Tudor II J Plan · Kendleton, TX 77417

$344,990

4 bd · 2.5 ba · 2,217 sqft · SingleFamily · 953 Days on market

Good condition

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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).

• Cash flow +18.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Discover the perfect balance of comfort, convenience, and modern luxury at Emberly, a thoughtfully designed new home community in Beasley, Texas by DSLD Homes. This master-planned neighborhood combines small-town charm with big-city accessibility, giving homeowners the promise of good times, friendly neighbors, and a bright future in one of Fort Bend County's fastest-growing areas. Each new construction home in Emberly is crafted with exceptional care and attention to detail. Step inside to experience open living spaces filled with natural light, designer finishes, and timeless style. From birch cabinetry and 3 CM granite countertops to luxury vinyl plank flooring and stainless-steel appliances, every home embodies the ideal blend of functionality and elegance. DSLD Homes takes pride in building ENERGY STAR® Certified homes that deliver superior efficiency, comfort, and savings. Features include Low E-3 windows, radiant-barrier roof decking, high-efficiency HVAC systems, advanced insulation packages, and tankless water heaters-all working together to lower energy bills and enhance indoor air quality for healthier, more sustainable living. Beyond the community, residents of Emberly enjoy convenient access to nearby cities like Rosenberg and Sugar Land, where boutique shopping, restaurants, and entertainment await. Commuting is a breeze with close proximity to Highway 59, I-69, and the Grand Parkway, providing easy access to the Houston job market, top employers, and local attractions. Whether you're heading to work, enjoying a weekend outing, or exploring the vibrant Gulf Coast, everything you need is just minutes away. At Emberly, DSLD Homes is dedicated to providing an exceptional home-buying experience backed by award-winning customer care. Each home is built to meet the highest standards of quality and long-term value-because your dream home deserves nothing less. Come discover Emberly in Beasley, TX-where Energy Star Certified new homes, south. ..

Key facts

• 2 garage spots
• Listed 952 days

🏗️ New construction. The $344,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $299,663.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $345k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• To cash-flow at today's rent, offer at most $339k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (14.1% below list).
• Recommended offer: $296k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#1,021 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, crime D.
• 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.
• 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 $15k 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 $84k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 953 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $296,500 (14.1% below list)

Questions for the listing agent

1. It's been on market 953 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $299,663
• List price: $344,990
• Delta: 15.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10722 Sky Creek Ln	0.04mi	3/2.0 (-1)	2,141 (-3%)	1mo	$319,000	$149	84
722 Mockingbird Psge	0.24mi	3/2.0 (-1)	2,200 (-1%)	2mo	$357,590	$163	79
10915 Tawny Ridge Dr	0.54mi	4/2.5	2,066 (-7%)	4mo	$293,990	$142	60
706 Blue Sky Pl	0.59mi	3/2.0 (-1)	2,141 (-3%)	3mo	$319,990	$149	57
731 Blue Stone Dr	0.71mi	3/2.5 (-1)	2,386 (+8%)	2mo	$376,990	$158	47
1102 Arbor Dr	0.65mi	4/3.5	2,457 (+11%)	3mo	$334,990	$136	46
723 Blue Sky Pl	0.60mi	4/2.0	1,922 (-13%)	5mo	$314,990	$164	44
10623 Summers Way	0.67mi	3/2.0 (-1)	1,970 (-11%)	5mo	$320,990	$163	39
1106 Arbor Dr	0.65mi	5/3.0 (+1)	2,542 (+15%)	2mo	$329,990	$130	36
703 Blue Stone Dr	0.73mi	4/3.5	2,548 (+15%)	4mo	$385,990	$151	34
715 Blue Stone Dr	0.73mi	4/3.5	2,548 (+15%)	5mo	$389,990	$153	33
727 Blue Stone Dr	0.73mi	4/3.5	2,548 (+15%)	5mo	$383,990	$151	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 14.1%
• Equity multiple: 1.86×
• Total profit: $72,123
• Equity at exit: $154,625

10-year hold

• IRR: 15.2%
• Equity multiple: 3.51×
• Total profit: $210,668
• Equity at exit: $255,074

Cash invested: $83,906 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$1,571
• Tax est. 1.5%: −$375 /mo · $4,495/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $271

Break-even live

Break-even rent $2,621

Max offer price $299,663

Occupancy floor 86%

Sensitivity live

Price	-10% $479	-5% $375	+0% $271	+5% $168	+10% $64
Rent	-10% $37	-5% $154	+0% $271	+5% $389	+10% $506
Rate	-1.0pp $422	-0.5pp $348	base $271	+0.5pp $194	+1.0pp $115

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: $74,916
• Closing costs: $8,990
• 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	$2,965	$1.59	1d	1	0.05mi

Listing history 16 events

1. 2026-06-18
   days on market $344,990 Active 953 DOM
2. 2026-06-17
   days on market $344,990 Active 952 DOM
3. 2026-06-16
   days on market $344,990 Active 951 DOM
4. 2026-06-15
   days on market $344,990 Active 950 DOM
5. 2026-06-13
   days on market $344,990 Active 948 DOM
6. 2026-06-10
   days on market $344,990 Active 944 DOM
7. 2026-06-08
   days on market $344,990 Active 943 DOM
8. 2026-06-07
   days on market $344,990 Active 942 DOM
9. 2026-06-04
   days on market $344,990 Active 939 DOM
10. 2026-06-03
    days on market $344,990 Active 938 DOM
11. 2026-06-02
    days on market $344,990 Active 937 DOM
12. 2026-06-01
    days on market $344,990 Active 936 DOM
13. 2026-05-31
    days on market $344,990 Active 935 DOM
14. 2025-12-16
    status Active 1989-char remark

    Show marketing remark (1989 chars)

    Discover the perfect balance of comfort, convenience, and modern luxury at Emberly, a thoughtfully designed new home community in Beasley, Texas by DSLD Homes. This master-planned neighborhood combines small-town charm with big-city accessibility, giving homeowners the promise of good times, friendly neighbors, and a bright future in one of Fort Bend County's fastest-growing areas. Each new construction home in Emberly is crafted with exceptional care and attention to detail. Step inside to experience open living spaces filled with natural light, designer finishes, and timeless style. From birch cabinetry and 3 CM granite countertops to luxury vinyl plank flooring and stainless-steel appliances, every home embodies the ideal blend of functionality and elegance. DSLD Homes takes pride in building ENERGY STAR® Certified homes that deliver superior efficiency, comfort, and savings. Features include Low E-3 windows, radiant-barrier roof decking, high-efficiency HVAC systems, advanced insulation packages, and tankless water heaters-all working together to lower energy bills and enhance indoor air quality for healthier, more sustainable living. Beyond the community, residents of Emberly enjoy convenient access to nearby cities like Rosenberg and Sugar Land, where boutique shopping, restaurants, and entertainment await. Commuting is a breeze with close proximity to Highway 59, I-69, and the Grand Parkway, providing easy access to the Houston job market, top employers, and local attractions. Whether you're heading to work, enjoying a weekend outing, or exploring the vibrant Gulf Coast, everything you need is just minutes away. At Emberly, DSLD Homes is dedicated to providing an exceptional home-buying experience backed by award-winning customer care. Each home is built to meet the highest standards of quality and long-term value-because your dream home deserves nothing less. Come discover Emberly in Beasley, TX-where Energy Star Certified new homes, south. ..

15. 2025-12-16
    historical 1989-char remark

    Show marketing remark (1989 chars)

    Discover the perfect balance of comfort, convenience, and modern luxury at Emberly, a thoughtfully designed new home community in Beasley, Texas by DSLD Homes. This master-planned neighborhood combines small-town charm with big-city accessibility, giving homeowners the promise of good times, friendly neighbors, and a bright future in one of Fort Bend County's fastest-growing areas. Each new construction home in Emberly is crafted with exceptional care and attention to detail. Step inside to experience open living spaces filled with natural light, designer finishes, and timeless style. From birch cabinetry and 3 CM granite countertops to luxury vinyl plank flooring and stainless-steel appliances, every home embodies the ideal blend of functionality and elegance. DSLD Homes takes pride in building ENERGY STAR® Certified homes that deliver superior efficiency, comfort, and savings. Features include Low E-3 windows, radiant-barrier roof decking, high-efficiency HVAC systems, advanced insulation packages, and tankless water heaters-all working together to lower energy bills and enhance indoor air quality for healthier, more sustainable living. Beyond the community, residents of Emberly enjoy convenient access to nearby cities like Rosenberg and Sugar Land, where boutique shopping, restaurants, and entertainment await. Commuting is a breeze with close proximity to Highway 59, I-69, and the Grand Parkway, providing easy access to the Houston job market, top employers, and local attractions. Whether you're heading to work, enjoying a weekend outing, or exploring the vibrant Gulf Coast, everything you need is just minutes away. At Emberly, DSLD Homes is dedicated to providing an exceptional home-buying experience backed by award-winning customer care. Each home is built to meet the highest standards of quality and long-term value-because your dream home deserves nothing less. Come discover Emberly in Beasley, TX-where Energy Star Certified new homes, south. ..

16. 2023-11-08
    listed $344,990 Active 1989-char remark

    Show marketing remark (1989 chars)

    Discover the perfect balance of comfort, convenience, and modern luxury at Emberly, a thoughtfully designed new home community in Beasley, Texas by DSLD Homes. This master-planned neighborhood combines small-town charm with big-city accessibility, giving homeowners the promise of good times, friendly neighbors, and a bright future in one of Fort Bend County's fastest-growing areas. Each new construction home in Emberly is crafted with exceptional care and attention to detail. Step inside to experience open living spaces filled with natural light, designer finishes, and timeless style. From birch cabinetry and 3 CM granite countertops to luxury vinyl plank flooring and stainless-steel appliances, every home embodies the ideal blend of functionality and elegance. DSLD Homes takes pride in building ENERGY STAR® Certified homes that deliver superior efficiency, comfort, and savings. Features include Low E-3 windows, radiant-barrier roof decking, high-efficiency HVAC systems, advanced insulation packages, and tankless water heaters-all working together to lower energy bills and enhance indoor air quality for healthier, more sustainable living. Beyond the community, residents of Emberly enjoy convenient access to nearby cities like Rosenberg and Sugar Land, where boutique shopping, restaurants, and entertainment await. Commuting is a breeze with close proximity to Highway 59, I-69, and the Grand Parkway, providing easy access to the Houston job market, top employers, and local attractions. Whether you're heading to work, enjoying a weekend outing, or exploring the vibrant Gulf Coast, everything you need is just minutes away. At Emberly, DSLD Homes is dedicated to providing an exceptional home-buying experience backed by award-winning customer care. Each home is built to meet the highest standards of quality and long-term value-because your dream home deserves nothing less. Come discover Emberly in Beasley, TX-where Energy Star Certified new homes, south. ..

ⓘ 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: $35,580
• − Mortgage interest: −$16,786
• − Property taxes: −$4,495
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − Depreciation: −$8,717
• Taxable loss: −$1,609
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $3,644/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 · 3 photos

Good 75/100 Cosmetic rehab

This Tudor II J Plan home in Kendleton, TX is in good condition with minimal repairs needed. It offers a good balance of comfort and modern luxury, making it an attractive investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New kitchen appliances — Enhances functionality and aesthetics
• Both New bathroom fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ 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: 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 — Kendleton

• Score: 61/100
• State rank: #1021
• US rank: #18149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

3 events — show timeline

• 2025-12-16 Relisted — Zillow
• 2025-12-16 Delisted — Zillow
• 2023-11-08 Listed $344,990 Zillow