7726 Sorbete Dr · Mission Bend, TX 77083

$204,900

3 bd · 3.0 ba · 1,316 sqft · SingleFamily public records · 8 Days on market

Built 1983 6,838 sqft lot Est $233k · 12% under $33/mo HOA · 2% 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).

• Cash flow +13.1/30.0
• ARV discount +12.9/15.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

STUNNING two-story home with new floors, fresh paint, updated bathrooms, new kitchen cabinets, and upgraded light fixtures and fans all completed in 2022! Living room boasts of high ceilings. Plenty of natural light throughout the home. Primary bedroom and additional bedrooms have walk-in closets. SPACIOUS backyard with a shed for extra storage and ample covered space perfect for entertaining! Washer, dryer, and refrigerator convey with the property. Home sits on a cul-de-sac and is close to the community pool. Fort Bend ISD school district. Central location with access to Hwy 6 and plenty of shopping and dining options.

Key facts

• Great layout
• Natural light
• Covered patio

Tags

• GREAT LAYOUT
• NATURAL LIGHT
• PRETTY BRICK FIREPLACE
• KITCHEN DINING COMBO
• COVERED PATIO
• OUTDOOR KITCHEN

Property features AI

Finance

• HOA & community: Mission West Civic Association with $400 annual fee; Neighborhood curbs and gutters

Exterior

• Parking: Attached 2-car garage; Driveway parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1983; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Covered patio; Patio; Deck; Outdoor kitchen; Fenced backyard; Subdivision setting; Asphalt road access

Interior

• Kitchen: Dishwasher; Gas range
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Crown molding; High ceilings; Tub with shower; Ceiling fans; Kitchen/dining combo; One fireplace; 3 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-74 ($-887/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (4.5% below list).
• Recommended offer: $192k (6.4% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 4.2% in Mission Bend — 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 65/100 on livability (#715 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mission West El (math 30% / reading 38%, grade F, #2,149 of 4,322 statewide, top 50%, 523 students, 87% FRL); David Crockett Middle (math 30% / reading 44%, grade F, #756 of 1,662 statewide, top 47%, 1,119 students, 70% FRL) — zoned schools average 79% FRL vs 35% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 262 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 36% of the median local income ($64k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $191,835 (6.4% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $232,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7423 Londres Dr	0.37mi	3/2.0	1,294 (-2%)	5mo	$224,999	$174	72
7502 Tetela Dr	0.27mi	3/2.5	1,244 (-6%)	8mo	$249,000	$200	69
7627 Tierra Verde Dr	0.13mi	3/2.0	1,156 (-12%)	8mo	$228,000	$197	63
7530 Tierra Verde Dr	0.19mi	3/2.0	1,148 (-13%)	5mo	$200,000	$174	62
8426 Garrett Green Ln	0.50mi	3/2.5	1,217 (-8%)	1mo	$250,000	$205	62
7523 La Place Dr	0.40mi	3/2.5	1,200 (-9%)	5mo	$159,000	$133	61
7411 Trabajo Dr	0.52mi	3/2.5	1,200 (-9%)	8mo	$165,000	$138	53
7606 Loro Linda Dr	0.28mi	3/2.0	1,512 (+15%)	7mo	$235,000	$155	52
8126 Soledad Dr	0.49mi	3/2.5	1,144 (-13%)	6mo	$215,000	$188	48
17739 Barton Point Ln	0.63mi	3/2.0	1,492 (+13%)	1mo	$265,000	$178	44
16211 La Terra Dr	0.63mi	3/2.0	1,188 (-10%)	8mo	$210,000	$177	44
7410 Soledad Dr	0.63mi	3/2.0	1,508 (+15%)	1mo	$240,000	$159	42

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 · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-39,920
• Equity at exit: $30,551

10-year hold

• IRR: -16.1%
• Equity multiple: 0.15×
• Total profit: $-48,871
• Equity at exit: $17,716

Cash invested: $57,372 (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 77083

• Home prices YoY: -19.3%
• Rents YoY: 1.9%
• Active inventory: 262
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$360 /mo · $4,323/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$33
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-74

Break-even live

Break-even rent $2,050

Max offer price $191,835

Occupancy floor 99%

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7506 Tetela Dr Houston, TX	3.0	2.0	1270	$1,856	$1.46	13d	1	0.25mi
7223 Londres Dr Houston, TX	3.0	1.5	1076	$1,720	$1.60	44d	1	0.59mi
8811 FM 1464 Rd Richmond, TX	1.0–2.0	1.0–2.0	971	$2,145	$2.21	4d	34	0.59mi
16131 April Ridge Dr Houston, TX	3.0	2.0	1782	$2,000	$1.12	44d	1	0.74mi
16126 Barbarossa Dr Houston, TX	3.0	2.0	1104	$1,719	$1.56	3d	1	0.74mi
17000 Bissonnet St Richmond, TX	1.0–2.0	1.0–2.0	950	$1,899	$2.00	2d	40	0.82mi
6822 Santa Rita Dr Houston, TX	3.0	2.0	1301	$1,510	$1.16	24d	1	0.97mi
16311 Paso Hondo Dr Houston, TX	3.0	2.5	1449	$1,723	$1.19	44d	1	1.06mi
16717 Westpark Dr Houston, TX	1.0–3.0	1.0–2.0	1042	$2,335	$2.24	2d	38	1.25mi
8325 Addicks Clodine Rd Houston, TX	1.0–2.0	1.0–2.0	940	$1,975	$2.10	11d	18	1.25mi
8325 Addicks Clodine Rd Unit 8362 Houston, TX	2.0	2.0	1080	$1,807	$1.67	3d	1	1.25mi
8325 Addicks Clodine Rd Unit 421 Houston, TX	2.0	2.0	1080	$1,815	$1.68	5d	1	1.25mi
15511 Evergreen Grove Dr Houston, TX	3.0	2.0	1634	$1,786	$1.09	5d	1	1.40mi
15770 Bellaire Blvd Houston, TX	1.0–3.0	1.0–2.0	938	$1,680	$1.79	12d	1	1.42mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 21 events

1. 2026-05-21
   listed $204,900 Active
2. 2025-10-31
   historical
3. 2025-06-28
   listed $275,000 Active
4. 2025-04-02
   soldstatus
5. 2025-04-02
   soldstatus
6. 2025-03-28
   soldstatus Sold 628-char remark

   Show marketing remark (628 chars)

   STUNNING two-story home with new floors, fresh paint, updated bathrooms, new kitchen cabinets, and upgraded light fixtures and fans all completed in 2022! Living room boasts of high ceilings. Plenty of natural light throughout the home. Primary bedroom and additional bedrooms have walk-in closets. SPACIOUS backyard with a shed for extra storage and ample covered space perfect for entertaining! Washer, dryer, and refrigerator convey with the property. Home sits on a cul-de-sac and is close to the community pool. Fort Bend ISD school district. Central location with access to Hwy 6 and plenty of shopping and dining options.

7. 2025-02-17
   status Pending 628-char remark

   Show marketing remark (628 chars)

   STUNNING two-story home with new floors, fresh paint, updated bathrooms, new kitchen cabinets, and upgraded light fixtures and fans all completed in 2022! Living room boasts of high ceilings. Plenty of natural light throughout the home. Primary bedroom and additional bedrooms have walk-in closets. SPACIOUS backyard with a shed for extra storage and ample covered space perfect for entertaining! Washer, dryer, and refrigerator convey with the property. Home sits on a cul-de-sac and is close to the community pool. Fort Bend ISD school district. Central location with access to Hwy 6 and plenty of shopping and dining options.

8. 2025-02-12
   status Option Pending 628-char remark

   Show marketing remark (628 chars)

   STUNNING two-story home with new floors, fresh paint, updated bathrooms, new kitchen cabinets, and upgraded light fixtures and fans all completed in 2022! Living room boasts of high ceilings. Plenty of natural light throughout the home. Primary bedroom and additional bedrooms have walk-in closets. SPACIOUS backyard with a shed for extra storage and ample covered space perfect for entertaining! Washer, dryer, and refrigerator convey with the property. Home sits on a cul-de-sac and is close to the community pool. Fort Bend ISD school district. Central location with access to Hwy 6 and plenty of shopping and dining options.

9. 2025-01-17
   price $255,000 628-char remark

   Show marketing remark (628 chars)

   STUNNING two-story home with new floors, fresh paint, updated bathrooms, new kitchen cabinets, and upgraded light fixtures and fans all completed in 2022! Living room boasts of high ceilings. Plenty of natural light throughout the home. Primary bedroom and additional bedrooms have walk-in closets. SPACIOUS backyard with a shed for extra storage and ample covered space perfect for entertaining! Washer, dryer, and refrigerator convey with the property. Home sits on a cul-de-sac and is close to the community pool. Fort Bend ISD school district. Central location with access to Hwy 6 and plenty of shopping and dining options.

10. 2024-11-15
    listed $270,000 Active 628-char remark

    Show marketing remark (628 chars)

    STUNNING two-story home with new floors, fresh paint, updated bathrooms, new kitchen cabinets, and upgraded light fixtures and fans all completed in 2022! Living room boasts of high ceilings. Plenty of natural light throughout the home. Primary bedroom and additional bedrooms have walk-in closets. SPACIOUS backyard with a shed for extra storage and ample covered space perfect for entertaining! Washer, dryer, and refrigerator convey with the property. Home sits on a cul-de-sac and is close to the community pool. Fort Bend ISD school district. Central location with access to Hwy 6 and plenty of shopping and dining options.

11. 2022-12-02
    soldstatus
12. 2022-11-30
    soldstatus Sold
13. 2022-11-03
    status Pending, Continue to Show
14. 2022-09-23
    listed $230,000 Active
15. 2019-08-16
    soldstatus
16. 2016-07-07
    soldstatus
17. 2016-07-01
    soldstatus Sold
18. 2016-05-16
    status Pending, Continue to Show
19. 2016-05-06
    status Option Pending
20. 2016-05-05
    listed $152,500 Active
21. 2002-04-01
    soldstatus

ⓘ 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: $4,323 · $360/mo
• Projected year-2 tax: $4,323 · $360/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $23,478
• − Mortgage interest: −$11,478
• − Property taxes: −$4,323
• − Insurance: −$1,822
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − HOA: −$396
• − Depreciation: −$5,961
• Taxable loss: −$4,258
• Est. tax savings @ 24.0%: +$1,022
• After-tax cash flow: $134/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: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 of 826 in TX

Livability — Mission Bend

• Score: 65/100
• State rank: #715
• US rank: #13356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mission Bend, TX
• County: Harris County · 4,702,590 people
• City population: 74,843
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 73,230
• Household income: $64,418
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 2410.0

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: Hispanic / Latino 35% Black 30% Asian 23% Two or more races 14% White 8%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1% Cuban 1%
• Foreign-born: 47% · Canada, Vietnam, China
• Languages at home: 38% English-only · Spanish 29% Vietnamese 11% Other Indo-European 6%

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: ▼ -65.00%
• Current HPI: 271.2157
• Rent YoY: ▲ 1.89%
• 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

+34.4% since first listed

21 events — show timeline

• 2026-05-21 Listed $204,900 HARMLS
• 2025-10-31 Listing Removed — HARMLS
• 2025-06-28 Listed $275,000 HARMLS
• 2025-04-02 Sold (Public Records) — Public Records
• 2025-04-02 Sold (Public Records) — Public Records
• 2025-03-28 Sold (MLS) — HARMLS
• 2025-02-17 Pending — HARMLS
• 2025-02-12 Pending — HARMLS
• 2025-01-17 Price Changed $255,000 HARMLS
• 2024-11-15 Listed $270,000 HARMLS
• 2022-12-02 Sold (Public Records) — Public Records
• 2022-11-30 Sold (MLS) — HARMLS
• 2022-11-03 Pending — HARMLS
• 2022-09-23 Listed $230,000 HARMLS
• 2019-08-16 Sold (Public Records) — Public Records
• 2016-07-07 Sold (Public Records) — Public Records
• 2016-07-01 Sold (MLS) — HARMLS
• 2016-05-16 Pending — HARMLS
• 2016-05-06 Pending — HARMLS
• 2016-05-05 Listed $152,500 HARMLS
• 2002-04-01 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,323 · +13.4% YoY. Source: county tax records.