3088 Duskshine Dr · Pattison, TX 77423

$253,990

4 bd · 2.0 ba · 1,776 sqft · SingleFamily · 22 Days on market

Built 2026 Good condition $100/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 +7.5/15.0
• Cash flow +6.8/30.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +2.2/10.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Oxford Floor Plan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• HOA & community: Member of Sunterra Lakes Property Owners Association; Annual association fee of $1,200

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Built in 2026; Slab foundation; Composition roof
• Construction: Brick and cement siding construction; New construction by Lennar Homes
• Exterior features: Back yard fence; Subdivision lot setting

Interior

• Kitchen: Dishwasher; Electric oven and range; Gas oven and range
• Bedrooms: 6 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Kitchen/family room combo; Kitchen/dining combo; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $253,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $326,784.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $254k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-506 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (7.7% below list).
• Recommended offer: $235k (7.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#876 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: amenities F, commute F, health & safety F.
• Royal ISD (rural): math 23% / reading 23% proficiency, ranked #744 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Royal H S (math 17% / reading 26%, grade F, #1,377 of 1,632 statewide, top 85%, 842 students, 71% FRL).
• Market conditions: Rents soft (-1.0%/yr); 997 active listings in the ZIP; solid renter incomes; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/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 $10k of value loss. Plan a longer hold.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $234,523 (7.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.63%
• DSCR: 0.70
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $326,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3032 Duskshine Dr	0.03mi	3/2.0 (-1)	1,792 (+1%)	1mo	$331,990	$185	91
3061 Duskshine Dr	0.04mi	4/2.0	1,908 (+7%)	1mo	$350,990	$184	85
3045 Duskshine Dr	0.06mi	4/2.0	1,908 (+7%)	1mo	$357,990	$188	84
3008 Duskshine Dr	0.08mi	4/2.0	1,908 (+7%)	1mo	$350,990	$184	83
3077 Duskshine Dr	0.04mi	3/2.0 (-1)	1,880 (+6%)	1mo	$358,990	$191	83
3016 Duskshine Dr	0.06mi	3/2.0 (-1)	1,880 (+6%)	1mo	$347,990	$185	82
1013 Daybreak Dr	0.36mi	3/2.0 (-1)	1,769 (-0%)	1mo	$279,990	$158	77
3073 Duskshine Dr	0.03mi	3/2.0 (-1)	1,600 (-10%)	1mo	$314,990	$197	76
1113 Sunlit Cir	0.40mi	4/2.0	1,827 (+3%)	1mo	$313,990	$172	76
3000 Duskshine Dr	0.10mi	4/2.5	2,015 (+14%)	0mo	$336,990	$167	71
6414 Breakaway Grove Dr	0.10mi	4/2.5	2,015 (+14%)	1mo	$349,990	$174	70
3040 Helios Haven Dr	0.36mi	4/3.0	2,041 (+15%)	0mo	$334,990	$164	54

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: -31.3%
• Equity multiple: -0.00×
• Total profit: $-91,931
• Equity at exit: $48,725

10-year hold

• IRR: -56.7%
• Equity multiple: -0.61×
• Total profit: $-147,684
• Equity at exit: $28,254

Cash invested: $91,500 (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 77423

• Rents YoY: -1.0%
• Active inventory: 997
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,345 medium
• Mortgage (P&I): −$1,714
• Tax est. 1.5%: −$408 /mo · $4,902/yr
• Insurance: −$136
• HOA: −$100
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-506

Break-even live

Break-even rent $2,985

Max offer price $253,624

Occupancy floor —

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: $81,696
• Closing costs: $9,804
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 17 events

1. 2026-06-18
   days on market $253,990 Active 22 DOM
2. 2026-06-17
   days on market $253,990 Active 21 DOM
3. 2026-06-16
   days on market $253,990 Active 20 DOM
4. 2026-06-15
   days on market $253,990 Active 19 DOM
5. 2026-06-13
   days on market $253,990 Active 17 DOM
6. 2026-06-10
   days on market $253,990 Active 13 DOM
7. 2026-06-08
   days on market $253,990 Active 12 DOM
8. 2026-06-07
   days on market $253,990 Active 11 DOM
9. 2026-06-04
   days on market $253,990 Active 8 DOM
10. 2026-06-03
    days on market $253,990 Active 7 DOM
11. 2026-06-02
    days on market $253,990 Active 6 DOM
12. 2026-06-01
    days on market $253,990 Active 5 DOM
13. 2026-05-31
    days on market $253,990 Active 4 DOM
14. 2026-05-01
    price $254,990 401-char remark
15. 2026-04-30
    price $254,990 522-char remark
16. 2026-04-25
    listed $246,990 Active 401-char remark
17. 2026-04-24
    listed $246,990 Active 522-char remark

ⓘ 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: $28,143
• − Mortgage interest: −$18,305
• − Property taxes: −$4,902
• − Insurance: −$1,634
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − HOA: −$1,200
• − Depreciation: −$9,506
• Taxable loss: −$11,907
• Est. tax savings @ 24.0%: +$2,858
• After-tax cash flow: $-3,209/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 Cosmetic rehab

This single-level home is in good condition with a spacious open floorplan and modern finishes. It is move-in ready and has the potential for minor updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Installing new flooring in the bedrooms — Carpet can be replaced with hardwood or tile to increase value.
• Both Upgrading the kitchen backsplash — A backsplash can add a modern touch and increase the home's value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Installing new flooring in the bedrooms — Carpet can be replaced with hardwood or tile to increase value. ↑
• Both Upgrading the kitchen backsplash — A backsplash can add a modern touch and increase the home's value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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: Royal ISD
• NCES district ID: 4838190
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $41,059
• Composite: 19.55/100
• National rank: #8760
• State rank: #744 of 826 in TX

Livability — Pattison

• Score: 63/100
• State rank: #876
• US rank: #15789

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: Waller County · 18,767 people
• City population: 18,767
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 18,767
• Household income: $84,490
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 20.0

Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 41% White 41% Black 14% Two or more races 13% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 30% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 65% English-only · Spanish 32% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.28%
• Current HPI: 204.8709
• Rent YoY: ▼ -1.01%
• 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

+2.8% since first listed

4 events — show timeline

• 2026-05-27 Listed $253,990 HARMLS
• 2026-05-21 Listing Removed — HARMLS
• 2026-04-30 Price Changed $254,990 HARMLS
• 2026-04-24 Listed $246,990 HARMLS