GAVEN Plan · Fulshear, TX 77441

$313,990

4 bd · 2.0 ba · 1,778 sqft · SingleFamily · 669 Days on market

Good condition ↓ 7% since listing

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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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore the Gaven Floorplan at Tamarron, located in the growing city of Fulshear, Texas. With 1,778 square feet of living space, this home offers spacious one story, open concept living. With 4 bedrooms and 2 full baths, this plan is full of amazing features. Past the first 2 bedrooms and through the foyer, the Gaven plan opens up into the kitchen. Along with the oversized island, the kitchen features granite countertops, stainless steal appliances, and a spacious corner pantry. Through the dining and family room are large windows allowing for lots of natural light as well as a beautiful view of the fully fenced back yard and covered patio. The sizable primary suite is located toward the back of the home and offers a large walk in closet and gorgeous primary bath featuring dual sinks and walk in shower. All bedrooms have carpeted floors and their own closets. Tamarron offers two different exterior elevation options, both with beautiful brick faces and durable siding. The two car garage provides space for both parking and storage. Contact us today to discover all that Tamarron has to offer.

Key facts

• 2 garage spots
• Listed 669 days

Tags

• SMART HOME TECHNOLOGY
• RESORT-STYLE AMENITIES

🏗️ New construction. The $313,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,767.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $314k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $283k (10.0% below list).
• Recommended offer: $276k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.2% in Fulshear — 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 69/100 on livability (#430 in TX) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living 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.
• Market conditions: Rents soft (-1.6%/yr); 1213 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 669 days — a 12% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $276,311 (12.0% below list)

Questions for the listing agent

1. It's been on market 669 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $296,767
• List price: $313,990
• Delta: 5.80%
• 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
31135 Royal Acres Ct	0.57mi	4/2.0	1,750 (-2%)	2mo	$309,990	$177	69
31147 Warwick Coast Ct	0.54mi	4/2.0	1,748 (-2%)	4mo	$334,990	$192	69
31138 Royal Acres Ct	0.57mi	4/2.0	1,796 (+1%)	4mo	$321,990	$179	68
31130 Warwick Coast Ct	0.59mi	4/2.0	1,748 (-2%)	4mo	$300,000	$172	66
31266 Whistledown Ln	0.65mi	4/2.0	1,748 (-2%)	1mo	$309,990	$177	66
3723 Langridge Dr	0.71mi	4/2.0	1,750 (-2%)	3mo	$318,990	$182	62
31138 Winchester Falls Ct	0.61mi	4/2.0	1,692 (-5%)	2mo	$294,990	$174	62
3546 Blueberry Thistle Ln	0.56mi	4/3.0	2,042 (+15%)	1mo	$334,990	$164	44
3906 Langridge Dr	0.67mi	3/2.0 (-1)	1,575 (-11%)	3mo	$309,990	$197	43
31126 Brighton Mill Ct	0.68mi	4/2.0	2,031 (+14%)	4mo	$319,990	$158	42
3719 Langridge Dr	0.71mi	4/3.0	2,042 (+15%)	3mo	$329,990	$162	36
3938 Langridge Dr	0.74mi	4/3.0	2,041 (+15%)	2mo	$341,990	$168	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.46×
• Total profit: $-44,792
• Equity at exit: $44,249

10-year hold

• IRR: -13.4%
• Equity multiple: 0.33×
• Total profit: $-55,977
• Equity at exit: $25,659

Cash invested: $83,095 (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 77441

• Rents YoY: -1.6%
• Active inventory: 1213
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,825 medium
• Mortgage (P&I): −$1,556
• Tax est. 1.5%: −$371 /mo · $4,452/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $181

Break-even live

Break-even rent $2,596

Max offer price $296,767

Occupancy floor 89%

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: $74,192
• Closing costs: $8,903
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31123 Brightwell Bnd Fulshear, TX	4.0	3.0	2400	$2,400	$1.00	12d	1	0.92mi
3714 Sloane Peak Ln Fulshear, TX	3.0–4.0	2.0–2.5	1713	$2,383	$1.39	1d	25	1.04mi
5222 Wyatt James Ln Brookshire, TX	4.0	2.5	2487	$3,250	$1.31	12d	1	1.25mi
30375 Centipede Grove Ln Brookshire, TX	4.0	3.0	2400	$2,900	$1.21	43d	1	1.39mi

Listing history 22 events

1. 2026-06-18
   days on market $313,990 Active 669 DOM
2. 2026-06-17
   days on market $313,990 Active 668 DOM
3. 2026-06-16
   days on market $313,990 Active 667 DOM
4. 2026-06-15
   days on market $313,990 Active 666 DOM
5. 2026-06-13
   days on market $313,990 Active 664 DOM
6. 2026-06-10
   days on market $313,990 Active 660 DOM
7. 2026-06-08
   days on market $313,990 Active 659 DOM
8. 2026-06-07
   days on market $313,990 Active 658 DOM
9. 2026-06-04
   days on market $313,990 Active 655 DOM
10. 2026-06-03
    pricedays on market $313,990 Active 654 DOM
11. 2026-06-02
    days on market $312,990 Active 653 DOM
12. 2026-06-01
    days on market $312,990 Active 652 DOM
13. 2026-05-31
    days on market $312,990 Active 651 DOM
14. 2026-04-28
    price $312,990 1106-char remark

    Show marketing remark (1106 chars)

    Explore the Gaven Floorplan at Tamarron, located in the growing city of Fulshear, Texas. With 1,778 square feet of living space, this home offers spacious one story, open concept living. With 4 bedrooms and 2 full baths, this plan is full of amazing features. Past the first 2 bedrooms and through the foyer, the Gaven plan opens up into the kitchen. Along with the oversized island, the kitchen features granite countertops, stainless steal appliances, and a spacious corner pantry. Through the dining and family room are large windows allowing for lots of natural light as well as a beautiful view of the fully fenced back yard and covered patio. The sizable primary suite is located toward the back of the home and offers a large walk in closet and gorgeous primary bath featuring dual sinks and walk in shower. All bedrooms have carpeted floors and their own closets. Tamarron offers two different exterior elevation options, both with beautiful brick faces and durable siding. The two car garage provides space for both parking and storage. Contact us today to discover all that Tamarron has to offer.

15. 2025-07-12
    status Active 1106-char remark

    Show marketing remark (1106 chars)

    Explore the Gaven Floorplan at Tamarron, located in the growing city of Fulshear, Texas. With 1,778 square feet of living space, this home offers spacious one story, open concept living. With 4 bedrooms and 2 full baths, this plan is full of amazing features. Past the first 2 bedrooms and through the foyer, the Gaven plan opens up into the kitchen. Along with the oversized island, the kitchen features granite countertops, stainless steal appliances, and a spacious corner pantry. Through the dining and family room are large windows allowing for lots of natural light as well as a beautiful view of the fully fenced back yard and covered patio. The sizable primary suite is located toward the back of the home and offers a large walk in closet and gorgeous primary bath featuring dual sinks and walk in shower. All bedrooms have carpeted floors and their own closets. Tamarron offers two different exterior elevation options, both with beautiful brick faces and durable siding. The two car garage provides space for both parking and storage. Contact us today to discover all that Tamarron has to offer.

16. 2025-07-12
    price $337,990 1106-char remark

    Show marketing remark (1106 chars)

    Explore the Gaven Floorplan at Tamarron, located in the growing city of Fulshear, Texas. With 1,778 square feet of living space, this home offers spacious one story, open concept living. With 4 bedrooms and 2 full baths, this plan is full of amazing features. Past the first 2 bedrooms and through the foyer, the Gaven plan opens up into the kitchen. Along with the oversized island, the kitchen features granite countertops, stainless steal appliances, and a spacious corner pantry. Through the dining and family room are large windows allowing for lots of natural light as well as a beautiful view of the fully fenced back yard and covered patio. The sizable primary suite is located toward the back of the home and offers a large walk in closet and gorgeous primary bath featuring dual sinks and walk in shower. All bedrooms have carpeted floors and their own closets. Tamarron offers two different exterior elevation options, both with beautiful brick faces and durable siding. The two car garage provides space for both parking and storage. Contact us today to discover all that Tamarron has to offer.

17. 2025-06-25
    historical 1106-char remark

    Show marketing remark (1106 chars)

    Explore the Gaven Floorplan at Tamarron, located in the growing city of Fulshear, Texas. With 1,778 square feet of living space, this home offers spacious one story, open concept living. With 4 bedrooms and 2 full baths, this plan is full of amazing features. Past the first 2 bedrooms and through the foyer, the Gaven plan opens up into the kitchen. Along with the oversized island, the kitchen features granite countertops, stainless steal appliances, and a spacious corner pantry. Through the dining and family room are large windows allowing for lots of natural light as well as a beautiful view of the fully fenced back yard and covered patio. The sizable primary suite is located toward the back of the home and offers a large walk in closet and gorgeous primary bath featuring dual sinks and walk in shower. All bedrooms have carpeted floors and their own closets. Tamarron offers two different exterior elevation options, both with beautiful brick faces and durable siding. The two car garage provides space for both parking and storage. Contact us today to discover all that Tamarron has to offer.

18. 2024-09-26
    status Active 1106-char remark

    Show marketing remark (1106 chars)

    Explore the Gaven Floorplan at Tamarron, located in the growing city of Fulshear, Texas. With 1,778 square feet of living space, this home offers spacious one story, open concept living. With 4 bedrooms and 2 full baths, this plan is full of amazing features. Past the first 2 bedrooms and through the foyer, the Gaven plan opens up into the kitchen. Along with the oversized island, the kitchen features granite countertops, stainless steal appliances, and a spacious corner pantry. Through the dining and family room are large windows allowing for lots of natural light as well as a beautiful view of the fully fenced back yard and covered patio. The sizable primary suite is located toward the back of the home and offers a large walk in closet and gorgeous primary bath featuring dual sinks and walk in shower. All bedrooms have carpeted floors and their own closets. Tamarron offers two different exterior elevation options, both with beautiful brick faces and durable siding. The two car garage provides space for both parking and storage. Contact us today to discover all that Tamarron has to offer.

19. 2024-09-26
    price $345,990 1106-char remark

    Show marketing remark (1106 chars)

    Explore the Gaven Floorplan at Tamarron, located in the growing city of Fulshear, Texas. With 1,778 square feet of living space, this home offers spacious one story, open concept living. With 4 bedrooms and 2 full baths, this plan is full of amazing features. Past the first 2 bedrooms and through the foyer, the Gaven plan opens up into the kitchen. Along with the oversized island, the kitchen features granite countertops, stainless steal appliances, and a spacious corner pantry. Through the dining and family room are large windows allowing for lots of natural light as well as a beautiful view of the fully fenced back yard and covered patio. The sizable primary suite is located toward the back of the home and offers a large walk in closet and gorgeous primary bath featuring dual sinks and walk in shower. All bedrooms have carpeted floors and their own closets. Tamarron offers two different exterior elevation options, both with beautiful brick faces and durable siding. The two car garage provides space for both parking and storage. Contact us today to discover all that Tamarron has to offer.

20. 2024-08-21
    historical 1106-char remark

    Show marketing remark (1106 chars)

    Explore the Gaven Floorplan at Tamarron, located in the growing city of Fulshear, Texas. With 1,778 square feet of living space, this home offers spacious one story, open concept living. With 4 bedrooms and 2 full baths, this plan is full of amazing features. Past the first 2 bedrooms and through the foyer, the Gaven plan opens up into the kitchen. Along with the oversized island, the kitchen features granite countertops, stainless steal appliances, and a spacious corner pantry. Through the dining and family room are large windows allowing for lots of natural light as well as a beautiful view of the fully fenced back yard and covered patio. The sizable primary suite is located toward the back of the home and offers a large walk in closet and gorgeous primary bath featuring dual sinks and walk in shower. All bedrooms have carpeted floors and their own closets. Tamarron offers two different exterior elevation options, both with beautiful brick faces and durable siding. The two car garage provides space for both parking and storage. Contact us today to discover all that Tamarron has to offer.

21. 2024-07-02
    price $343,990 1106-char remark

    Show marketing remark (1106 chars)

    Explore the Gaven Floorplan at Tamarron, located in the growing city of Fulshear, Texas. With 1,778 square feet of living space, this home offers spacious one story, open concept living. With 4 bedrooms and 2 full baths, this plan is full of amazing features. Past the first 2 bedrooms and through the foyer, the Gaven plan opens up into the kitchen. Along with the oversized island, the kitchen features granite countertops, stainless steal appliances, and a spacious corner pantry. Through the dining and family room are large windows allowing for lots of natural light as well as a beautiful view of the fully fenced back yard and covered patio. The sizable primary suite is located toward the back of the home and offers a large walk in closet and gorgeous primary bath featuring dual sinks and walk in shower. All bedrooms have carpeted floors and their own closets. Tamarron offers two different exterior elevation options, both with beautiful brick faces and durable siding. The two car garage provides space for both parking and storage. Contact us today to discover all that Tamarron has to offer.

22. 2024-06-26
    listed $334,990 Active 1106-char remark

    Show marketing remark (1106 chars)

    Explore the Gaven Floorplan at Tamarron, located in the growing city of Fulshear, Texas. With 1,778 square feet of living space, this home offers spacious one story, open concept living. With 4 bedrooms and 2 full baths, this plan is full of amazing features. Past the first 2 bedrooms and through the foyer, the Gaven plan opens up into the kitchen. Along with the oversized island, the kitchen features granite countertops, stainless steal appliances, and a spacious corner pantry. Through the dining and family room are large windows allowing for lots of natural light as well as a beautiful view of the fully fenced back yard and covered patio. The sizable primary suite is located toward the back of the home and offers a large walk in closet and gorgeous primary bath featuring dual sinks and walk in shower. All bedrooms have carpeted floors and their own closets. Tamarron offers two different exterior elevation options, both with beautiful brick faces and durable siding. The two car garage provides space for both parking and storage. Contact us today to discover all that Tamarron has to offer.

ⓘ 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: $33,904
• − Mortgage interest: −$16,624
• − Property taxes: −$4,452
• − Insurance: −$1,484
• − Repairs & maintenance: −$2,712
• − Management: −$2,712
• − Depreciation: −$8,633
• Taxable loss: −$2,713
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $2,824/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 80/100 Cosmetic rehab

This single-family home in Fulshear, Texas, is in good condition with a good condition score of 80. It offers a good investment opportunity with potential for cosmetic updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen updates — Modernizing the kitchen can attract more buyers and increase its value.
• Resale Bathroom updates — Updating bathrooms can significantly increase the home's appeal and value.
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces energy costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen updates — Modernizing the kitchen can attract more buyers and increase its value. ↑
• Resale Bathroom updates — Updating bathrooms can significantly increase the home's appeal and value. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces energy costs for tenants. ↑

ⓘ 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 — Fulshear

• Score: 69/100
• State rank: #430
• US rank: #8901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fort Bend County · 836,777 people
• City population: 41,324
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 41,324
• Household income: $184,390
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 301.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 20% Two or more races 15% Asian 12% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 5% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 68% English-only · Spanish 17% German/W. Germanic 4% Chinese 4%

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: ▼ -154.74%
• Current HPI: 275.8798
• Rent YoY: ▼ -1.63%
• 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

-6.6% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $312,990 Zillow
• 2025-07-12 Relisted — Zillow
• 2025-07-12 Price Changed $337,990 Zillow
• 2025-06-25 Delisted — Zillow
• 2024-09-26 Price Changed $345,990 Zillow
• 2024-09-26 Relisted — Zillow
• 2024-08-21 Delisted — Zillow
• 2024-07-02 Price Changed $343,990 Zillow
• 2024-06-26 Listed $334,990 Zillow