527 Night Emerald Dr	0.70mi	4/2.0	1,776 (+6%)	8mo	$298,990	$168	51
2502 American Ruby Dr	0.74mi	4/2.0	1,908 (+14%)	7mo	$370,990	$194	37
2507 Night Emerald Dr	0.70mi	3/2.0 (-1)	1,876 (+12%)	7mo	$312,990	$167	37
2522 American Ruby Dr	0.73mi	3/2.0 (-1)	1,876 (+12%)	8mo	$308,990	$165	35
2610 American Ruby Dr	0.72mi	3/2.0 (-1)	1,876 (+12%)	8mo	$307,990	$164	35

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: -12.7%
• Equity multiple: 0.55×
• Total profit: $-36,835
• Equity at exit: $43,891

10-year hold

• IRR: -8.1%
• Equity multiple: 0.55×
• Total profit: $-37,218
• Equity at exit: $25,452

Cash invested: $82,423 (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 77583

• Rents YoY: 0.4%
• Active inventory: 1139
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,937 high
• Mortgage (P&I): −$1,544
• Tax est. 1.5%: −$368 /mo · $4,416/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $286

Break-even live

Break-even rent $2,575

Max offer price $294,369

Occupancy floor 85%

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: $73,592
• Closing costs: $8,831
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2523 Topaz Hill Ln Rosharon, TX	3.0–4.0	2.0–2.5	1857	$2,950	$1.59	17d	1	0.08mi
2510 Green Jasper Dr Rosharon, TX	3.0	2.0	1561	$2,375	$1.52	43d	1	0.24mi
9518 Peridot Green Dr Rosharon, TX	4.0	2.0	1593	$1,886	$1.18	22d	1	0.96mi
9901 Kilkenny St Iowa Colony, TX	3.0–4.0	2.5	1735	$2,726	$1.57	4d	1	1.31mi
9423 Grand Spark Dr Rosharon, TX	3.0	3.0	1999	$2,600	$1.30	43d	1	1.37mi
8219 House Dr Rosharon, TX	3.0	2.0	1263	$1,970	$1.56	22d	1	1.41mi
8102 Buck Ln Rosharon, TX	3.0	2.0	1409	$2,100	$1.49	43d	1	1.42mi
1119 Toledo Bend Pass Rosharon, TX	5.0	3.0	2200	$2,500	$1.14	43d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $318,490 Active 483 DOM
2. 2026-06-17
   days on market $318,490 Active 482 DOM
3. 2026-06-16
   days on market $318,490 Active 481 DOM
4. 2026-06-15
   days on market $318,490 Active 480 DOM
5. 2026-06-13
   days on market $318,490 Active 478 DOM
6. 2026-06-13
   days on market $318,490 Active 477 DOM
7. 2026-06-09
   days on market $318,490 Active 474 DOM
8. 2026-06-08
   days on market $318,490 Active 473 DOM
9. 2026-06-07
   days on market $318,490 Active 472 DOM
10. 2026-06-04
    days on market $318,490 Active 469 DOM
11. 2026-06-03
    days on market $318,490 Active 468 DOM
12. 2026-06-02
    days on market $318,490 Active 467 DOM
13. 2026-06-01
    days on market $318,490 Active 466 DOM
14. 2026-05-31
    days on market $318,490 Active 465 DOM
15. 2025-10-28
    price $318,490 1323-char remark

    Show marketing remark (1323 chars)

    Experience the perfect blend of functionality and modern design with the Easton floor plan at Canterra Creek, a thoughtfully crafted single-story home spanning 1,680 square feet in Iowa Colony, Texas. This four-bedroom, two-bathroom layout offers a seamless open-concept design, ideal for both daily living and entertaining. As you step inside, a welcoming foyer guides you past three secondary bedrooms and a full bathroom, providing a well-balanced separation between living spaces. The heart of the home features a spacious kitchen, complete with an oversized island, granite countertops, a walk-in pantry, and modern stainless-steel appliances. The kitchen overlooks the dining area and family room, creating a bright and inviting space where natural light pours in through large windows. The primary suite is located at the rear of the home for added privacy. The primary suit features a walk-in closet dual-vanity bathroom with a walk-in shower. Step outside to enjoy the covered back patio, perfect for outdoor gatherings in your fenced backyard. With a two-car garage and smart home features, the Easton plan combines comfort and convenience in a stunning new home. Experience the comfort and modern design of the Easton floor plan. Schedule a tour today! * Photos are for illustration only. Actual home may vary.

16. 2025-04-09
    price $317,990 1323-char remark

    Show marketing remark (1323 chars)

    Experience the perfect blend of functionality and modern design with the Easton floor plan at Canterra Creek, a thoughtfully crafted single-story home spanning 1,680 square feet in Iowa Colony, Texas. This four-bedroom, two-bathroom layout offers a seamless open-concept design, ideal for both daily living and entertaining. As you step inside, a welcoming foyer guides you past three secondary bedrooms and a full bathroom, providing a well-balanced separation between living spaces. The heart of the home features a spacious kitchen, complete with an oversized island, granite countertops, a walk-in pantry, and modern stainless-steel appliances. The kitchen overlooks the dining area and family room, creating a bright and inviting space where natural light pours in through large windows. The primary suite is located at the rear of the home for added privacy. The primary suit features a walk-in closet dual-vanity bathroom with a walk-in shower. Step outside to enjoy the covered back patio, perfect for outdoor gatherings in your fenced backyard. With a two-car garage and smart home features, the Easton plan combines comfort and convenience in a stunning new home. Experience the comfort and modern design of the Easton floor plan. Schedule a tour today! * Photos are for illustration only. Actual home may vary.

17. 2025-04-01
    price $327,990 1323-char remark

    Show marketing remark (1323 chars)

    Experience the perfect blend of functionality and modern design with the Easton floor plan at Canterra Creek, a thoughtfully crafted single-story home spanning 1,680 square feet in Iowa Colony, Texas. This four-bedroom, two-bathroom layout offers a seamless open-concept design, ideal for both daily living and entertaining. As you step inside, a welcoming foyer guides you past three secondary bedrooms and a full bathroom, providing a well-balanced separation between living spaces. The heart of the home features a spacious kitchen, complete with an oversized island, granite countertops, a walk-in pantry, and modern stainless-steel appliances. The kitchen overlooks the dining area and family room, creating a bright and inviting space where natural light pours in through large windows. The primary suite is located at the rear of the home for added privacy. The primary suit features a walk-in closet dual-vanity bathroom with a walk-in shower. Step outside to enjoy the covered back patio, perfect for outdoor gatherings in your fenced backyard. With a two-car garage and smart home features, the Easton plan combines comfort and convenience in a stunning new home. Experience the comfort and modern design of the Easton floor plan. Schedule a tour today! * Photos are for illustration only. Actual home may vary.

18. 2025-02-20
    listed $324,990 Active 1323-char remark

    Show marketing remark (1323 chars)

    Experience the perfect blend of functionality and modern design with the Easton floor plan at Canterra Creek, a thoughtfully crafted single-story home spanning 1,680 square feet in Iowa Colony, Texas. This four-bedroom, two-bathroom layout offers a seamless open-concept design, ideal for both daily living and entertaining. As you step inside, a welcoming foyer guides you past three secondary bedrooms and a full bathroom, providing a well-balanced separation between living spaces. The heart of the home features a spacious kitchen, complete with an oversized island, granite countertops, a walk-in pantry, and modern stainless-steel appliances. The kitchen overlooks the dining area and family room, creating a bright and inviting space where natural light pours in through large windows. The primary suite is located at the rear of the home for added privacy. The primary suit features a walk-in closet dual-vanity bathroom with a walk-in shower. Step outside to enjoy the covered back patio, perfect for outdoor gatherings in your fenced backyard. With a two-car garage and smart home features, the Easton plan combines comfort and convenience in a stunning new home. Experience the comfort and modern design of the Easton floor plan. Schedule a tour today! * Photos are for illustration only. Actual home may vary.

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

Taxation est. · year 1

• Rental income: $35,241
• − Mortgage interest: −$16,489
• − Property taxes: −$4,416
• − Insurance: −$1,472
• − Repairs & maintenance: −$2,819
• − Management: −$2,819
• − Depreciation: −$8,563
• Taxable loss: −$1,338
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $3,750/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 · 1 photo

Good 75/100 Cosmetic rehab

This single-family home in Iowa Colony, Texas, is in good condition with a good condition score of 75. It has a good foundation, structure, and systems, and is ready for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New countertops in kitchen — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New countertops in kitchen — Enhances functionality and aesthetics ↑

ⓘ 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: 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

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

• Census place: Iowa Colony, TX
• County: Brazoria County · 374,982 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
• Severe rent burden: 251.0

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%

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%

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

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

-2.0% since first listed

4 events — show timeline

• 2025-10-28 Price Changed $318,490 Zillow
• 2025-04-09 Price Changed $317,990 Zillow
• 2025-04-01 Price Changed $327,990 Zillow
• 2025-02-20 Listed $324,990 Zillow