1119 Campside Dr · Rosenberg, TX 77417

$313,900

3 bd · 2.0 ba · 1,620 sqft · Land · 18 Days on market

Built 2026 $113/mo HOA · 5% 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 +13.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The Montgomery provides the space your family has been dreaming of! This spacious home features designer upgrades including stainless steel appliances, granite countertops, lush carpet in the bedrooms and energy-efficient technology. A beautiful private dining room and an exceptional chef-ready kitchen will make every celebration magical at your home! The kitchen provides a great amount of counter space great for preparing meals for friends and family to share. An abundance of storage is found throughout this home providing the storage solutions you have been dreaming of! Three additional closets throughout the home allows you to store everything from family keepsakes to holiday decorations

Key facts

• Private dining room
• Chef-ready kitchen
• Abundance of storage

Tags

• PRIVATE DINING ROOM
• CHEF-READY KITCHEN
• ABUNDANCE OF STORAGE

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Emberly Homeowners Association; Annual association fee; Community amenities: clubhouse, pool, sport court, pickleball, playground, dog park, picnic area, park, trails

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (built 2026); Slab foundation; Composition roof; Builder: LGI Homes
• Construction: Brick construction
• Exterior features: Deck; Patio; Fence (back yard); Subdivision lot

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Instant hot water; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: 9 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning; Programmable thermostat
• Interior features: Entrance foyer; Granite counters; High ceilings; Kitchen/family room combo; Pantry; Soaking tub; Separate shower; Tub/shower; Vanity; Window treatments; Ceiling fan(s); Programmable thermostat; Low emissivity windows; Ventilation for improved indoor air quality
• Laundry & utility: Washer hookup; Electric dryer hookup; Tankless water heater

🏗️ New construction. The $313,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $285,232.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $314k.

Deal economics

• At list price, monthly cash flow is $19 ($224/yr) — positive.
• To cash-flow at today's rent, offer at most $289k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (24.3% below list).
• Recommended offer: $238k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.4% in Rosenberg — 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 (#922 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; 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: Beasley El (math 42% / reading 27%, grade F, #1,995 of 4,322 statewide, top 50%, 366 students, 86% FRL); George J H (math 27% / reading 28%, grade F, #1,156 of 1,662 statewide, top 71%, 1,173 students, 81% FRL); B F Terry H S (math 34% / reading 41%, grade F, #888 of 1,632 statewide, top 55%, 1,739 students, 74% FRL) — zoned schools average 80% FRL vs 43% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 52% district-wide (-18 pts) — the specific schools serving this property underperform the Lamar CISD average; the district grade overstates school quality for this exact location.
• 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 $80k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts; this cycle's ask is 11950% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $237,500 (24.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (median comp): $285,232
• List price: $313,900
• Delta: 10.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.67×
• Total profit: $53,308
• Equity at exit: $147,179

10-year hold

• IRR: 12.5%
• Equity multiple: 3.09×
• Total profit: $167,196
• Equity at exit: $242,790

Cash invested: $79,865 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$1,496
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$119
• HOA: −$113
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $19

Break-even live

Break-even rent $2,351

Max offer price $285,232

Occupancy floor 94%

Sensitivity live

Price	-10% $180	-5% $99	+0% $19	+5% $-62	+10% $-143
Rent	-10% $-169	-5% $-75	+0% $19	+5% $113	+10% $206
Rate	-1.0pp $162	-0.5pp $91	base $19	+0.5pp $-55	+1.0pp $-130

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: $71,308
• Closing costs: $8,557
• 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	0d	1	0.71mi

HOA detail

• Monthly dues: $113 · $1,356/yr

Listing history 41 events

1. 2026-06-21
   days on market $313,900 Active 18 DOM
2. 2026-06-18
   days on market $313,900 Active 15 DOM
3. 2026-06-17
   days on market $313,900 Active 14 DOM
4. 2026-06-16
   days on market $313,900 Active 13 DOM
5. 2026-06-15
   days on market $313,900 Active 12 DOM
6. 2026-06-13
   days on market $313,900 Active 10 DOM
7. 2026-06-09
   days on market $313,900 Active 6 DOM
8. 2026-06-08
   days on market $313,900 Active 5 DOM
9. 2026-06-07
   days on market $313,900 Active 4 DOM
10. 2026-06-04
    days on marketlisting id $313,900 Active 1 DOM
11. 2026-06-01
    days on market $313,900 Active 40 DOM
12. 2026-05-31
    days on market $313,900 Active 39 DOM
13. 2026-05-12
    historical $2,555
14. 2026-05-09
    price $2,555
15. 2026-04-30
    price $313,900 833-char remark
16. 2026-04-30
    price $289,900 833-char remark
17. 2026-04-22
    listed $313,900 Active 833-char remark
18. 2026-04-20
    historical
19. 2026-04-18
    price $2,525
20. 2026-04-11
    listed $2,480
21. 2026-04-07
    historical $2,480
22. 2026-03-18
    listed $313,900 Active
23. 2026-03-16
    historical
24. 2026-03-05
    listed $2,480
25. 2026-03-04
    price $313,900
26. 2026-02-20
    status Active
27. 2026-02-20
    price $319,900
28. 2026-02-17
    status Pending
29. 2026-02-11
    listed $313,900 Active
30. 2026-02-09
    historical
31. 2025-12-30
    listed $313,900 Active
32. 2025-12-22
    historical
33. 2025-11-19
    listed $313,900 Active
34. 2025-11-17
    historical
35. 2025-10-15
    listed $313,900 Active
36. 2025-10-14
    historical
37. 2025-10-14
    historical $2,525
38. 2025-10-02
    price $313,900
39. 2025-09-12
    price $2,525
40. 2025-08-29
    listed $2,625
41. 2025-08-28
    listed $309,900 Active

ⓘ 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: $5,744 · $479/mo
• Expected delta: +$4,185/yr (+$349/mo · 268.4%)

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

Taxation est. · year 1

• Rental income: $28,500
• − Mortgage interest: −$15,977
• − Property taxes: −$1,559
• − Insurance: −$1,426
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − HOA: −$1,356
• − Depreciation: −$8,298
• Taxable loss: −$4,676
• Est. tax savings @ 24.0%: +$1,122
• After-tax cash flow: $1,347/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 — Rosenberg

• Score: 62/100
• State rank: #922
• US rank: #16414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 115,151
• 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

-99.2% since first listed

32 events — show timeline

• 2026-06-05 Listed for Rent $2,605 HARMLS
• 2026-06-03 Listed $313,900 HARMLS
• 2026-06-01 Listing Removed — HARMLS
• 2026-05-12 Rental Removed $2,555 HARMLS
• 2026-05-09 Price Changed $2,555 HARMLS
• 2026-04-30 Price Changed $313,900 HARMLS
• 2026-04-30 Price Changed $289,900 HARMLS
• 2026-04-22 Listed $313,900 HARMLS
• 2026-04-20 Listing Removed — HARMLS
• 2026-04-18 Price Changed $2,525 HARMLS
• 2026-04-11 Listed for Rent $2,480 HARMLS
• 2026-04-07 Rental Removed $2,480 HARMLS
• 2026-03-18 Listed $313,900 HARMLS
• 2026-03-16 Listing Removed — HARMLS
• 2026-03-05 Listed for Rent $2,480 HARMLS
• 2026-03-04 Price Changed $313,900 HARMLS
• 2026-02-20 Relisted — HARMLS
• 2026-02-20 Price Changed $319,900 HARMLS
• 2026-02-17 Pending — HARMLS
• 2026-02-11 Listed $313,900 HARMLS
• 2026-02-09 Listing Removed — HARMLS
• 2025-12-30 Listed $313,900 HARMLS
• 2025-12-22 Listing Removed — HARMLS
• 2025-11-19 Listed $313,900 HARMLS
• 2025-11-17 Listing Removed — HARMLS
• 2025-10-15 Listed $313,900 HARMLS
• 2025-10-14 Listing Removed — HARMLS
• 2025-10-14 Rental Removed $2,525 HARMLS
• 2025-10-02 Price Changed $313,900 HARMLS
• 2025-09-12 Price Changed $2,525 HARMLS
• 2025-08-29 Listed for Rent $2,625 HARMLS
• 2025-08-28 Listed $309,900 HARMLS