4406 Eaglewood Trail Dr · Fresno, TX 77545

$273,000

4 bd · 3.0 ba · 2,020 sqft · SingleFamily public records · 36 Days on market

Built 1996 7,300 sqft lot $135/sqft · at area comps Est $265k · at est. $65/mo HOA · 3% of rent

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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 +10.7/30.0
• ARV discount +6.2/15.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• 1% rule +3.8/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Listing remarks MLS

Just off Fort Bend Tollway and Hwy 6 with easy access to Hwy 288,Teal Run subdivision offers parks and pools. The subject property has formal living and dining rooms. The kitchen with a built-in desk, opens to the den and has a view of the large backyard that is large enough for a pool and lots of family fun. The master bath has custom tilework.

Key facts

• Dual sinks
• Spacious backyard
• No rear neighbors

Tags

• SPACIOUS BACKYARD
• BUILT-IN DESK AREA
• GRANITE COUNTERTOPS
• DUAL SINKS
• NEW VINYL FLOORING
• NO REAR NEIGHBORS

Property features AI

Finance

• Other: Lease not considered; Seller disclosures and municipal utility district disclosure provided
• HOA & community: Community managed by RealManage; Annual association fee of $775

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1996; Slab foundation
• Construction: Brick and cement siding construction; Composition roof
• Exterior features: Fenced backyard; Private yard; Greenbelt nearby; Located in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: Primary bedroom on second floor (13x13); Bedroom on second floor (11x10); Bedroom on second floor (10x10); Bedroom on second floor (10x10)
• Flooring: Plank flooring; Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Two fireplaces; Double vanity; Ceiling fan(s); 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $273k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (11.5% below list).
• Recommended offer: $242k (11.5% 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-, schools D-, amenities 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.
• Market conditions: Rents soft (-0.9%/yr); 177 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 31% 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

• It's been on market 36 days — a 3% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask is 12900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $241,590 (11.5% 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 36 days. Have you received any prior offers? Is the seller open to a 12% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

• ARV (median comp): $265,143
• List price: $273,000
• Delta: 2.96%
• 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
1410 Hunter Green Ln	0.15mi	3/2.5 (-1)	1,974 (-2%)	3mo	$199,000	$101	80
1603 Bonnie Lea Ln	0.17mi	3/2.0 (-1)	1,878 (-7%)	2mo	$225,000	$120	70
4730 Hardwood Glen Dr	0.32mi	4/2.0	1,867 (-8%)	2mo	$260,000	$139	67
4119 Teal Valley Ct	0.25mi	4/2.5	2,259 (+12%)	1mo	$199,900	$88	66
1419 Chandler Park Ln	0.44mi	4/2.0	1,908 (-6%)	6mo	$274,900	$144	61
1119 Auburn View Ln	0.51mi	3/2.5 (-1)	2,104 (+4%)	4mo	$219,000	$104	59
4835 Montclair Hill Ln	0.75mi	3/2.5 (-1)	1,948 (-4%)	2mo	$270,000	$139	51
4946 Pine Haven Ln	0.67mi	4/2.0	1,847 (-9%)	0mo	$319,000	$173	50
4022 Floral Way Ct	0.47mi	3/2.0 (-1)	1,820 (-10%)	6mo	$239,900	$132	47
903 Cove Crest Trl	0.58mi	3/2.0 (-1)	2,206 (+9%)	5mo	$269,910	$122	45
1014 Sapling Crest Ct	0.54mi	3/2.0 (-1)	1,730 (-14%)	1mo	$244,900	$142	41
5010 Pine Haven Ln	0.75mi	4/2.0	1,732 (-14%)	6mo	$299,900	$173	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: -16.4%
• Equity multiple: 0.38×
• Total profit: $-47,596
• Equity at exit: $53,264

10-year hold

• IRR: -13.8%
• Equity multiple: 0.11×
• Total profit: $-68,320
• Equity at exit: $45,751

Cash invested: $76,440 (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: 177
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,416 high
• Mortgage (P&I): −$1,432
• Tax from tax record: −$427 /mo · $5,125/yr
• Insurance: −$114
• HOA: −$65
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-129

Break-even live

Break-even rent $2,579

Max offer price $250,220

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-52	+0% $-129	+5% $-206	+10% $-283
Rent	-10% $-320	-5% $-224	+0% $-129	+5% $-34	+10% $62
Rate	-1.0pp $9	-0.5pp $-60	base $-129	+0.5pp $-200	+1.0pp $-272

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: $68,250
• Closing costs: $8,190
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3932 Teal Run Place Ct Fresno, TX	4.0	2.0	1914	$2,150	$1.12	44d	1	0.56mi
3806 Teal Maple Ct Fresno, TX	4.0	3.5	2318	$2,146	$0.93	3d	1	0.60mi
919 Yorkshire Holw Fresno, TX	3.0	2.0	1506	$2,100	$1.39	44d	1	0.63mi
4619 Monarch Blue Ln Fresno, TX	3.0	2.5	1933	$1,846	$0.95	44d	1	0.63mi
4931 Natchez Trce Fresno, TX	4.0	2.0	1835	$2,350	$1.28	44d	1	0.68mi
1402 Windom Court Way Fresno, TX	4.0	2.5	1831	$2,300	$1.26	44d	1	0.75mi
3623 Elmwood Dale Dr Fresno, TX	3.0	2.0	1545	$1,765	$1.14	44d	1	1.04mi
2403 Orchard Run Fresno, TX	3.0	2.0	1459	$2,800	$1.92	4d	1	1.22mi
2703 Facet Creek Dr Fresno, TX	4.0	2.0	2099	$2,226	$1.06	0d	1	1.34mi
2644 Blue Abbot Dr Fresno, TX	4.0	2.5	2435	$2,450	$1.01	44d	1	1.37mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: pool

Listing history 7 events

1. 2026-04-24
   listed $273,000 Active 525-char remark
2. 2024-04-30
   historical $1,950
3. 2024-04-17
   listed $1,950
4. 2012-02-21
   soldstatus 347-char remark

   Show marketing remark (347 chars)

   Just off Fort Bend Tollway and Hwy 6 with easy access to Hwy 288,Teal Run subdivision offers parks and pools. The subject property has formal living and dining rooms. The kitchen with a built-in desk, opens to the den and has a view of the large backyard that is large enough for a pool and lots of family fun. The master bath has custom tilework.

5. 2012-01-30
   historical 347-char remark

   Show marketing remark (347 chars)

   Just off Fort Bend Tollway and Hwy 6 with easy access to Hwy 288,Teal Run subdivision offers parks and pools. The subject property has formal living and dining rooms. The kitchen with a built-in desk, opens to the den and has a view of the large backyard that is large enough for a pool and lots of family fun. The master bath has custom tilework.

6. 2011-06-10
   listed $74,900 347-char remark

   Show marketing remark (347 chars)

   Just off Fort Bend Tollway and Hwy 6 with easy access to Hwy 288,Teal Run subdivision offers parks and pools. The subject property has formal living and dining rooms. The kitchen with a built-in desk, opens to the den and has a view of the large backyard that is large enough for a pool and lots of family fun. The master bath has custom tilework.

7. 2002-08-29
   soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,125 · $427/mo
• Projected year-2 tax: $5,125 · $427/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $28,991
• − Mortgage interest: −$15,292
• − Property taxes: −$5,125
• − Insurance: −$1,365
• − Repairs & maintenance: −$2,319
• − Management: −$2,319
• − HOA: −$780
• − Depreciation: −$7,942
• Taxable loss: −$6,152
• Est. tax savings @ 24.0%: +$1,477
• After-tax cash flow: $-71/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

-97.2% since first listed

10 events — show timeline

• 2026-06-02 Rental Removed $2,100 HARMLS
• 2026-05-31 Listed for Rent $2,100 HARMLS
• 2026-05-30 Listing Removed — HARMLS
• 2026-04-24 Listed $273,000 HARMLS
• 2024-04-30 Rental Removed $1,950 HARMLS
• 2024-04-17 Listed for Rent $1,950 HARMLS
• 2012-02-21 Sold (MLS) — HARMLS
• 2012-01-30 Listing Removed — HARMLS
• 2011-06-10 Listed $74,900 HARMLS
• 2002-08-29 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $5,125 · +2.8% YoY. Source: county tax records.