527 Solomon Ln · Brookshire, TX 77423

$189,900

3 bd · 2.5 ba · 1,516 sqft · Townhouse public records · 57 Days on market

Built 2006 3,803 sqft lot $125/sqft · 8% below area Est $206k · 8% under $38/mo HOA · 2% of rent

---

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 +26.4/30.0
• ARV discount +11.0/15.0
• DSCR +9.0/10.0
• 1% rule +8.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained townhome in the quiet community of Solomons Landing in Brookshire. This inviting home features a functional open-concept layout that seamlessly connects the living, dining, and kitchen areas ideal for both everyday living and entertaining. Enjoy tile flooring throughout, offering durability, easy maintenance, and a clean, cohesive look. Pride of ownership is evident, as the property has been very well cared for by the owner. The layout provides comfortable living spaces with a spacious primary retreat and well-appointed secondary areas. Additional highlights include a 2-car garage and a generously sized lot. Conveniently located with easy access to I-10, allowing for an easy commute to Katy and West Houston, and close to shopping, dining, and everyday conveniences. NO monthly maintenance fee & Low HOA. Great for first-time homebuyers and ready for move-in in a peaceful, growing area.

Key facts

• Generously sized lot
• 2-car garage
• Tile flooring

Tags

• OPEN-CONCEPT LAYOUT
• TILE FLOORING
• 2-CAR GARAGE
• GENEROUSLY SIZED LOT
• EASY ACCESS TO I-10
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.9% in Brookshire — 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 62/100 on livability (#960 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities 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.
• Market conditions: Rents soft (-1.0%/yr); 997 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $6k 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 57 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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.
• Current owner paid $82k; list at $190k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.32% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.3

CMA / ARV

• ARV (median comp): $205,973
• List price: $189,900
• Delta: -7.80%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 Solomon Ln	0.03mi	3/2.0	1,516 (0%)	6mo	$135,000	$89	91
523 Solomon Ln	0.01mi	3/2.5	1,516 (0%)	15mo	$199,000	$131	87

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-6,442
• Equity at exit: $28,315

10-year hold

• IRR: 2.2%
• Equity multiple: 1.13×
• Total profit: $7,141
• Equity at exit: $16,419

Cash invested: $53,172 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,514 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$378 /mo · $4,536/yr
• Insurance: −$79
• HOA: −$38
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $495

Break-even live

Break-even rent $1,887

Max offer price $189,900

Occupancy floor 75%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
523 Solomon Ln Brookshire, TX	3.0	2.5	1516	$3,480	$2.30	43d	1	0.03mi
4441 South St Brookshire, TX	3.0	3.0	1846	$1,500	$0.81	43d	1	0.07mi
1001 Walnut Ln Brookshire, TX	4.0	2.0	1761	$1,941	$1.10	43d	1	0.59mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 18 events

1. 2026-06-18
   days on market $189,900 Active 57 DOM
2. 2026-06-17
   days on market $189,900 Active 56 DOM
3. 2026-06-16
   days on market $189,900 Active 55 DOM
4. 2026-06-15
   days on market $189,900 Active 54 DOM
5. 2026-06-13
   days on market $189,900 Active 52 DOM
6. 2026-06-10
   days on market $189,900 Active 48 DOM
7. 2026-06-08
   days on market $189,900 Active 47 DOM
8. 2026-06-07
   days on market $189,900 Active 46 DOM
9. 2026-06-04
   days on market $189,900 Active 43 DOM
10. 2026-06-03
    days on market $189,900 Active 42 DOM
11. 2026-06-02
    days on market $189,900 Active 41 DOM
12. 2026-06-01
    days on market $189,900 Active 40 DOM
13. 2026-05-31
    days on market $189,900 Active 39 DOM
14. 2026-04-22
    listed $189,900 Active 944-char remark

    Show marketing remark (944 chars)

    Welcome to this well-maintained townhome in the quiet community of Solomons Landing in Brookshire. This inviting home features a functional open-concept layout that seamlessly connects the living, dining, and kitchen areas ideal for both everyday living and entertaining. Enjoy tile flooring throughout, offering durability, easy maintenance, and a clean, cohesive look. Pride of ownership is evident, as the property has been very well cared for by the owner. The layout provides comfortable living spaces with a spacious primary retreat and well-appointed secondary areas. Additional highlights include a 2-car garage and a generously sized lot. Conveniently located with easy access to I-10, allowing for an easy commute to Katy and West Houston, and close to shopping, dining, and everyday conveniences. NO monthly maintenance fee & Low HOA. Great for first-time homebuyers and ready for move-in in a peaceful, growing area.

15. 2009-07-06
    soldstatus 48-char remark

    Show marketing remark (48 chars)

    Townhome, 3 bedroom, priced to sell. Bank Owned.

16. 2009-06-25
    historical 48-char remark

    Show marketing remark (48 chars)

    Townhome, 3 bedroom, priced to sell. Bank Owned.

17. 2009-04-24
    listed $29,900 48-char remark

    Show marketing remark (48 chars)

    Townhome, 3 bedroom, priced to sell. Bank Owned.

18. 2006-12-01
    soldstatus $82,500

ⓘ 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: $4,536 · $378/mo
• Projected year-2 tax: $4,536 · $378/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,173
• − Mortgage interest: −$10,637
• − Property taxes: −$4,536
• − Insurance: −$950
• − Repairs & maintenance: −$2,414
• − Management: −$2,414
• − HOA: −$456
• − Depreciation: −$5,524
• Taxable income: $3,242
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $5,167/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: 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 — Brookshire

• Score: 62/100
• State rank: #960
• US rank: #17059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookshire, TX
• County: Waller County · 18,767 people
• 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

+130.2% since first listed

5 events — show timeline

• 2026-04-22 Listed $189,900 HARMLS
• 2009-07-06 Sold (MLS) — HARMLS
• 2009-06-25 Listing Removed — HARMLS
• 2009-04-24 Listed $29,900 HARMLS
• 2006-12-01 Sold (Public Records) $82,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,536 · -6.8% YoY. Source: county tax records.