Blanco Plan · Kendleton, TX 77417

$309,990

4 bd · 2.5 ba · 2,280 sqft · SingleFamily · 358 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 +17.9/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

The Blanco floor plan embodies the ideal home for most any lifestyle with enough space for everyone. This home includes a two-and-a-half-car garage that serves you with the extra space you need to keep your tools, holiday decorations, or for anything else you may need to store! The entrance of the Blanco home boasts a private study room, a powder room with a white pedestal sink and decorative mirror, and an exclusive two-story dining space right down the hall. Connected to the dining space is an open-concept kitchen. The kitchen has everything you want and more - complete with sleek granite counters, ample counterspace, a large walk-in pantry, and even the option for a sizable island! You will then come across the oversized family room, perfect for gatherings with family and friends. If you are looking to embrace the great outdoors, lead the way from your family room to your optional covered patio. Your secluded Master Bedroom awaits down the hall with three windows, letting abundant natural light seep in. Attached is your master bathroom which allows for double vanities with LED down lighting, a linen shelf, a standard shower/bathtub enclosure, and a massive walk-in closet. Want to escalate the master bathroom a tad bit more? Decide to have a master bathroom super shower instead, or a luxury bath for optimal relaxation. You deserve to feel comfortable, relaxed, and at peace in your new home! Heading up the stairs, you will find three additional bedrooms, all with spacious. ..

Key facts

• Open-concept kitchen
• Powder room
• Private study room

Tags

• PRIVATE STUDY ROOM
• POWDER ROOM
• TWO-STORY DINING SPACE
• OPEN-CONCEPT KITCHEN
• LARGE WALK-IN PANTRY
• OVERSIZED FAMILY ROOM

🏗️ New construction. The $309,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $302,076.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $255 ($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 $296k (4.4% below list).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,021 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, crime D.
• 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: 232 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($2k loan paydown + $13k appreciation (4.2% local appreciation)).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $85k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $272,791 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.98% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $302,076
• List price: $309,990
• Delta: 2.62%
• 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
10722 Sky Creek Ln	0.04mi	3/2.0 (-1)	2,141 (-6%)	1mo	$319,000	$149	80
722 Mockingbird Psge	0.24mi	3/2.0 (-1)	2,200 (-4%)	2mo	$357,590	$163	74
730 Mockingbird Passage Dr	0.25mi	4/3.5	2,563 (+12%)	2mo	$376,365	$147	62
10915 Tawny Ridge Dr	0.54mi	4/2.5	2,066 (-9%)	4mo	$293,990	$142	56
706 Blue Sky Pl	0.60mi	3/2.0 (-1)	2,141 (-6%)	3mo	$319,990	$149	52
731 Blue Stone Dr	0.72mi	3/2.5 (-1)	2,386 (+5%)	2mo	$376,990	$158	52
1102 Arbor Dr	0.65mi	4/3.5	2,457 (+8%)	3mo	$334,990	$136	50
1106 Arbor Dr	0.66mi	5/3.0 (+1)	2,542 (+12%)	2mo	$329,990	$130	42
703 Blue Stone Dr	0.74mi	4/3.5	2,548 (+12%)	4mo	$385,990	$151	39
715 Blue Stone Dr	0.74mi	4/3.5	2,548 (+12%)	5mo	$389,990	$153	38
727 Blue Stone Dr	0.73mi	4/3.5	2,548 (+12%)	5mo	$383,990	$151	38
10611 Summers Way	0.71mi	3/2.0 (-1)	1,970 (-14%)	5mo	$322,990	$164	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.85×
• Total profit: $71,502
• Equity at exit: $155,870

10-year hold

• IRR: 15.0%
• Equity multiple: 3.48×
• Total profit: $209,770
• Equity at exit: $257,128

Cash invested: $84,581 (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 77417

• Home prices YoY: 1.2%
• Active inventory: 232
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$1,584
• Tax est. 1.5%: −$378 /mo · $4,531/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $255

Break-even live

Break-even rent $2,643

Max offer price $302,076

Occupancy floor 86%

Sensitivity live

Price	-10% $464	-5% $359	+0% $255	+5% $150	+10% $46
Rent	-10% $21	-5% $138	+0% $255	+5% $372	+10% $489
Rate	-1.0pp $407	-0.5pp $332	base $255	+0.5pp $176	+1.0pp $97

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: $75,519
• Closing costs: $9,062
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10730 Sky Creek Ln Beasley, TX	3.0–4.0	2.0–2.5	1869	$2,965	$1.59	2d	1	0.05mi

Listing history 15 events

1. 2026-06-18
   days on market $309,990 Active 358 DOM
2. 2026-06-17
   days on market $309,990 Active 357 DOM
3. 2026-06-16
   days on market $309,990 Active 356 DOM
4. 2026-06-15
   days on market $309,990 Active 355 DOM
5. 2026-06-13
   days on market $309,990 Active 353 DOM
6. 2026-06-10
   days on market $309,990 Active 349 DOM
7. 2026-06-08
   days on market $309,990 Active 348 DOM
8. 2026-06-07
   days on market $309,990 Active 347 DOM
9. 2026-06-04
   days on market $309,990 Active 344 DOM
10. 2026-06-03
    days on market $309,990 Active 343 DOM
11. 2026-06-02
    days on market $309,990 Active 342 DOM
12. 2026-06-01
    days on market $309,990 Active 341 DOM
13. 2026-05-31
    days on market $309,990 Active 340 DOM
14. 2026-02-14
    price $309,990 1501-char remark

    Show marketing remark (1501 chars)

    The Blanco floor plan embodies the ideal home for most any lifestyle with enough space for everyone. This home includes a two-and-a-half-car garage that serves you with the extra space you need to keep your tools, holiday decorations, or for anything else you may need to store! The entrance of the Blanco home boasts a private study room, a powder room with a white pedestal sink and decorative mirror, and an exclusive two-story dining space right down the hall. Connected to the dining space is an open-concept kitchen. The kitchen has everything you want and more - complete with sleek granite counters, ample counterspace, a large walk-in pantry, and even the option for a sizable island! You will then come across the oversized family room, perfect for gatherings with family and friends. If you are looking to embrace the great outdoors, lead the way from your family room to your optional covered patio. Your secluded Master Bedroom awaits down the hall with three windows, letting abundant natural light seep in. Attached is your master bathroom which allows for double vanities with LED down lighting, a linen shelf, a standard shower/bathtub enclosure, and a massive walk-in closet. Want to escalate the master bathroom a tad bit more? Decide to have a master bathroom super shower instead, or a luxury bath for optimal relaxation. You deserve to feel comfortable, relaxed, and at peace in your new home! Heading up the stairs, you will find three additional bedrooms, all with spacious. ..

15. 2025-06-25
    listed $311,990 Active 1501-char remark

    Show marketing remark (1501 chars)

    The Blanco floor plan embodies the ideal home for most any lifestyle with enough space for everyone. This home includes a two-and-a-half-car garage that serves you with the extra space you need to keep your tools, holiday decorations, or for anything else you may need to store! The entrance of the Blanco home boasts a private study room, a powder room with a white pedestal sink and decorative mirror, and an exclusive two-story dining space right down the hall. Connected to the dining space is an open-concept kitchen. The kitchen has everything you want and more - complete with sleek granite counters, ample counterspace, a large walk-in pantry, and even the option for a sizable island! You will then come across the oversized family room, perfect for gatherings with family and friends. If you are looking to embrace the great outdoors, lead the way from your family room to your optional covered patio. Your secluded Master Bedroom awaits down the hall with three windows, letting abundant natural light seep in. Attached is your master bathroom which allows for double vanities with LED down lighting, a linen shelf, a standard shower/bathtub enclosure, and a massive walk-in closet. Want to escalate the master bathroom a tad bit more? Decide to have a master bathroom super shower instead, or a luxury bath for optimal relaxation. You deserve to feel comfortable, relaxed, and at peace in your new home! Heading up the stairs, you will find three additional bedrooms, all with spacious. ..

ⓘ 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: $35,580
• − Mortgage interest: −$16,921
• − Property taxes: −$4,531
• − Insurance: −$1,510
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − Depreciation: −$8,788
• Taxable loss: −$1,863
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $3,504/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 · 6 photos

Excellent 95/100 None rehab

This single-family home in Kendleton, TX, is in excellent condition with a well-maintained exterior and interior. It offers a spacious floor plan, modern appliances, and a clean, inviting appearance. Potential buyers and renters will appreciate the home's curb appeal and interior updates, making it a strong investment opportunity.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Resale Kitchen appliances — Upgrading to high-end appliances can attract more buyers.
• Resale Bathroom fixtures — Modernizing bathrooms can increase the home's appeal to potential buyers.
• Rental HVAC system maintenance — A well-maintained HVAC system can attract renters and reduce utility costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Kitchen appliances — Upgrading to high-end appliances can attract more buyers. ↑
• Resale Bathroom fixtures — Modernizing bathrooms can increase the home's appeal to potential buyers. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system can attract renters and reduce utility costs. ↑

ⓘ 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: 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 — Kendleton

• Score: 61/100
• State rank: #1021
• US rank: #18149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 115,151
• Population (ZIP): 3,232

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 49% White 22% Black 8%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 76% English-only · Spanish 24%

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: ▲ 4.15%
• Current HPI: 337.8236
• Rent YoY: —
• Metro: —
• 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

-0.6% since first listed

2 events — show timeline

• 2026-02-14 Price Changed $309,990 Zillow
• 2025-06-25 Listed $311,990 Zillow