The Tierra A Plan · Kendleton, TX 77417

$309,990

4 bd · 2.5 ba · 2,457 sqft · SingleFamily · 336 Days on market

Good condition ↓ 7% since listing

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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 +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to the Tierra! The foyer welcomes guests into a spacious, open concept kitchen/café/family room area. This floor plan features a convenient first floor owners suite with an impressive en suite bath and a spacious closet connected to the home's laundry room. Upstairs, you'll find a versatile game room area and three more bedrooms, giving everyone their own space! Make it your own with The Tierra's flexible floor plan. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's sales consultant. * Attached photos may include upgrades and non-standard features.

Key facts

• Game room area
• Open concept kitchen
• En suite bath

Tags

• OPEN CONCEPT KITCHEN
• FIRST FLOOR OWNERS SUITE
• EN SUITE BATH
• SPACIOUS CLOSET
• GAME ROOM AREA

🏗️ New construction. The $309,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $299,662.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $271 ($3k/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 $296k (4.4% below list).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.

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: employment D+, crime D, amenities 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); Lamar J H (math 30% / reading 34%, grade F, #971 of 1,662 statewide, top 60%, 1,246 students, 71% FRL); Lamar Cons H S (math 26% / reading 48%, grade F, #897 of 1,632 statewide, top 57%, 1,762 students, 62% FRL) — zoned schools average 73% FRL vs 43% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 52% district-wide (-17 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 $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 336 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $272,791 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 12% 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): $299,662
• List price: $309,990
• Delta: 3.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 Mockingbird Passage Dr	0.27mi	4/3.5	2,563 (+4%)	2mo	$376,365	$147	75
10722 Sky Creek Ln	0.04mi	3/2.0 (-1)	2,141 (-13%)	1mo	$319,000	$149	69
1102 Arbor Dr	0.64mi	4/3.5	2,457 (0%)	3mo	$334,990	$136	64
722 Mockingbird Psge	0.25mi	3/2.0 (-1)	2,200 (-10%)	2mo	$357,590	$163	62
10722 Sage Bend Dr	0.47mi	4/3.5	2,649 (+8%)	2mo	$364,990	$138	60
731 Blue Stone Dr	0.71mi	3/2.5 (-1)	2,386 (-3%)	2mo	$376,990	$158	56
1106 Arbor Dr	0.65mi	5/3.0 (+1)	2,542 (+4%)	2mo	$329,990	$130	55
703 Blue Stone Dr	0.72mi	4/3.5	2,548 (+4%)	4mo	$385,990	$151	53
806 Blue Stone Dr	0.68mi	4/3.5	2,667 (+8%)	2mo	$396,990	$149	49
711 Blue Stone Dr	0.72mi	4/3.5	2,667 (+8%)	2mo	$401,990	$151	46
910 Blue Stone Dr	0.73mi	4/3.0	2,731 (+11%)	4mo	$393,990	$144	42
706 Blue Sky Pl	0.58mi	3/2.0 (-1)	2,141 (-13%)	3mo	$319,990	$149	42

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: $210,669
• Equity at exit: $255,073

Cash invested: $83,905 (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: 8.7×

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 $299,662

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: $74,915
• 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	0d	1	0.05mi

Listing history 19 events

1. 2026-06-21
   days on market $309,990 Active 336 DOM
2. 2026-06-18
   days on market $309,990 Active 333 DOM
3. 2026-06-17
   days on market $309,990 Active 332 DOM
4. 2026-06-16
   days on market $309,990 Active 331 DOM
5. 2026-06-15
   days on market $309,990 Active 330 DOM
6. 2026-06-13
   days on market $309,990 Active 328 DOM
7. 2026-06-10
   days on market $309,990 Active 324 DOM
8. 2026-06-08
   days on market $309,990 Active 323 DOM
9. 2026-06-07
   days on market $309,990 Active 322 DOM
10. 2026-06-04
    days on market $309,990 Active 319 DOM
11. 2026-06-03
    days on market $309,990 Active 318 DOM
12. 2026-06-02
    days on market $309,990 Active 317 DOM
13. 2026-06-01
    days on market $309,990 Active 316 DOM
14. 2026-05-31
    days on market $309,990 Active 315 DOM
15. 2026-02-21
    price $324,990 645-char remark

    Show marketing remark (645 chars)

    Welcome to the Tierra! The foyer welcomes guests into a spacious, open concept kitchen/café/family room area. This floor plan features a convenient first floor owners suite with an impressive en suite bath and a spacious closet connected to the home's laundry room. Upstairs, you'll find a versatile game room area and three more bedrooms, giving everyone their own space! Make it your own with The Tierra's flexible floor plan. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's sales consultant. * Attached photos may include upgrades and non-standard features.

16. 2025-12-13
    price $329,990 645-char remark

    Show marketing remark (645 chars)

    Welcome to the Tierra! The foyer welcomes guests into a spacious, open concept kitchen/café/family room area. This floor plan features a convenient first floor owners suite with an impressive en suite bath and a spacious closet connected to the home's laundry room. Upstairs, you'll find a versatile game room area and three more bedrooms, giving everyone their own space! Make it your own with The Tierra's flexible floor plan. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's sales consultant. * Attached photos may include upgrades and non-standard features.

17. 2025-12-12
    status Active 645-char remark

    Show marketing remark (645 chars)

    Welcome to the Tierra! The foyer welcomes guests into a spacious, open concept kitchen/café/family room area. This floor plan features a convenient first floor owners suite with an impressive en suite bath and a spacious closet connected to the home's laundry room. Upstairs, you'll find a versatile game room area and three more bedrooms, giving everyone their own space! Make it your own with The Tierra's flexible floor plan. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's sales consultant. * Attached photos may include upgrades and non-standard features.

18. 2025-08-06
    historical 645-char remark

    Show marketing remark (645 chars)

    Welcome to the Tierra! The foyer welcomes guests into a spacious, open concept kitchen/café/family room area. This floor plan features a convenient first floor owners suite with an impressive en suite bath and a spacious closet connected to the home's laundry room. Upstairs, you'll find a versatile game room area and three more bedrooms, giving everyone their own space! Make it your own with The Tierra's flexible floor plan. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's sales consultant. * Attached photos may include upgrades and non-standard features.

19. 2025-03-14
    listed $349,990 Active 645-char remark

    Show marketing remark (645 chars)

    Welcome to the Tierra! The foyer welcomes guests into a spacious, open concept kitchen/café/family room area. This floor plan features a convenient first floor owners suite with an impressive en suite bath and a spacious closet connected to the home's laundry room. Upstairs, you'll find a versatile game room area and three more bedrooms, giving everyone their own space! Make it your own with The Tierra's flexible floor plan. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's sales consultant. * Attached photos may include upgrades and non-standard features.

ⓘ 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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and is move-in ready with minor updates that can further increase its value.

Value-add opportunities

• Resale Paint exterior brick and siding — Enhances curb appeal and can add value
• Both Replace carpet with hardwood or tile in bedrooms — Improves aesthetics and is easier to maintain
• Both Install smart home devices — Enhances convenience and can add value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior brick and siding — Enhances curb appeal and can add value ↑
• Both Replace carpet with hardwood or tile in bedrooms — Improves aesthetics and is easier to maintain ↑
• Both Install smart home devices — Enhances convenience and can add value ↑

ⓘ 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

-7.1% since first listed

5 events — show timeline

• 2026-02-21 Price Changed $324,990 Zillow
• 2025-12-13 Price Changed $329,990 Zillow
• 2025-12-12 Relisted — Zillow
• 2025-08-06 Delisted — Zillow
• 2025-03-14 Listed $349,990 Zillow