Springfield Plan · Iowa Colony, TX 77583

$307,990

3 bd · 2.0 ba · 1,756 sqft · SingleFamily · 85 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 +8.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.6/5.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Two-story | 2 Bedroom | 2 Bathroom | Flex Room | Covered Patio

Key facts

• 2 parking spots
• Listed 84 days

🏗️ New construction. The $307,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $336,047.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $308k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (15.7% below list).
• Recommended offer: $260k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.1% in Iowa Colony — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1445 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 $10k 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 85 days — a 6% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Recommended offer $259,652 (15.7% 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 85 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.77% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $336,047
• List price: $307,990
• Delta: -8.35%
• 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
10010 Napier Dr	0.10mi	3/2.0	1,941 (+10%)	2mo	$322,999	$166	76
5222 Sage Hills Dr	0.26mi	3/2.5	1,866 (+6%)	2mo	$320,000	$171	74
5210 Getty Ln	0.34mi	4/3.0 (+1)	1,753 (-0%)	1mo	$346,990	$198	74
10127 Palm Springs Pl	0.29mi	3/2.5	1,878 (+7%)	1mo	$350,000	$186	72
10102 Palm Springs Pl	0.24mi	3/2.5	1,901 (+8%)	1mo	$347,990	$183	72
10110 Palm Springs Pl	0.25mi	3/2.5	1,901 (+8%)	2mo	$339,000	$178	71
5215 Getty Ln	0.34mi	3/2.5	1,872 (+7%)	1mo	$361,000	$193	70
10131 Palm Springs Pl	0.29mi	3/2.5	1,901 (+8%)	1mo	$365,000	$192	70
5227 Palo Verde Dr	0.24mi	3/2.5	1,977 (+13%)	0mo	$325,000	$164	66
5239 Palo Verde Dr	0.26mi	4/2.5 (+1)	1,910 (+9%)	2mo	$355,490	$186	65
5251 Palo Verde Dr	0.28mi	4/2.5 (+1)	1,910 (+9%)	1mo	$335,000	$175	64
5318 Majestic Ct	0.46mi	3/2.5	1,901 (+8%)	2mo	$360,000	$189	61

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: -25.0%
• Equity multiple: 0.17×
• Total profit: $-78,203
• Equity at exit: $50,106

10-year hold

• IRR: -30.9%
• Equity multiple: -0.23×
• Total profit: $-115,595
• Equity at exit: $29,055

Cash invested: $94,093 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 130 active · 20 under contract
• Months of supply: 20.0 mo (5%/mo absorbed)
• Median asking: $378,490 ($204/sqft)
• Median days on market: 117 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: -6.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77583

• Rents YoY: 0.4%
• Active inventory: 1445
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,597 high
• Mortgage (P&I): −$1,762
• Tax est. 1.5%: −$420 /mo · $5,041/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-271

Break-even live

Break-even rent $2,940

Max offer price $296,819

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-155	+0% $-271	+5% $-387	+10% $-503
Rent	-10% $-476	-5% $-374	+0% $-271	+5% $-169	+10% $-66
Rate	-1.0pp $-102	-0.5pp $-186	base $-271	+0.5pp $-358	+1.0pp $-447

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: $84,012
• Closing costs: $10,081
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10035 Crescendo Way Rosharon, TX	3.0	2.0	1446	$2,275	$1.57	23d	1	0.11mi
9623 Wright Dr Manvel, TX	4.0	3.0	2548	$3,600	$1.41	73d	1	0.34mi
5602 Caracara St Manvel, TX	2.0	2.0	1892	$2,550	$1.35	30d	1	0.65mi
9510 Turnstone Dr Arcola, TX	2.0	2.0	1892	$2,495	$1.32	48d	1	0.73mi
5714 Caracara St Arcola, TX	3.0	2.0	2518	$2,750	$1.09	52d	1	0.75mi
4143 Champlain Way Rosharon, TX	3.0	3.0	1839	$2,400	$1.31	93d	1	0.97mi
10327 Armstrong Dr Rosharon, TX	3.0	2.0	1956	$2,291	$1.17	93d	1	1.04mi
10526 Cabot Trl Iowa Colony, TX	3.0	2.5	1927	$2,500	$1.30	7d	1	1.07mi
4018 Champlain Way Rosharon, TX	3.0	2.5	1897	$1,500	$0.79	56d	1	1.09mi
10539 Dolce Ln Rosharon, TX	4.0	2.5	2258	$2,391	$1.06	62d	1	1.15mi
3734 Bach St Rosharon, TX	4.0	3.0	2258	$2,800	$1.24	93d	1	1.23mi

Property features AI

Finance

• Financial info: List price $307,990

Exterior

• Parking: 2 parking spaces
• Home design: New construction plan (Springfield)
• Exterior features: Living area approximately 1,756

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Plan home (Springfield)

Listing history 50 events

1. 2026-08-08
   days on market $307,990 Active 85 DOM
2. 2026-08-06
   days on market $307,990 Active 83 DOM
3. 2026-08-05
   days on market $307,990 Active 82 DOM
4. 2026-08-04
   days on market $307,990 Active 81 DOM
5. 2026-08-03
   days on market $307,990 Active 80 DOM
6. 2026-07-31
   days on market $307,990 Active 77 DOM
7. 2026-07-30
   days on market $307,990 Active 75 DOM
8. 2026-07-28
   days on market $307,990 Active 74 DOM
9. 2026-07-26
   days on market $307,990 Active 72 DOM
10. 2026-07-24
    days on market $307,990 Active 70 DOM
11. 2026-07-23
    days on market $307,990 Active 69 DOM
12. 2026-07-22
    days on market $307,990 Active 68 DOM
13. 2026-07-21
    days on market $307,990 Active 67 DOM
14. 2026-07-20
    days on market $307,990 Active 66 DOM
15. 2026-07-18
    days on market $307,990 Active 64 DOM
16. 2026-07-18
    days on market $307,990 Active 63 DOM
17. 2026-07-16
    days on market $307,990 Active 62 DOM
18. 2026-07-15
    days on market $307,990 Active 61 DOM
19. 2026-07-14
    days on market $307,990 Active 60 DOM
20. 2026-07-13
    days on market $307,990 Active 59 DOM
21. 2026-07-13
    days on market $307,990 Active 58 DOM
22. 2026-07-11
    days on market $307,990 Active 57 DOM
23. 2026-07-10
    days on market $307,990 Active 56 DOM
24. 2026-07-09
    days on market $307,990 Active 55 DOM
25. 2026-07-07
    days on market $307,990 Active 53 DOM
26. 2026-07-06
    days on market $307,990 Active 52 DOM
27. 2026-07-06
    days on market $307,990 Active 51 DOM
28. 2026-07-05
    days on market $307,990 Active 50 DOM
29. 2026-07-03
    days on market $307,990 Active 49 DOM
30. 2026-07-02
    days on market $307,990 Active 48 DOM
31. 2026-07-01
    days on market $307,990 Active 47 DOM
32. 2026-06-30
    days on market $307,990 Active 46 DOM
33. 2026-06-29
    days on market $307,990 Active 45 DOM
34. 2026-06-28
    days on market $307,990 Active 44 DOM
35. 2026-06-27
    days on market $307,990 Active 43 DOM
36. 2026-06-26
    days on market $307,990 Active 42 DOM
37. 2026-06-24
    days on market $307,990 Active 40 DOM
38. 2026-06-22
    days on market $307,990 Active 38 DOM
39. 2026-06-21
    days on market $307,990 Active 37 DOM
40. 2026-06-18
    days on market $307,990 Active 34 DOM
41. 2026-06-17
    days on market $307,990 Active 33 DOM
42. 2026-06-16
    days on market $307,990 Active 32 DOM
43. 2026-06-15
    days on market $307,990 Active 31 DOM
44. 2026-06-13
    days on market $307,990 Active 29 DOM
45. 2026-06-13
    remarks 62-char remark
46. 2026-06-13
    days on market $307,990 Active 28 DOM
47. 2026-06-09
    days on market $307,990 Active 25 DOM
48. 2026-06-08
    days on market $307,990 Active 24 DOM
49. 2026-06-07
    days on market $307,990 Active 23 DOM
50. 2026-06-04
    days on market $307,990 Active 20 DOM

ⓘ 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: $31,158
• − Mortgage interest: −$18,824
• − Property taxes: −$5,041
• − Insurance: −$1,680
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − Depreciation: −$9,776
• Taxable loss: −$9,148
• Est. tax savings @ 24.0%: +$2,195
• After-tax cash flow: $-1,058/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 · 11 photos

Good 80/100 None rehab

This two-story home is in excellent condition with a modern design and well-maintained exterior. It offers a spacious living area, a functional kitchen, and two bathrooms. The property is move-in ready and has the potential for further value increases through minor updates and improvements.

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 increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Upgrading appliances can increase the home's value and attract more buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract buyers/tenants who value eco-friendly features. ↑

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

C Composite livability gradescore 64/100

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 · 420,414 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

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $307,990

Exterior

• Parking: 2 parking spaces
• Home design: New construction plan (Springfield)
• Exterior features: Living area approximately 1,756

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Plan home (Springfield)