1035 Rosewood Trl · Kendleton, TX 77417

$288,900

3 bd · 2.0 ba · 1,400 sqft · Land · 17 Days on market

Built 2025 5,641 sqft lot $113/mo HOA · 5% of rent ↓ 2% since listing

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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).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming home features an open-concept layout designed for both everyday living and entertaining. The spacious kitchen overlooks the dining and living areas and offers granite countertops, stainless steel appliances, abundant prep space, and modern white cabinetry. The privately situated primary suite is located at the rear of the home and includes a spacious bedroom, an ensuite bath with an extended vanity, ample counter space, a linen closet, and a large walk-in closet. Two additional bedrooms and a full secondary bath provide flexibility for family, guests, or a home office. Conveniently located with easy access to Highway 59, this home is situated in a community featuring an impres

Key facts

• Spacious kitchen
• Ensuite bath
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MODERN WHITE CABINETRY
• ENSUITE BATH

Property features AI

Finance

• HOA & community: Emberly Homeowners Association; Annual association fee; Association amenities include sport court, dog park, fitness center, picnic area, playground, pickleball, park, pool, and trails

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2025); Slab foundation; Brick construction; Composition roof; Living area ~1,400; Located in a subdivision
• Construction: Built by LGI Homes; Brick exterior; Composition roof; Slab foundation; 2025 construction
• Exterior features: Backyard fence; Association pool

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Disposal; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom (first floor) — 17 x 12; Bedroom (first floor) — 11 x 11; Bedroom (first floor) — 10 x 12
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Entrance foyer; Granite counters; High ceilings; Kitchen island; Pantry; Soaking tub; Separate shower; Tub/shower combination; Window treatments; Open living/dining area; Programmable thermostat; Low emissivity windows; Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $288,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $290,933.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $289k.

Deal economics

• At list price, monthly cash flow is $-14 ($-163/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (17.8% below list).
• Recommended offer: $238k (17.8% below list) — sets the bar for 1% rule.

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 $14k of equity ($2k loan paydown + $12k 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 $81k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 29 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 $237,500 (17.8% 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. 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. 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: 0.82% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (median comp): $290,933
• List price: $288,900
• Delta: -0.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.64×
• Total profit: $52,290
• Equity at exit: $150,121

10-year hold

• IRR: 12.2%
• Equity multiple: 3.04×
• Total profit: $166,031
• Equity at exit: $247,643

Cash invested: $81,461 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$1,526
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$121
• HOA: −$113
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-14

Break-even live

Break-even rent $2,392

Max offer price $288,534

Occupancy floor 96%

Sensitivity live

Price	-10% $151	-5% $69	+0% $-14	+5% $-96	+10% $-178
Rent	-10% $-201	-5% $-107	+0% $-14	+5% $80	+10% $174
Rate	-1.0pp $133	-0.5pp $60	base $-14	+0.5pp $-89	+1.0pp $-166

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: $72,733
• Closing costs: $8,728
• 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	$2,375	$1.27	2d	1	0.58mi

HOA detail

• Monthly dues: $113 · $1,356/yr

Listing history 50 events

1. 2026-06-21
   days on market $288,900 Active 17 DOM
2. 2026-06-18
   days on market $288,900 Active 14 DOM
3. 2026-06-17
   days on market $288,900 Active 13 DOM
4. 2026-06-16
   days on market $288,900 Active 12 DOM
5. 2026-06-15
   days on market $288,900 Active 11 DOM
6. 2026-06-13
   days on market $288,900 Active 9 DOM
7. 2026-06-09
   days on market $288,900 Active 5 DOM
8. 2026-06-08
   days on market $288,900 Active 4 DOM
9. 2026-06-07
   days on marketlisting id $288,900 Active 3 DOM
10. 2026-05-09
    price $2,390
11. 2026-04-23
    listed $2,385
12. 2026-04-22
    price $288,900 732-char remark
13. 2026-04-22
    historical $2,335
14. 2026-04-22
    listed $287,900 Active 732-char remark
15. 2026-04-21
    historical
16. 2026-04-18
    price $2,335
17. 2026-03-11
    listed $2,300
18. 2026-03-10
    historical $2,300
19. 2026-03-10
    listed $287,900 Active
20. 2026-03-09
    historical
21. 2026-02-25
    price $2,300
22. 2026-02-14
    listed $2,340
23. 2026-02-12
    status Active
24. 2026-02-04
    historical $2,340
25. 2026-02-04
    status Pending
26. 2026-01-31
    listed $2,340
27. 2026-01-29
    status Active
28. 2026-01-20
    historical $2,340
29. 2026-01-20
    historical
30. 2026-01-16
    status Active
31. 2026-01-15
    historical
32. 2025-12-31
    listed $2,340
33. 2025-12-21
    historical $2,340
34. 2025-12-18
    listed $2,340
35. 2025-12-16
    listed $287,900 Active
36. 2025-12-15
    historical
37. 2025-12-12
    historical $2,340
38. 2025-11-13
    listed $2,340
39. 2025-11-12
    listed $287,900 Active
40. 2025-11-04
    historical $2,375
41. 2025-11-03
    historical
42. 2025-10-09
    price $2,375
43. 2025-10-02
    price $287,900
44. 2025-09-26
    listed $2,340
45. 2025-09-24
    listed $289,900 Active
46. 2025-09-23
    historical $2,340
47. 2025-09-22
    historical
48. 2025-09-17
    price $2,340
49. 2025-09-05
    price $2,315
50. 2025-08-23
    listed $2,400

ⓘ 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: $1,559 · $130/mo
• Projected year-2 tax: $5,287 · $441/mo
• Expected delta: +$3,728/yr (+$311/mo · 239.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,500
• − Mortgage interest: −$16,297
• − Property taxes: −$1,559
• − Insurance: −$1,455
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − HOA: −$1,356
• − Depreciation: −$8,463
• Taxable loss: −$5,190
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $1,083/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 — 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

• 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

-1.7% since first listed

73 events — show timeline

• 2026-06-04 Listed $288,900 HARMLS
• 2026-05-30 Rental Removed $2,390 HARMLS
• 2026-05-30 Listing Removed — HARMLS
• 2026-05-09 Price Changed $2,390 HARMLS
• 2026-04-23 Listed for Rent $2,385 HARMLS
• 2026-04-22 Price Changed $288,900 HARMLS
• 2026-04-22 Rental Removed $2,335 HARMLS
• 2026-04-22 Listed $287,900 HARMLS
• 2026-04-21 Listing Removed — HARMLS
• 2026-04-18 Price Changed $2,335 HARMLS
• 2026-03-11 Listed for Rent $2,300 HARMLS
• 2026-03-10 Rental Removed $2,300 HARMLS
• 2026-03-10 Listed $287,900 HARMLS
• 2026-03-09 Listing Removed — HARMLS
• 2026-02-25 Price Changed $2,300 HARMLS
• 2026-02-14 Listed for Rent $2,340 HARMLS
• 2026-02-12 Relisted — HARMLS
• 2026-02-04 Rental Removed $2,340 HARMLS
• 2026-02-04 Pending — HARMLS
• 2026-01-31 Listed for Rent $2,340 HARMLS
• 2026-01-29 Relisted — HARMLS
• 2026-01-20 Rental Removed $2,340 HARMLS
• 2026-01-20 Listing Removed — HARMLS
• 2026-01-16 Relisted — HARMLS
• 2026-01-15 Listing Removed — HARMLS
• 2025-12-31 Listed for Rent $2,340 HARMLS
• 2025-12-21 Rental Removed $2,340 HARMLS
• 2025-12-18 Listed for Rent $2,340 HARMLS
• 2025-12-16 Listed $287,900 HARMLS
• 2025-12-15 Listing Removed — HARMLS
• 2025-12-12 Rental Removed $2,340 HARMLS
• 2025-11-13 Listed for Rent $2,340 HARMLS
• 2025-11-12 Listed $287,900 HARMLS
• 2025-11-04 Rental Removed $2,375 HARMLS
• 2025-11-03 Listing Removed — HARMLS
• 2025-10-09 Price Changed $2,375 HARMLS
• 2025-10-02 Price Changed $287,900 HARMLS
• 2025-09-26 Listed for Rent $2,340 HARMLS
• 2025-09-24 Listed $289,900 HARMLS
• 2025-09-23 Rental Removed $2,340 HARMLS
• 2025-09-22 Listing Removed — HARMLS
• 2025-09-17 Price Changed $2,340 HARMLS
• 2025-09-05 Price Changed $2,315 HARMLS
• 2025-08-23 Listed for Rent $2,400 HARMLS
• 2025-08-22 Listed $289,900 HARMLS
• 2025-08-19 Rental Removed $2,360 HARMLS
• 2025-08-18 Listing Removed — HARMLS
• 2025-08-16 Price Changed $2,360 HARMLS
• 2025-08-08 Price Changed $2,325 HARMLS
• 2025-07-15 Listed for Rent $2,360 HARMLS
• 2025-07-14 Listed $289,900 HARMLS
• 2025-07-07 Listing Removed — HARMLS
• 2025-06-30 Rental Removed $2,365 HARMLS
• 2025-06-13 Listed for Rent $2,365 HARMLS
• 2025-06-12 Listed $286,900 HARMLS
• 2025-06-03 Rental Removed $2,385 HARMLS
• 2025-06-02 Listing Removed — HARMLS
• 2025-05-09 Price Changed $2,385 HARMLS
• 2025-05-08 Price Changed $286,900 HARMLS
• 2025-05-03 Listed for Rent $2,485 HARMLS
• 2025-05-02 Listed $296,900 HARMLS
• 2025-04-30 Rental Removed $2,485 HARMLS
• 2025-04-29 Listing Removed — HARMLS
• 2025-04-23 Price Changed $2,485 HARMLS
• 2025-04-22 Price Changed $296,900 HARMLS
• 2025-04-17 Price Changed $308,900 HARMLS
• 2025-03-27 Listed for Rent $2,385 HARMLS
• 2025-03-26 Listed $293,900 HARMLS
• 2025-03-26 Rental Removed $2,385 HARMLS
• 2025-03-24 Listing Removed — HARMLS
• 2025-03-15 Price Changed $2,385 HARMLS
• 2025-02-26 Listed for Rent $2,440 HARMLS
• 2025-02-21 Listed $293,900 HARMLS