2419 Woven Wood Ln · Pecan Grove, TX 77406

$250,000

3 bd · 2.0 ba · 1,562 sqft · SingleFamily public records · 38 Days on market

Built 1981 6,046 sqft lot $160/sqft · 7% below area Est $270k · 7% under $18/mo HOA · 1% of rent

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Why this score? — see what drove the D 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 +10.8/15.0
• Cash flow +10.5/30.0
• Schools +4.6/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Original owner! This is a well loved home with a large yard. The kitchen is nice and is open to the family room. This house has tall ceilings and feels so much larger than the square footage. Covered patio overlooking the spacious backyard.

Key facts

• 6,046 sq ft lot
• 2 garage spots
• Built 1981

Property features AI

Finance

• Other: Lease not considered
• HOA & community: Community has curbs; Annual association fee of $215; Association: The Grove CIA/Austin Properties

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces south; Built in 1981; Full ownership; Slab foundation
• Construction: Brick and vinyl siding exterior
• Exterior features: Concrete road surface; Subdivision setting; Composition roof

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: 3 bedrooms (possible)
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Breakfast bar; High ceilings; Kitchen open to family room; Pantry; Vanity; One fireplace; Six total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (12.4% below list).
• Recommended offer: $219k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.1% in Pecan Grove — 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 72/100 on livability (#256 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; 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: Foster H S (math 64% / reading 74%, grade B, #141 of 1,632 statewide, top 9%, 2,388 students, 34% FRL).
• Zoned-school proficiency averages 69% at this address vs 52% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Lamar CISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.6%/yr); 1222 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 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 $8k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,944 (12.4% 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 38 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.88% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 9.5

CMA / ARV

• ARV (median comp): $270,067
• List price: $250,000
• Delta: -7.43%
• 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
2431 Country Place Dr	0.07mi	3/2.0	1,574 (+1%)	4mo	$299,000	$190	92
2334 Trail Wood Ln	0.12mi	3/2.0	1,534 (-2%)	1mo	$219,000	$143	91
2427 Wren Meadow Rd	0.16mi	3/2.0	1,574 (+1%)	7mo	$268,000	$170	85
2335 Trail Wood Ln	0.14mi	3/2.5	1,612 (+3%)	10mo	$250,000	$155	78
922 Mayweather Ln	0.32mi	3/2.0	1,439 (-8%)	6mo	$287,000	$199	67
2527 Windswept Dr	0.49mi	3/2.0	1,678 (+7%)	5mo	$280,000	$167	61
330 William Morton Dr	0.66mi	3/2.5	1,641 (+5%)	0mo	$279,900	$171	58
834 Mayweather Ln	0.40mi	3/2.0	1,397 (-11%)	7mo	$275,000	$197	58
1830 Lansdowne Dr	0.74mi	3/2.0	1,562 (0%)	11mo	$180,000	$115	56
1802 Winston Homestead St	0.66mi	3/2.0	1,502 (-4%)	10mo	$279,900	$186	54
3257 Loam Ln	0.71mi	3/2.5	1,416 (-9%)	2mo	$304,000	$215	48
3235 Loam Ln	0.70mi	3/2.5	1,416 (-9%)	5mo	$304,000	$215	46

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: -23.6%
• Equity multiple: 0.21×
• Total profit: $-54,958
• Equity at exit: $37,276

10-year hold

• IRR: -30.8%
• Equity multiple: -0.18×
• Total profit: $-82,681
• Equity at exit: $21,615

Cash invested: $70,000 (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 77406

• Home prices YoY: -26.2%
• Rents YoY: -1.6%
• Active inventory: 1222
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,189 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$424 /mo · $5,092/yr
• Insurance: −$104
• HOA: −$18
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-128

Break-even live

Break-even rent $2,351

Max offer price $227,413

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Land Grant Dr Richmond, TX	4.0	2.0	1994	$2,595	$1.30	44d	1	0.78mi
1808 Thompson Crossing Dr Richmond, TX	2.0	2.0	1129	$1,470	$1.30	44d	1	1.32mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 8 events

1. 2026-06-07
   days on market $250,000 Pending 38 DOM
2. 2026-06-04
   days on market $250,000 Pending 35 DOM
3. 2026-06-03
   days on market $250,000 Pending 34 DOM
4. 2026-06-02
   days on market $250,000 Pending 33 DOM
5. 2026-06-01
   days on market $250,000 Pending 32 DOM
6. 2026-05-31
   days on market $250,000 Pending 31 DOM
7. 2026-05-16
   status Pending 244-char remark
8. 2026-04-29
   listed $250,000 Active 244-char remark

ⓘ 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: $5,092 · $424/mo
• Projected year-2 tax: $5,092 · $424/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 6/10 Major FEMA zone X · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $26,273
• − Mortgage interest: −$14,004
• − Property taxes: −$5,092
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − HOA: −$216
• − Depreciation: −$7,273
• Taxable loss: −$5,765
• Est. tax savings @ 24.0%: +$1,384
• After-tax cash flow: $-151/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.

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 — Pecan Grove

• Score: 72/100
• State rank: #256
• US rank: #6017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pecan Grove, TX
• County: Fort Bend County · 836,777 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,918
• Household income: $141,869
• Rent vs Own: 14.4% rent · 85.6% own
• Severe rent burden: 575.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 43% Hispanic / Latino 26% Two or more races 15% Black 14% Asian 12%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 1% Iranian 1%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 14% Other Indo-European 3% Vietnamese 2%

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: ▼ -79.18%
• Current HPI: 222.9525
• Rent YoY: ▼ -1.61%
• 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

3 events — show timeline

• 2026-06-08 Pending — HARMLS
• 2026-05-16 Pending — HARMLS
• 2026-04-29 Listed $250,000 HARMLS

Property tax history

+4.2%/yr

Latest (2025): $5,092 · -2.8% YoY. Source: county tax records.