423 Masterson St · Arcola, TX 77583

$249,900

3 bd · 2.0 ba · 2,149 sqft · SingleFamily public records · 11 Days on market

Built 1997 0.30 ac lot Est $329k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• 1% rule +5.0/10.0
• Schools +4.5/10.0
• DSCR +4.2/10.0
• Livability +2.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Must see gorgeous home in Arcola Heights! Remodeled and move-in ready—this all-brick, double lot home boasts 5-bedrooms (3-down/2-up), 3-bathrooms, 1-oversized car garage, and over 2,100 square feet. Freshly applied paint interior/exterior. New waterproof, luxury vinyl plank flooring in common areas and soft carpet in bedrooms. Elegant kitchen has new quartz countertops, backsplash, stainless-steel appliances, and abundant cabinet space. Upgraded bathrooms include new vanity, quartz countertops, and frameless glass shower doors. Open concept living room has vaulted ceiling. Utility room with full bathroom leads to backyard with storage shed and new fence. NO HOA. NO WATER BILL. Home u

Key facts

• Remodeled
• Double lot
• Upgraded bathrooms

Tags

• REMODELED
• DOUBLE LOT
• NEW QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ABUNDANT CABINET SPACE
• UPGRADED BATHROOMS

Property features AI

Exterior

• Parking: Attached garage (oversized) with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Well water; Public sewer
• Home design: Residential property; Full ownership; One entry level listed; Slab foundation
• Construction: Brick construction; Composition roof; Built in 1997
• Exterior features: Private yard; Fence (partial); Shed / storage; Storage

Interior

• Kitchen: Quartz counters; Dishwasher; Electric oven; Electric range; Free-standing range; Disposal; Oven
• Bedrooms: Primary bedroom (First floor) — 15x14; Bedroom (Second floor) — 15x13; Bedroom (Second floor) — 15x13; Bedroom (First floor) — 13x11; Bedroom (First floor) — 13x12
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: High ceilings; Vaulted ceilings; Loft; Kitchen and family room combined; Living/dining room; Dual sinks; Vanity; Tub with shower; Window treatments; Ceiling fans
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $25 ($302/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (0.1% below list).
• Recommended offer: $250k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.0% in Arcola — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1139 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $7k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: 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 $249,761

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.00% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $328,797
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Texas Ave	0.24mi	3/2.5	2,165 (+1%)	4mo	$424,900	$196	82
146 Disney St St	0.26mi	3/2.5	2,100 (-2%)	9mo	$233,680	$111	75
14217 Stone Bluff Ln	0.72mi	3/2.0	2,128 (-1%)	1mo	$265,000	$125	64
323 Texas Ave	0.23mi	4/3.0 (+1)	1,931 (-10%)	0mo	$305,550	$158	63
214 Pinedale Ave	0.27mi	3/2.0	2,410 (+12%)	6mo	$390,000	$162	62
5118 Hector Gustavo Dr	0.53mi	3/2.5	2,185 (+2%)	11mo	$334,990	$153	62
5606 Briana Dee Dr	0.45mi	4/2.5 (+1)	2,111 (-2%)	9mo	$294,990	$140	61
5627 Briana Dee Dr	0.48mi	4/2.5 (+1)	2,185 (+2%)	8mo	$319,990	$146	61
5619 Briana Dee Dr	0.48mi	4/2.5 (+1)	2,029 (-6%)	9mo	$309,990	$153	54
815 Gavin Walker Dr	0.44mi	4/2.5 (+1)	1,940 (-10%)	8mo	$279,990	$144	50
5131 Shelby Katherine Dr	0.49mi	4/2.5 (+1)	1,940 (-10%)	8mo	$279,890	$144	47
5211 James Michael Dr	0.70mi	4/2.5 (+1)	2,029 (-6%)	10mo	$319,990	$158	43

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: -18.8%
• Equity multiple: 0.36×
• Total profit: $-44,992
• Equity at exit: $37,261

10-year hold

• IRR: -18.5%
• Equity multiple: 0.13×
• Total profit: $-60,866
• Equity at exit: $21,607

Cash invested: $69,972 (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: 1139
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,498 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$533 /mo · $6,400/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $25

Break-even live

Break-even rent $2,466

Max offer price $249,900

Occupancy floor 94%

Sensitivity live

Price	-10% $167	-5% $96	+0% $25	+5% $-46	+10% $-116
Rent	-10% $-172	-5% $-74	+0% $25	+5% $124	+10% $222
Rate	-1.0pp $151	-0.5pp $89	base $25	+0.5pp $-40	+1.0pp $-105

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Manor Ave Rosharon, TX	3.0	3.0	1924	$2,400	$1.25	44d	1	0.18mi
919 Yorkshire Holw Fresno, TX	3.0	2.0	1506	$2,100	$1.39	44d	1	1.20mi
4619 Monarch Blue Ln Fresno, TX	3.0	2.5	1933	$1,846	$0.95	44d	1	1.28mi
1402 Windom Court Way Fresno, TX	4.0	2.5	1831	$2,300	$1.26	44d	1	1.29mi
4931 Natchez Trce Fresno, TX	4.0	2.0	1835	$2,350	$1.28	44d	1	1.44mi
6911 Rosemont Ct Rosharon, TX	4.0	2.0	1719	$1,750	$1.02	13d	1	1.50mi

Listing history 12 events

1. 2026-06-07
   days on market $249,900 Pending 11 DOM
2. 2026-06-04
   days on market $249,900 Pending 10 DOM
3. 2026-06-03
   statusdays on market $249,900 Pending 9 DOM
4. 2026-06-02
   days on market $249,900 Active 8 DOM
5. 2026-06-01
   days on market $249,900 Active 7 DOM
6. 2026-05-31
   days on market $249,900 Active 6 DOM
7. 2026-05-25
   listed $249,900 Active
8. 2025-12-31
   soldstatus
9. 2025-12-31
   soldstatus
10. 2000-10-31
    soldstatus
11. 1997-01-27
    soldstatus
12. 1997-01-27
    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: $6,400 · $533/mo
• Projected year-2 tax: $6,400 · $533/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $29,971
• − Mortgage interest: −$13,998
• − Property taxes: −$6,400
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$7,270
• Taxable loss: −$3,742
• Est. tax savings @ 24.0%: +$898
• After-tax cash flow: $1,200/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.

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 — 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

• Census place: Arcola, TX
• 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

6 events — show timeline

• 2026-05-25 Listed $249,900 HARMLS
• 2025-12-31 Sold (Public Records) — Public Records
• 2025-12-31 Sold (Public Records) — Public Records
• 2000-10-31 Sold (Public Records) — Public Records
• 1997-01-27 Sold (Public Records) — Public Records
• 1997-01-27 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $6,400 · +39.5% YoY. Source: county tax records.