910 Betsy Hill Dr · Alvin, TX 77583

$254,990

4 bd · 2.0 ba · 1,648 sqft · SingleFamily public records · 14 Days on market

Built 2020 Good condition 6,250 sqft lot Est $254k · at est. $71/mo HOA · 3% 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 +11.5/30.0
• ARV discount +7.3/15.0
• 1% rule +5.3/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a newer home with modern finishes, a functional layout, and room to spread out? This Southern Colony beauty checks all the boxes! Home offers 4 bedrooms, 2 baths, and a functional split-bedroom floor plan. Inside you'll find luxury vinyl plank flooring flowing throughout the entry, kitchen, dining, and living areas. The open-concept layout features vaulted ceilings and abundant natural light. The kitchen is equipped with quartz countertops, 42-inch cabinetry, stainless steel appliances, center island, and walk-in pantry. The private primary suite includes a shower-only bath and generous closet space. Smart home features include a smart thermostat, smart garage opener, and securi

Key facts

• Quartz countertops
• Modern finishes
• Functional layout

Tags

• MODERN FINISHES
• FUNCTIONAL LAYOUT
• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• 42-INCH CABINETRY

Property features AI

Finance

• Other: Disclosures: Municipal Utility District Disclosure, Seller Disclosure
• HOA & community: Community managed by Inframark; Annual HOA fee; Community amenities include basketball court, sport court, picnic area, playground and trails; Curbs and gutters in the community

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage door opener
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Single-story living (all main rooms listed on first floor); Slab foundation; Composition roof; Built in 2020; Builder: DR Horton
• Construction: Brick, cement siding and stone exterior
• Exterior features: Covered patio; Deck; Patio; Fence (back yard); Sprinkler/irrigation; Subdivision setting; Concrete road surface

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave
• Bedrooms: Primary bedroom on the first floor; Three additional bedrooms on the first floor (four possible bedrooms total)
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric); Programmable thermostat
• Interior features: Breakfast bar; Double vanity; High ceilings; Kitchen island; Kitchen/family room combo; Pantry; Quartz counters; Tub/shower; Vaulted ceiling(s); Walk-in pantry; Window treatments; Ceiling fan(s); Kitchen/dining combo; Living/dining room; Programmable thermostat; Window coverings
• Laundry & utility: Electric dryer hookup; Utility room on the first floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (5.9% below list).
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $240k (5.9% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 2.7% in Alvin — 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 (#704 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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; 1148 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $8k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,932 (5.9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $253,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
826 Green Clover Ln	0.15mi	3/2.0 (-1)	1,621 (-2%)	4mo	$250,000	$154	82
8223 Hush Heights Dr	0.05mi	3/2.0 (-1)	1,560 (-5%)	3mo	$230,000	$147	82
831 Petunia Falls Ln	0.05mi	4/2.0	1,833 (+11%)	2mo	$269,900	$147	77
8219 Molasses Way	0.07mi	4/2.0	1,839 (+12%)	4mo	$268,000	$146	74
8435 Sacred Lotus Ln	0.13mi	4/2.0	1,860 (+13%)	3mo	$279,500	$150	70
1219 Minerals Ln	0.43mi	3/2.0 (-1)	1,575 (-4%)	3mo	$269,000	$171	65
8219 Oakleaf Meadow Ct	0.32mi	3/2.0 (-1)	1,523 (-8%)	4mo	$249,900	$164	65
1115 Della Ln	0.24mi	4/2.0	1,879 (+14%)	3mo	$300,000	$160	63
626 Urban Way	0.67mi	3/2.0 (-1)	1,606 (-2%)	2mo	$280,000	$174	58
1103 Curly Angora Ct	0.64mi	4/2.0	1,784 (+8%)	2mo	$285,000	$160	55
207 Ashley Falls Ln	0.66mi	4/2.0	1,833 (+11%)	4mo	$260,000	$142	47
210 John House Ln	0.68mi	4/2.0	1,875 (+14%)	4mo	$285,100	$152	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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.26×
• Total profit: $-53,078
• Equity at exit: $38,020

10-year hold

• IRR: -26.6%
• Equity multiple: -0.09×
• Total profit: $-77,839
• Equity at exit: $22,047

Cash invested: $71,397 (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 77583

• Rents YoY: 0.4%
• Active inventory: 1148
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,635 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$652 /mo · $7,830/yr
• Insurance: −$106
• HOA: −$71
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-85

Break-even live

Break-even rent $2,743

Max offer price $239,932

Occupancy floor 98%

Sensitivity live

Price	-10% $59	-5% $-13	+0% $-85	+5% $-157	+10% $-230
Rent	-10% $-293	-5% $-189	+0% $-85	+5% $19	+10% $123
Rate	-1.0pp $43	-0.5pp $-20	base $-85	+0.5pp $-151	+1.0pp $-219

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: $63,748
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8310 Rose Petals Ln Rosharon, TX	4.0	2.0	1833	$2,300	$1.25	45d	1	0.23mi
1119 Toledo Bend Pass Rosharon, TX	5.0	3.0	2200	$2,500	$1.14	45d	1	0.28mi
8219 House Dr Rosharon, TX	3.0	2.0	1263	$1,970	$1.56	24d	1	0.32mi
8102 Buck Ln Rosharon, TX	3.0	2.0	1409	$2,100	$1.49	45d	1	0.39mi
1014 Star Grass Ln Rosharon, TX	4.0	2.0	2067	$2,375	$1.15	45d	1	0.61mi
7218 Bakersfield Ct Rosharon, TX	3.0	2.5	2004	$2,200	$1.10	45d	1	1.07mi
1123 Diamond Drape Dr Rosharon, TX	4.0	2.0	1844	$2,000	$1.08	14d	1	1.27mi
6911 Rosemont Ct Rosharon, TX	4.0	2.0	1719	$1,750	$1.02	14d	1	1.32mi
9423 Grand Spark Dr Rosharon, TX	3.0	3.0	1999	$2,600	$1.30	45d	1	1.44mi

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 4 events

1. 2026-06-02
   days on market $254,990 Active 14 DOM
2. 2026-06-01
   days on market $254,990 Active 13 DOM
3. 2026-05-31
   days on market $254,990 Active 12 DOM
4. 2026-05-19
   listed $254,990 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: $7,830 · $652/mo
• Projected year-2 tax: $7,830 · $652/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,620
• − Mortgage interest: −$14,283
• − Property taxes: −$7,830
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,530
• − Management: −$2,530
• − HOA: −$852
• − Depreciation: −$7,418
• Taxable loss: −$5,097
• Est. tax savings @ 24.0%: +$1,223
• After-tax cash flow: $200/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home offers a good condition with modern finishes and a functional layout. It is ready for a new owner to move in and enjoy.

Value-add opportunities

• Resale Paint exterior brick — Enhances curb appeal
• Rental Replace blinds with energy-efficient shades — Improves energy efficiency and reduces maintenance
• Both Install smart home security system — Enhances safety and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior brick — Enhances curb appeal ↑
• Rental Replace blinds with energy-efficient shades — Improves energy efficiency and reduces maintenance ↑
• Both Install smart home security system — Enhances safety and adds modern amenities ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Alvin

• Score: 65/100
• State rank: #704
• US rank: #13148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brazoria County · 374,982 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
• Severe rent burden: 251.0

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 0.70)
• 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%

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

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 event — show timeline

• 2026-05-19 Listed $254,990 HARMLS

Property tax history

+49.8%/yr

Latest (2025): $7,830 · +102.3% YoY. Source: county tax records.