2611 Feather Green Trl · Fresno, TX 77545

$274,900

4 bd · 2.5 ba · 2,632 sqft · SingleFamily · 10 Days on market

Built 2006 Good condition 5,523 sqft lot Est $347k · 21% under $46/mo HOA · 2% of rent

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Why this score? — see what drove the B- 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.8/10.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.3/5.0

Listing remarks

This 4-bedroom, 2.5-bathroom two-story home features a timeless brick and Hardie® board exterior and an attached 2-car garage. The floor plan is expertly designed to balance tradition and modern living, beginning with a set of open-concept formals at the front—where the formal living and dining rooms flow together perfectly for holiday hosting. The rear of the home transitions into a relaxed, open-concept hub where the kitchen, breakfast area, and family room (complete with a gas-burning fireplace) all connect. The kitchen is well-equipped with a mix of black and stainless steel appliances and durable laminate countertops. The second floor serves as the private quarters, housing a

Key facts

• Versatile flex space
• Private quarters
• Open-concept formals

Tags

• OPEN-CONCEPT FORMALS
• GAS-BURNING FIREPLACE
• DURABLE LAMINATE COUNTERTOPS
• PRIVATE QUARTERS
• VERSATILE FLEX SPACE

Property features AI

Finance

• HOA & community: Winfield Lakes HOA with annual fee of $546

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; Entry level: First floor
• Construction: Brick construction; Built in 2006; Composition roof; Slab foundation
• Exterior features: Fully fenced yard; Subdivision lot

Interior

• Kitchen: Convection oven; Gas range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on second floor (approx. 18 x 15); Bedroom on second floor (approx. 13 x 14); Bedroom on second floor (approx. 12 x 13); Bedroom on second floor (approx. 12 x 12)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Gas log fireplace (one); Laminate countertops; Ceiling fans
• Laundry & utility: Washer/dryer hookups (laundry details not specified)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 8.1% vs local median 5.4% in Fresno — 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 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: Lake Olympia Middle (math 18% / reading 31%, grade F, #1,279 of 1,662 statewide, top 78%, 1,170 students, 71% FRL); Hightower H S (math 23% / reading 45%, grade F, #1,002 of 1,632 statewide, top 62%, 2,535 students, 67% FRL) — zoned schools average 69% FRL vs 35% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-19 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; 12 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 38% 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 $5k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $347,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2618 Balsam Ridge Way	0.09mi	4/2.5	2,764 (+5%)	1mo	$300,000	$109	86
1931 Acorn Glen Trl	0.34mi	4/2.5	2,480 (-6%)	1mo	$279,900	$113	74
2723 Fawn Mountain Dr	0.42mi	4/2.5	2,785 (+6%)	0mo	$359,000	$129	70
2611 Cottage Step Trl Trl	0.28mi	4/2.5	2,392 (-9%)	1mo	$295,000	$123	70
3007 Acacia Fair Ln	0.33mi	4/2.5	2,351 (-11%)	1mo	$310,000	$132	66
1822 Lansing Cove Dr	0.66mi	4/2.5	2,696 (+2%)	1mo	$299,786	$111	65
2543 Tucker Creek Dr	0.27mi	4/3.0	2,323 (-12%)	1mo	$300,000	$129	65
2403 Tall Sequoia Dr	0.36mi	4/2.5	2,340 (-11%)	1mo	$332,500	$142	64
18555 Porta Marina Dr	0.63mi	4/3.5	2,782 (+6%)	1mo	$382,390	$137	56
18527 Porta Marina Dr	0.69mi	4/3.5	2,778 (+6%)	2mo	$399,760	$144	53
18535 Porta Marina Dr	0.67mi	4/3.5	2,872 (+9%)	1mo	$390,950	$136	48
18630 Serapis St	0.63mi	5/4.0 (+1)	2,837 (+8%)	2mo	$426,840	$150	45

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: -5.0%
• Equity multiple: 0.80×
• Total profit: $-15,276
• Equity at exit: $53,635

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-2,615
• Equity at exit: $46,070

Cash invested: $76,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,981 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,124/yr
• Insurance: −$115
• HOA: −$46
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $409

Break-even live

Break-even rent $2,463

Max offer price $274,900

Occupancy floor 81%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2642 Sunlit Meadow Trl Fresno, TX	5.0	3.5	2785	$4,000	$1.44	43d	1	0.51mi
2123 Witham Park Ln Fresno, TX	4.0	4.0	3026	$2,850	$0.94	43d	1	0.56mi
3526 Cambridge Falls Dr Fresno, TX	4.0	3.0	3136	$2,624	$0.84	20d	1	0.60mi
3106 Presley Jane Ct Missouri City, TX	3.0	2.0	2109	$2,271	$1.08	5d	1	1.02mi
3314 Dry Creek Dr Missouri City, TX	4.0	3.0	2600	$4,200	$1.62	43d	1	1.02mi
3218 Clayton Terrace Dr Missouri City, TX	4.0	3.0	2278	$2,395	$1.05	19d	1	1.13mi
3211 Breckinridge Ct Missouri City, TX	4.0	2.5	2920	$2,550	$0.87	20d	1	1.22mi
3932 Teal Run Place Ct Fresno, TX	4.0	2.0	1914	$2,150	$1.12	43d	1	1.27mi
3806 Teal Maple Ct Fresno, TX	4.0	3.5	2318	$2,146	$0.93	3d	1	1.28mi
2709 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	20d	1	1.29mi
2707 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	2d	1	1.29mi
3212 Aldridge Dr Missouri City, TX	4.0	2.5	2489	$2,650	$1.06	20d	1	1.30mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: gas

Listing history 7 events

1. 2026-06-18
   days on market $274,900 Active 10 DOM
2. 2026-06-17
   days on market $274,900 Active 9 DOM
3. 2026-06-16
   days on market $274,900 Active 8 DOM
4. 2026-06-15
   days on market $274,900 Active 7 DOM
5. 2026-06-13
   days on market $274,900 Active 5 DOM
6. 2026-06-09
   remarks 689-char remark
7. 2026-06-09
   listed $274,900 Active 1 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,767
• − Mortgage interest: −$15,399
• − Property taxes: −$4,124
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,861
• − Management: −$2,861
• − HOA: −$552
• − Depreciation: −$7,997
• Taxable income: $599
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $4,763/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 75/100 Cosmetic rehab

This 4-bedroom, 2.5-bathroom home is in good condition with a good exterior and interior. It has a good curb appeal and is ready for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and property value
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value
• Both Install new kitchen appliances — Modernizes the kitchen and attracts more buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and property value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value ↑
• Both Install new kitchen appliances — Modernizes the kitchen and attracts more buyers ↑

ⓘ 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: 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

1 event — show timeline

• 2026-06-08 Listed $274,900 HARMLS