2003 Domeniko Dr · Fresno, TX 77545

$337,000

3 bd · 2.0 ba · 2,022 sqft · SingleFamily · 105 Days on market

Built 2023 7,370 sqft lot Est $330k · at est. $63/mo HOA · 2% of rent ↓ 2% 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 +8.5/30.0
• ARV discount +6.5/15.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.3/5.0

Listing remarks MLS

Enjoy every moment spent in this lovely KB Home in Olympia Falls, boasting a brick front and stone veneer, tile flooring, extended entry, a fireplace, and open great room. Try a new recipe in the kitchen, equipped with granite countertops, stainless steel Energy Star® appliances, and 42-in. cabinets. The serene primary suite features extended dual vanities, a 42-in. Kohler Master Windward® tub, and a separate shower. Additional home features include faux wood blinds and a covered patio. The community comforts of Olympia Falls include a park, playground, and walking trails. Conveniently located near Fort Bend Parkway Toll Rd. and I-69, residents enjoy nearby shopping and dining at the Riverstone Shopping Center, Missouri City Shopping Center, First Colony Mall, and Pearland Town Center. Students attend the highly-rated Fort Bend ISD.

Key facts

• Gourmet kitchen
• Covered patio
• Walk in closet

Tags

• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• COVERED PATIO
• MINUTES FROM MEDICAL CENTER

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease considered
• HOA & community: HOA managed by VCM Management; Annual association fee of $750 (includes recreation facilities)

Exterior

• Parking: Attached 2-car garage
• Utilities: Has heating; Has cooling
• Home design: Residential property; Single-story (first-floor living); Builder: KB Homes; Facing direction not specified
• Construction: Built in 2023; Brick construction; Shingle and wood roof; Slab foundation
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Trash compactor
• Bedrooms: Primary bedroom on first floor (15 x 19); Additional bedrooms on first floor (10 x 10, 10 x 10); One possible extra bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Granite counters; Electric fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $337k.

Deal economics

• At list price, monthly cash flow is $-299 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (21.4% below list).
• Recommended offer: $265k (21.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#943 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime C-, amenities F, commute 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: Blue Ridge El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 263 students, 89% FRL); Christa Mcauliffe Middle (math 9% / reading 20%, grade F, #1,583 of 1,662 statewide, top 96%, 835 students, 94% FRL); Willowridge H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 1,319 students, 87% FRL) — zoned schools average 90% FRL vs 35% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 48% district-wide (-33 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 175 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 34% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/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

• It's been on market 105 days — a 9% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $264,954 (21.4% 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. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $329,586
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1943 Bemus Dr	0.08mi	3/2.0	1,944 (-4%)	2mo	$324,995	$167	88
1523 Grand Olympia Dr	0.07mi	3/2.0	2,130 (+5%)	3mo	$336,259	$158	85
2810 Lyra Ct	0.13mi	3/2.0	1,889 (-7%)	7mo	$319,995	$169	77
1423 Grand Olympia Dr	0.02mi	4/3.0 (+1)	2,130 (+5%)	7mo	$369,995	$174	75
2115 Katalonia Ln	0.16mi	3/2.0	2,206 (+9%)	5mo	$320,000	$145	73
1930 Livadero Ln	0.31mi	3/2.0	1,889 (-7%)	4mo	$314,995	$167	71
2731 Dry Creek Dr	0.54mi	3/2.0	2,111 (+4%)	5mo	$345,000	$163	63
2643 Dry Creek Dr	0.53mi	4/2.0 (+1)	2,133 (+6%)	1mo	$300,000	$141	60
3234 Selene Dr	0.74mi	3/2.0	1,905 (-6%)	5mo	$320,000	$168	52
3327 Chimera Ln	0.73mi	4/2.0 (+1)	1,787 (-12%)	6mo	$279,000	$156	36
2822 Goodman Ridge Dr	0.73mi	4/2.5 (+1)	1,778 (-12%)	8mo	$285,000	$160	32
3218 Clayton Terrace Dr	0.70mi	4/3.0 (+1)	2,278 (+13%)	7mo	$290,000	$127	32

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

Projected returns pro-forma

-1.98% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.29×
• Total profit: $-66,752
• Equity at exit: $65,751

10-year hold

• IRR: -16.4%
• Equity multiple: -0.05×
• Total profit: $-99,310
• Equity at exit: $56,477

Cash invested: $94,360 (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 77545

• Home prices YoY: -0.8%
• Rents YoY: -0.9%
• Active inventory: 175
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,650 high
• Mortgage (P&I): −$1,767
• Tax est. 1.5%: −$421 /mo · $5,055/yr
• Insurance: −$140
• HOA: −$63
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-299

Break-even live

Break-even rent $3,028

Max offer price $293,764

Occupancy floor —

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: $84,250
• Closing costs: $10,110
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3106 Presley Jane Ct Missouri City, TX	3.0	2.0	2109	$2,271	$1.08	5d	1	0.62mi
3212 Aldridge Dr Missouri City, TX	4.0	2.5	2489	$2,650	$1.06	20d	1	0.67mi
3218 Clayton Terrace Dr Missouri City, TX	4.0	3.0	2278	$2,395	$1.05	19d	1	0.68mi
2707 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	1d	1	0.70mi
2709 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	20d	1	0.70mi
2235 Argos Dr Missouri City, TX	4.0	3.5	2838	$2,550	$0.90	20d	1	0.82mi
3314 Dry Creek Dr Missouri City, TX	4.0	3.0	2600	$4,200	$1.62	43d	1	0.96mi
3211 Breckinridge Ct Missouri City, TX	4.0	2.5	2920	$2,550	$0.87	20d	1	1.18mi
1109 Lakes Edge Ln Missouri City, TX	4.0	3.0	2847	$2,800	$0.98	20d	1	1.19mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 10 events

1. 2026-06-18
   days on market $337,000 Active 105 DOM
2. 2026-06-17
   days on market $337,000 Active 104 DOM
3. 2026-06-16
   days on market $337,000 Active 103 DOM
4. 2026-06-15
   days on market $337,000 Active 102 DOM
5. 2026-06-13
   days on market $337,000 Active 100 DOM
6. 2026-06-09
   days on market $337,000 Active 96 DOM
7. 2026-06-07
   days on market $337,000 Active 94 DOM
8. 2026-06-04
   days on market $337,000 Active 91 DOM
9. 2026-06-03
   remarks 659-char remark
10. 2026-06-03
    listed $337,000 Active 90 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,794
• − Mortgage interest: −$18,877
• − Property taxes: −$5,055
• − Insurance: −$1,685
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$756
• − Depreciation: −$9,804
• Taxable loss: −$9,470
• Est. tax savings @ 24.0%: +$2,273
• After-tax cash flow: $-1,313/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 — Fresno

• Score: 62/100
• State rank: #943
• US rank: #16815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fresno, TX
• County: Fort Bend County · 836,777 people
• City population: 26,236
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,236
• Household income: $94,474
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 360.0

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 0.61)
• Race & ethnicity: Black 51% Hispanic / Latino 34% Two or more races 12% White 8% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada
• Languages at home: 67% English-only · Spanish 29% Other Asian/Pacific 1% Other Indo-European 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: ▼ -1.98%
• Current HPI: 231.3921
• Rent YoY: ▼ -0.95%
• 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

-2.3% since first listed

11 events — show timeline

• 2026-03-05 Price Changed $337,000 HARMLS
• 2026-03-05 Listed $33,700 HARMLS
• 2023-08-29 Sold (MLS) — HARMLS
• 2023-06-12 Pending — HARMLS
• 2023-05-25 Price Changed $329,995 HARMLS
• 2023-05-25 Relisted — HARMLS
• 2023-05-08 Pending — HARMLS
• 2023-05-05 Listing Removed — HARMLS
• 2023-05-05 Listed $334,995 HARMLS
• 2023-03-16 Price Changed $334,995 HARMLS
• 2023-02-13 Listed $344,995 HARMLS