HANNA Plan · Iowa Colony, TX 77583

$320,490

4 bd · 2.5 ba · 2,042 sqft · SingleFamily · 96 Days on market

Good condition

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the Hanna floor plan, a spacious two-story home designed with flexibility, functionality, and family living in mind. From the moment you walk through the inviting front porch into the foyer, you're welcomed by a smart layout that blends open-concept living with private retreats. At the front of the home, you'll find a convenient powder room and access to the two-car garage ideal for guests and everyday ease. The heart of the home is the bright and airy main living area. The open kitchen features a central island with a breakfast bar, ample counter space, and a walk-in pantry. The adjacent dining area and expansive family room make entertaining a breeze, and large windows overlook the covered patio for seamless indoor-outdoor living. Tucked privately on the first floor is primary bedroom, complete with a spacious walk-in closet and a luxurious ensuite bath. An optional upgrade for the primary bathroom offers even more elevated style and comfort. Upstairs, the second floor opens to a versatile game room, surrounded by three generously sized bedrooms and a full bathroom. A second walk-in closet and optional Bath 2 layout provide added convenience and customization. Whether you're hosting friends, working from home, or settling in for a movie night, the Hanna offers the space and features to fit your lifestyle. Images, videos, and 3D tours are for illustration only and options may vary from home as built.

Key facts

• Open concept living
• Inviting front porch
• Private retreats

Tags

• TWO STORY HOME
• INVITING FRONT PORCH
• OPEN CONCEPT LIVING
• PRIVATE RETREATS
• CONVENIENT POWDER ROOM
• TWO CAR GARAGE

🏗️ New construction. The $320,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $299,838.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $266 ($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 (7.7% below list).
• Recommended offer: $292k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.2% in Iowa Colony — 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 64/100 on livability (#757 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Alvin ISD (suburban): math 39% / reading 48% proficiency, ranked #255 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1139 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,960 units permitted in Brazoria County in 2024 (593 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.
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($292k) is reasonable based on typical stale-listing flexibility.

Recommended offer $291,645 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 0.99% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $299,838
• List price: $320,490
• Delta: 6.89%
• 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
2707 Jasper Oaks Dr	0.21mi	4/2.0	2,009 (-2%)	1mo	$388,306	$193	84
8738 Jade Hill Dr	0.00mi	4/2.0	1,770 (-13%)	1mo	$349,990	$198	75
2619 Jasper Oaks Dr	0.23mi	3/2.0 (-1)	2,009 (-2%)	6mo	$420,000	$209	75
8315 Holly Blue Dr	0.46mi	3/2.0 (-1)	2,093 (+2%)	1mo	$421,240	$201	66
8830 Ice Quartz Dr	0.16mi	4/2.5	2,339 (+14%)	4mo	$349,900	$150	65
8930 Ice Quartz Dr	0.20mi	4/2.0	1,778 (-13%)	4mo	$313,900	$177	64
8323 Bristol Diamond Dr	0.43mi	3/2.0 (-1)	2,093 (+2%)	6mo	$426,240	$204	64
8934 Ice Quartz Dr	0.21mi	4/2.5	2,339 (+14%)	4mo	$349,900	$150	63
8227 Holly Blue Dr	0.51mi	3/2.0 (-1)	2,093 (+2%)	3mo	$423,240	$202	62
8215 Holly Blue Dr	0.54mi	3/2.0 (-1)	2,093 (+2%)	4mo	$421,240	$201	60
2619 Precious Coral Dr	0.59mi	3/2.0 (-1)	2,093 (+2%)	6mo	$428,240	$205	56
2506 American Ruby Dr	0.73mi	4/2.0	1,776 (-13%)	6mo	$306,990	$173	37

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-39,036
• Equity at exit: $44,707

10-year hold

• IRR: -8.9%
• Equity multiple: 0.51×
• Total profit: $-40,976
• Equity at exit: $25,925

Cash invested: $83,955 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,960 high
• Mortgage (P&I): −$1,572
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $266

Break-even live

Break-even rent $2,623

Max offer price $299,838

Occupancy floor 86%

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: $74,960
• Closing costs: $8,995
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2523 Topaz Hill Ln Rosharon, TX	3.0–4.0	2.0–2.5	1857	$2,950	$1.59	17d	1	0.08mi
2510 Green Jasper Dr Rosharon, TX	3.0	2.0	1561	$2,375	$1.52	44d	1	0.24mi
9518 Peridot Green Dr Rosharon, TX	4.0	2.0	1593	$1,886	$1.18	22d	1	0.96mi
9439 Ruby Mist Dr Rosharon, TX	5.0	2.5	2605	$2,456	$0.94	7d	1	1.23mi
9901 Kilkenny St Iowa Colony, TX	3.0–4.0	2.5	1735	$2,726	$1.57	5d	1	1.31mi
9423 Grand Spark Dr Rosharon, TX	3.0	3.0	1999	$2,600	$1.30	44d	1	1.37mi
8102 Buck Ln Rosharon, TX	3.0	2.0	1409	$2,100	$1.49	44d	1	1.42mi
1119 Toledo Bend Pass Rosharon, TX	5.0	3.0	2200	$2,500	$1.14	44d	1	1.43mi
8043 House Bank Ln Rosharon, TX	4.0	3.0	2512	$2,550	$1.02	19d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $320,490 Active 96 DOM
2. 2026-06-17
   days on market $320,490 Active 95 DOM
3. 2026-06-16
   days on market $320,490 Active 94 DOM
4. 2026-06-15
   days on market $320,490 Active 93 DOM
5. 2026-06-13
   days on market $320,490 Active 91 DOM
6. 2026-06-13
   days on market $320,490 Active 90 DOM
7. 2026-06-09
   days on market $320,490 Active 87 DOM
8. 2026-06-08
   days on market $320,490 Active 86 DOM
9. 2026-06-07
   days on market $320,490 Active 85 DOM
10. 2026-06-04
    days on market $320,490 Active 82 DOM
11. 2026-06-03
    days on market $320,490 Active 81 DOM
12. 2026-06-02
    days on market $320,490 Active 80 DOM
13. 2026-06-01
    days on market $320,490 Active 79 DOM
14. 2026-05-31
    days on market $320,490 Active 78 DOM
15. 2026-03-14
    listed $320,490 Active 1434-char remark

    Show marketing remark (1434 chars)

    Step into the Hanna floor plan, a spacious two-story home designed with flexibility, functionality, and family living in mind. From the moment you walk through the inviting front porch into the foyer, you're welcomed by a smart layout that blends open-concept living with private retreats. At the front of the home, you'll find a convenient powder room and access to the two-car garage ideal for guests and everyday ease. The heart of the home is the bright and airy main living area. The open kitchen features a central island with a breakfast bar, ample counter space, and a walk-in pantry. The adjacent dining area and expansive family room make entertaining a breeze, and large windows overlook the covered patio for seamless indoor-outdoor living. Tucked privately on the first floor is primary bedroom, complete with a spacious walk-in closet and a luxurious ensuite bath. An optional upgrade for the primary bathroom offers even more elevated style and comfort. Upstairs, the second floor opens to a versatile game room, surrounded by three generously sized bedrooms and a full bathroom. A second walk-in closet and optional Bath 2 layout provide added convenience and customization. Whether you're hosting friends, working from home, or settling in for a movie night, the Hanna offers the space and features to fit your lifestyle. Images, videos, and 3D tours are for illustration only and options may vary from home as built.

ⓘ 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: $35,515
• − Mortgage interest: −$16,796
• − Property taxes: −$4,498
• − Insurance: −$1,499
• − Repairs & maintenance: −$2,841
• − Management: −$2,841
• − Depreciation: −$8,723
• Taxable loss: −$1,682
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $3,595/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 None rehab

This Hanna floor plan home is in good condition with a good condition score of 80. It is move-in ready with minimal repairs and maintenance needed. The home's curb appeal and interior condition make it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Resale Kitchen appliances (if needed) — Upgrading to more modern or energy-efficient appliances can increase the home's value.
• Resale Bathroom fixtures (if needed) — Updating fixtures can improve the home's appeal and value.
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and can attract tenants.
• Both Landscaping and curb appeal — A well-maintained exterior can attract potential buyers and tenants alike.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen appliances (if needed) — Upgrading to more modern or energy-efficient appliances can increase the home's value. ↑
• Resale Bathroom fixtures (if needed) — Updating fixtures can improve the home's appeal and value. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and can attract tenants. ↑
• Both Landscaping and curb appeal — A well-maintained exterior can attract potential buyers and tenants alike. ↑

ⓘ 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: Alvin ISD
• NCES district ID: 4808090
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $66,740
• Composite: 38.96/100
• National rank: #4080
• State rank: #255 of 826 in TX

Livability — Iowa Colony

• Score: 64/100
• State rank: #757
• US rank: #13904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iowa Colony, TX
• County: Brazoria County · 374,982 people
• City population: 52,747
• 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 (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

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 · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

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

1 event — show timeline

• 2026-03-14 Listed $320,490 Zillow