6602 Lenwood Ln · Arcola, TX 77583

$264,995

3 bd · 2.0 ba · 1,548 sqft · SingleFamily · 146 Days on market

Built 2026 Good condition Garage $46/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.6/5.0
• 1% rule +2.5/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

KB HOME NEW CONSTRUCTION - Welcome home to 6602 Lenwood Lane located in the master planned community of Glendale Lakes and zoned to Fort Bend ISD! This beautiful brick/stone elevation home features 3 bedroom, 2 full full baths, and attached 2 car garage. The open-concept layout is complemented by a beautifully appointed kitchen featuring stainless steel Whirlpool appliances, granite countertops, kitchen island, and Woodmont cabinetry for ample storage and style. The private primary suite serves as a peaceful retreat, complete with tub/shower combination, dual vanities, and large walk-in closet. The secondary bathroom boasts of an extended vanity with knee space providing extra space.

Key facts

• 2 garage spots
• Built 2026
• Listed 146 days

🏗️ New construction. The $264,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $316,376.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (10.0% below list).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#1,425 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment C-, crime F, amenities 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: Heritage Rose El (math 29% / reading 28%, grade F, #2,706 of 4,322 statewide, top 63%, 1,209 students, 83% FRL); Ronald Thornton Middle (math 40% / reading 52%, grade D+, #462 of 1,662 statewide, top 28%, 1,529 students, 41% FRL) — zoned schools average 62% FRL vs 35% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 1737 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 146 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $233,195 (12.0% 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 146 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 11.0

CMA / ARV

• ARV (median comp): $316,376
• List price: $264,995
• Delta: -15.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1446 Elsinore Dr	0.09mi	3/2.0	1,548 (0%)	2mo	$275,668	$178	94
6467 Escondido Dr	0.17mi	3/2.0	1,584 (+2%)	2mo	$299,000	$189	86
6618 Escondido Dr	0.14mi	3/2.5	1,600 (+3%)	2mo	$289,000	$181	84
6463 Escondido Dr	0.18mi	4/2.0 (+1)	1,637 (+6%)	2mo	$305,000	$186	76
1131 Santee Ct	0.31mi	3/2.5	1,599 (+3%)	5mo	$279,900	$175	74
931 Modesto Dr	0.64mi	3/2.0	1,575 (+2%)	4mo	$275,000	$175	64
6643 Escondido Dr	0.15mi	4/3.0 (+1)	1,730 (+12%)	2mo	$309,000	$179	63
6403 Canby Ct	0.13mi	3/2.5	1,780 (+15%)	5mo	$288,015	$162	63
6475 Escondido Dr	0.16mi	4/3.0 (+1)	1,730 (+12%)	2mo	$309,000	$179	62
1270 Glendora Dr	0.71mi	3/2.0	1,658 (+7%)	1mo	$250,000	$151	54
6819 Altadena Dr	0.55mi	3/2.0	1,764 (+14%)	2mo	$269,000	$152	49
827 Cloverdale Dr	0.74mi	3/2.0	1,707 (+10%)	4mo	$258,600	$151	45

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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.10×
• Total profit: $-79,326
• Equity at exit: $47,173

10-year hold

• IRR: -37.9%
• Equity multiple: -0.36×
• Total profit: $-120,673
• Equity at exit: $27,354

Cash invested: $88,585 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 18 under contract
• Months of supply: 3.3 mo (30%/mo absorbed)
• Median asking: $275,000 ($168/sqft)
• Median days on market: 49 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +21.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77583

• Rents YoY: 0.4%
• Active inventory: 1737
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,386 high
• Mortgage (P&I): −$1,659
• Tax est. 1.5%: −$395 /mo · $4,746/yr
• Insurance: −$132
• HOA: −$46
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-347

Break-even live

Break-even rent $2,826

Max offer price $266,096

Occupancy floor —

Sensitivity live

Price	-10% $-129	-5% $-238	+0% $-347	+5% $-457	+10% $-566
Rent	-10% $-536	-5% $-442	+0% $-347	+5% $-253	+10% $-159
Rate	-1.0pp $-188	-0.5pp $-267	base $-347	+0.5pp $-429	+1.0pp $-513

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: $79,094
• Closing costs: $9,491
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6822 Altadena Dr Rosharon, TX	3.0	2.0	1764	$1,970	$1.12	18d	1	0.60mi
7218 Bakersfield Ct Rosharon, TX	3.0	2.5	2004	$2,200	$1.10	139d	1	0.69mi
7215 Victorville Dr Rosharon, TX	4.0	2.5	2152	$2,326	$1.08	5d	1	0.82mi
6911 Rosemont Ct Rosharon, TX	4.0	2.0	1719	$1,750	$1.02	108d	1	0.89mi
414 Manor Ave Arcola, TX	4.0	2.0	1796	$2,500	$1.39	30d	1	0.90mi
318 Manor Ave Rosharon, TX	3.0	3.0	1924	$2,400	$1.25	139d	1	0.92mi
5522 Briana Dee Dr Rosharon, TX	3.0	2.0	1370	$2,100	$1.53	139d	1	1.09mi
1107 Curly Angora Ct Rosharon, TX	4.0	2.0	2061	$2,400	$1.16	39d	1	1.09mi
7731 Suffolk Valley Ln Rosharon, TX	4.0	2.0	1835	$2,500	$1.36	10d	1	1.32mi
7915 Murciana Dr Rosharon, TX	4.0	2.0	2045	$2,400	$1.17	10d	1	1.35mi
5203 James Michael Dr Rosharon, TX	4.0	3.0	1721	$2,400	$1.39	68d	1	1.39mi

Property features AI

Finance

• Other: Municipal Utility District disclosure
• HOA & community: Community association managed by Associa/PMGAnnual association fee of $550Curbs and gutters in community

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick, cement siding, and stone exteriorComposition roof
• Exterior features: DeckPatioPrivate yardFence (back yard)Backs to greenbelt/parkSubdivision setting

Interior

• Kitchen: DishwasherFree-standing rangeDisposalGas ovenGas rangeMicrowaveENERGY STAR qualified appliancesTankless water heater
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetPlankTileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central electric air conditioningHas heatingHas cooling
• Interior features: Double vanityGranite countersKitchen islandKitchen/family room comboPantryTub with showerWindow treatmentsKitchen/dining comboProgrammable thermostat
• Laundry & utility: Washer hookupElectric dryer hookup

HOA detail $46/mo · $552/yr

• Likely covers: pool

Listing history 50 events

1. 2026-09-23
   pricedays on market $264,995 Active 146 DOM
2. 2026-09-22
   days on market $267,995 Active 145 DOM
3. 2026-09-21
   days on market $267,995 Active 144 DOM
4. 2026-09-20
   days on market $267,995 Active 143 DOM
5. 2026-09-19
   days on market $267,995 Active 142 DOM
6. 2026-09-18
   days on market $267,995 Active 141 DOM
7. 2026-09-17
   days on market $267,995 Active 140 DOM
8. 2026-09-16
   days on market $267,995 Active 139 DOM
9. 2026-09-15
   days on market $267,995 Active 138 DOM
10. 2026-09-14
    days on market $267,995 Active 137 DOM
11. 2026-09-13
    days on market $267,995 Active 136 DOM
12. 2026-09-12
    days on market $267,995 Active 135 DOM
13. 2026-09-11
    pricedays on market $267,995 Active 134 DOM
14. 2026-09-05
    days on market $269,995 Active 128 DOM
15. 2026-09-04
    pricedays on market $269,995 Active 127 DOM
16. 2026-08-31
    days on market $272,995 Active 123 DOM
17. 2026-08-30
    days on market $272,995 Active 122 DOM
18. 2026-08-29
    days on market $272,995 Active 121 DOM
19. 2026-08-28
    days on market $272,995 Active 120 DOM
20. 2026-08-27
    days on market $272,995 Active 119 DOM
21. 2026-08-25
    days on market $272,995 Active 117 DOM
22. 2026-08-24
    days on market $272,995 Active 116 DOM
23. 2026-08-23
    days on market $272,995 Active 115 DOM
24. 2026-08-22
    days on market $272,995 Active 114 DOM
25. 2026-08-21
    days on market $272,995 Active 113 DOM
26. 2026-08-20
    pricedays on market $272,995 Active 112 DOM
27. 2026-08-19
    days on market $274,995 Active 111 DOM
28. 2026-08-18
    days on market $274,995 Active 110 DOM
29. 2026-08-17
    days on market $274,995 Active 109 DOM
30. 2026-08-16
    days on market $274,995 Active 108 DOM
31. 2026-08-15
    days on market $274,995 Active 107 DOM
32. 2026-08-14
    days on market $274,995 Active 106 DOM
33. 2026-08-13
    pricedays on market $274,995 Active 105 DOM
34. 2026-08-12
    days on market $277,509 Active 104 DOM
35. 2026-08-11
    days on market $277,509 Active 103 DOM
36. 2026-08-10
    days on market $277,509 Active 102 DOM
37. 2026-08-09
    days on market $277,509 Active 101 DOM
38. 2026-08-08
    days on market $277,509 Active 100 DOM
39. 2026-08-06
    days on market $277,509 Active 98 DOM
40. 2026-08-05
    days on market $277,509 Active 97 DOM
41. 2026-08-04
    days on market $277,509 Active 96 DOM
42. 2026-08-03
    days on market $277,509 Active 95 DOM
43. 2026-07-31
    days on market $277,509 Active 92 DOM
44. 2026-07-30
    days on market $277,509 Active 90 DOM
45. 2026-07-28
    days on market $277,509 Active 89 DOM
46. 2026-07-26
    days on market $277,509 Active 87 DOM
47. 2026-07-24
    days on market $277,509 Active 85 DOM
48. 2026-07-23
    days on market $277,509 Active 84 DOM
49. 2026-07-22
    days on market $277,509 Active 83 DOM
50. 2026-07-21
    days on market $277,509 Active 82 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,632
• − Mortgage interest: −$17,722
• − Property taxes: −$4,746
• − Insurance: −$1,582
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − HOA: −$552
• − Depreciation: −$9,204
• Taxable loss: −$9,754
• Est. tax savings @ 24.0%: +$2,341
• After-tax cash flow: $-1,829/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.

Condition & rehab AI · 6 photos

Good 80/100 None rehab

This single-family home in Glendale Lakes is in good condition with no visible repairs needed. It offers a good investment opportunity with potential for value enhancement through painting and landscaping.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal — Improves curb appeal and enhances property value ↑
• Both Kitchen and bathroom updates — Modernizes spaces and adds value ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Heritage Rose El F TX #2,706/4,322 Nat'l #28,012/41,679 Middle Ronald Thornton Middle D+ TX #462/1,662 Nat'l #4,433/14,009 High Almeta Crawford H S

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

D Composite livability gradescore 53/100

Livability — Arcola

• Score: 53/100
• State rank: #1425
• US rank: #24358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brazoria County · 1,004,526 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,747
• Household income: $119,287
• Rent vs Own: 9.8% rent · 90.2% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 34% White 20% Two or more races 18% Asian 5%
• Hispanic origin (detail): Mexican 31% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 28% Other Asian/Pacific 2% Vietnamese 1%

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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: ▼ -120.19%
• Current HPI: 198.6559
• Rent YoY: ▲ 0.44%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Municipal Utility District disclosure
• HOA & community: Community association managed by Associa/PMGAnnual association fee of $550Curbs and gutters in community

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick, cement siding, and stone exteriorComposition roof
• Exterior features: DeckPatioPrivate yardFence (back yard)Backs to greenbelt/parkSubdivision setting

Interior

• Kitchen: DishwasherFree-standing rangeDisposalGas ovenGas rangeMicrowaveENERGY STAR qualified appliancesTankless water heater
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetPlankTileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central electric air conditioningHas heatingHas cooling
• Interior features: Double vanityGranite countersKitchen islandKitchen/family room comboPantryTub with showerWindow treatmentsKitchen/dining comboProgrammable thermostat
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

1 event — show timeline

• 2026-04-30 Listed $277,210 HARMLS