5534 Amber Brook Ln · Fulshear, TX 77441

$293,000

3 bd · 2.5 ba · 1,911 sqft · Townhouse public records · 63 Days on market

Built 2023 Good condition 2,829 sqft lot 2-car garage $153/sqft · 5% below area Est $309k · 5% under $104/mo HOA · 3% 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).

• ARV discount +9.8/15.0
• Cash flow +9.6/30.0
• Schools +6.3/10.0
• 1% rule +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• DSCR +2.7/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience this beautiful duplex located in the sought-after Cross Creek Ranch community, where you can enjoy peaceful waterfront views from the comfort of your own home. Welcome to 5534 Amber Brook Ln! This functional and spacious 3-bedroom, 2.5-bath residence features an open-concept layout that seamlessly connects the kitchen to the living and dining areas, making it perfect for daily living and entertaining. The kitchen is a true highlight, with beautiful quartz countertops, a spacious island, and a convenient breakfast bar. Recent upgrades include stylish hardscaping in the side yard, enhancing your outdoor space.

Key facts

• Spacious island
• Waterfront views
• Quartz countertops

Tags

• WATERFRONT VIEWS
• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• SPACIOUS ISLAND
• BREAKFAST BAR
• HARDSCAPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $293k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (12.0% below list).
• Meets the 1% rule at list price ($3k rent vs $293k).
• Recommended offer: $258k (12.0% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.5% in Fulshear — 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 69/100 on livability (#430 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Lamar CISD (suburban): math 50% / reading 53% proficiency, ranked #116 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Huggins El (math 61% / reading 63%, grade B, #321 of 4,322 statewide, top 8%, 893 students, 23% FRL); Briscoe J H (math 59% / reading 60%, grade B, #166 of 1,662 statewide, top 11%, 1,914 students, 38% FRL); Foster H S (math 64% / reading 74%, grade B, #141 of 1,632 statewide, top 9%, 2,388 students, 34% FRL).
• Zoned-school proficiency averages 64% at this address vs 52% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Lamar CISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.6%/yr); 1601 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 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.
• 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 63 days — a 6% lower offer ($275k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.

Recommended offer $257,842 (12.0% 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 63 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 8.0

CMA / ARV

• ARV (median comp): $308,613
• List price: $293,000
• Delta: -5.06%
• 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
29118 Artic Brook Ln	0.20mi	3/2.5	1,934 (+1%)	1mo	$337,000	$174	88
5415 Holly Haven Ct	0.10mi	3/2.5	1,906 (-0%)	17mo	$332,990	$175	80
5646 Amber Brook Ln	0.13mi	3/2.5	1,906 (-0%)	17mo	$335,000	$176	79
5411 Holly Haven Ct	0.09mi	3/2.5	1,828 (-4%)	17mo	$333,990	$183	74
5255 Prairie Terrace Ln	0.27mi	3/2.5	1,754 (-8%)	0mo	$268,000	$153	73
5243 Prairie Terrace Ln	0.28mi	3/2.5	1,902 (-0%)	16mo	$315,000	$166	72
5218 Prairie Terrace Ln	0.30mi	3/2.5	1,881 (-2%)	14mo	$295,900	$157	72
5203 Prairie Terrace Ln	0.33mi	3/2.5	1,881 (-2%)	13mo	$299,999	$159	71
5615 Sallow Bay Ln	0.23mi	3/2.5	1,945 (+2%)	19mo	$310,000	$159	70
5135 Prairie Terrace Ln	0.37mi	3/2.5	1,908 (-0%)	19mo	$325,000	$170	67
5207 Prairie Terrace Ln	0.33mi	3/2.5	1,938 (+1%)	19mo	$325,000	$168	67
5603 Sallow Bay Ln	0.24mi	3/2.5	1,838 (-4%)	21mo	$325,000	$177	65

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.5%
• Equity multiple: 0.16×
• Total profit: $-68,708
• Equity at exit: $43,687

10-year hold

• IRR: -42.2%
• Equity multiple: -0.33×
• Total profit: $-109,128
• Equity at exit: $25,333

Cash invested: $82,040 (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: 11 active · 3 under contract
• Months of supply: 33.0 mo (3%/mo absorbed)
• Median asking: $319,999 ($171/sqft)
• Median days on market: 43 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: -5.7% vs current asking $/sqft

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

ZIP-level market 77441

• Rents YoY: -1.6%
• Active inventory: 1601
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,058 high
• Mortgage (P&I): −$1,537
• Tax from tax record: −$852 /mo · $10,230/yr
• Insurance: −$122
• HOA: −$104
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $-199

Break-even live

Break-even rent $3,310

Max offer price $257,842

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-116	+0% $-199	+5% $-282	+10% $-365
Rent	-10% $-441	-5% $-320	+0% $-199	+5% $-78	+10% $43
Rate	-1.0pp $-51	-0.5pp $-125	base $-199	+0.5pp $-275	+1.0pp $-352

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: $73,250
• Closing costs: $8,790
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5506 Amber Brook Ln Fulshear, TX	3.0	2.5	1897	$2,350	$1.24	93d	1	0.06mi
6030 Texas Heritage Pkwy Fulshear, TX	3.0	1.0–2.5	998	$2,444	$2.45	0d	41	0.51mi
29635 Burcreek Ln Fulshear, TX	4.0	3.0	2200	$6,500	$2.95	46d	1	0.57mi
29635 Burcreek Ln Fulshear, TX	4.0	3.0	2200	$6,325	$2.88	4d	1	0.57mi
6116 Texas Heritage Pkwy Fulshear, TX	1.0–2.0	1.0–2.0	994	$2,245	$2.26	0d	317	0.69mi
29403 Cayman Canyon Way Katy, TX	3.0–5.0	2.0	1679	$2,132	$1.27	1d	15	1.15mi
30131 Ousel Falls Ln Brookshire, TX	3.0	2.0	1574	$2,150	$1.37	93d	1	1.15mi
6636 Argonne Dr Fulshear, TX	4.0	1.0–3.0	1254	$2,362	$1.88	0d	60	1.18mi
693 Canvas Ave Fulshear, TX	1.0–4.0	1.0–3.0	1199	$2,348	$1.96	0d	23	1.30mi
4050 Andreas Meadow Ln Katy, TX	4.0	3.0	2197	$2,495	$1.14	32d	1	1.37mi
29914 Reagans Ranch Dr Katy, TX	4.0	3.0	2080	$4,850	$2.33	4d	1	1.38mi
29914 Reagans Ranch Dr Katy, TX	4.0	3.0	2080	$5,500	$2.64	38d	1	1.38mi
28926 Yukon River Ct Katy, TX	4.0	2.0	2032	$2,195	$1.08	38d	1	1.45mi

Property features AI

Finance

• HOA & community: Cross Creek Ranch HOAAnnual association feeHOA covers clubhouse, common areas, and recreation facilitiesCommunity pool

Exterior

• Parking: 2-car garageGarage with door openerAdditional parking
• Security: Owned security systemSmoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential property2 storiesEntry on slab foundation
• Construction: Built in 2023Stone construction accentsComposition roofSlab foundation
• Exterior features: Sprinkler/irrigation systemPrivate yardEast-facingHas a view

Interior

• Kitchen: Convection ovenDishwasherGas cooktopDisposalGas ovenGas rangeMicrowaveOvenENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on second levelTwo additional bedrooms on second level
• Flooring: CarpetPlankTileVinyl
• Bathrooms: Two full bathroomsOne half bathroomPrimary bathroom on second level
• Heating & cooling: Central heating (gas)Central electric air conditioning
• Interior features: Breakfast barHollywood bathHigh ceilingsKitchen islandKitchen/family room comboBath in primary bedroomPantryQuartz countersSelf-closing cabinet doors and drawersWindow treatmentsCeiling fansKitchen/dining comboLiving/dining roomProgrammable thermostatVentilation for improved indoor air qualityEnergy-efficient appliances and HVAC features
• Laundry & utility: Gas dryer hookup

HOA detail $104/mo · $1,248/yr

• Likely covers: water

Listing history 26 events

1. 2026-08-08
   days on market $293,000 Active 63 DOM
2. 2026-08-06
   days on market $293,000 Active 61 DOM
3. 2026-08-05
   days on market $293,000 Active 60 DOM
4. 2026-08-04
   days on market $293,000 Active 59 DOM
5. 2026-08-03
   days on market $293,000 Active 58 DOM
6. 2026-07-31
   days on market $293,000 Active 55 DOM
7. 2026-07-30
   days on market $293,000 Active 53 DOM
8. 2026-07-28
   days on market $293,000 Active 52 DOM
9. 2026-07-26
   days on market $293,000 Active 50 DOM
10. 2026-07-24
    days on market $293,000 Active 48 DOM
11. 2026-07-23
    days on market $293,000 Active 47 DOM
12. 2026-07-22
    days on market $293,000 Active 46 DOM
13. 2026-07-21
    days on market $293,000 Active 45 DOM
14. 2026-07-20
    days on market $293,000 Active 44 DOM
15. 2026-07-18
    days on market $293,000 Active 42 DOM
16. 2026-07-18
    days on market $293,000 Active 41 DOM
17. 2026-07-16
    days on market $293,000 Active 40 DOM
18. 2026-07-15
    days on market $293,000 Active 39 DOM
19. 2026-07-14
    days on market $293,000 Active 38 DOM
20. 2026-07-13
    days on market $293,000 Active 37 DOM
21. 2026-07-13
    days on market $293,000 Active 36 DOM
22. 2026-07-11
    days on market $293,000 Active 35 DOM
23. 2026-07-10
    days on market $293,000 Active 34 DOM
24. 2026-07-10
    days on market $293,000 Active 33 DOM
25. 2026-05-07
    price $293,000 925-char remark
26. 2026-04-22
    listed $298,000 Active 925-char remark

ⓘ 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: $10,230 · $852/mo
• Projected year-2 tax: $10,230 · $852/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $36,699
• − Mortgage interest: −$16,413
• − Property taxes: −$10,230
• − Insurance: −$1,465
• − Repairs & maintenance: −$2,936
• − Management: −$2,936
• − HOA: −$1,248
• − Depreciation: −$8,524
• Taxable loss: −$7,051
• Est. tax savings @ 24.0%: +$1,692
• After-tax cash flow: $-696/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 well-maintained and updated townhouse in Cross Creek Ranch offers a functional and spacious living environment with modern finishes and a clean, inviting appearance. Regular maintenance and minor updates can further enhance its value.

Value-add opportunities

• Both Paint the exterior and interior walls to enhance curb appeal and freshen the look. — A fresh coat of paint can improve the home's appearance and make it more appealing to potential buyers or renters. ↑
• Resale Replace the kitchen faucet with a more modern style to update the kitchen. — A new faucet can add a modern touch and improve the functionality of the kitchen. ↑

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Huggins El B TX #321/4,322 Nat'l #6,217/41,679 Middle Dean Leaman J H School B TX #206/1,662 Nat'l #2,146/14,009 High Foster H S B TX #141/1,632 Nat'l #2,354/17,239

Schools (NCES district)

• District: Lamar CISD
• NCES district ID: 4826580
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $75,213
• Composite: 46.43/100
• National rank: #2452
• State rank: #116 of 826 in TX

C Composite livability gradescore 69/100

Livability — Fulshear

• Score: 69/100
• State rank: #430
• US rank: #8901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulshear, TX
• County: Fort Bend County · 1,004,526 people
• City population: 41,324
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 41,324
• Household income: $184,390
• Rent vs Own: 8.0% rent · 92.0% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 20% Two or more races 15% Asian 12% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 5% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 68% English-only · Spanish 17% German/W. Germanic 4% Chinese 4%

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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: ▼ -154.74%
• Current HPI: 275.8798
• Rent YoY: ▼ -1.63%
• 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

• HOA & community: Cross Creek Ranch HOAAnnual association feeHOA covers clubhouse, common areas, and recreation facilitiesCommunity pool

Exterior

• Parking: 2-car garageGarage with door openerAdditional parking
• Security: Owned security systemSmoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential property2 storiesEntry on slab foundation
• Construction: Built in 2023Stone construction accentsComposition roofSlab foundation
• Exterior features: Sprinkler/irrigation systemPrivate yardEast-facingHas a view

Interior

• Kitchen: Convection ovenDishwasherGas cooktopDisposalGas ovenGas rangeMicrowaveOvenENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on second levelTwo additional bedrooms on second level
• Flooring: CarpetPlankTileVinyl
• Bathrooms: Two full bathroomsOne half bathroomPrimary bathroom on second level
• Heating & cooling: Central heating (gas)Central electric air conditioning
• Interior features: Breakfast barHollywood bathHigh ceilingsKitchen islandKitchen/family room comboBath in primary bedroomPantryQuartz countersSelf-closing cabinet doors and drawersWindow treatmentsCeiling fansKitchen/dining comboLiving/dining roomProgrammable thermostatVentilation for improved indoor air qualityEnergy-efficient appliances and HVAC features
• Laundry & utility: Gas dryer hookup

Price history

-1.7% since first listed

3 events — show timeline

• 2026-05-25 Listing Removed — HARMLS
• 2026-05-07 Price Changed $293,000 HARMLS
• 2026-04-22 Listed $298,000 HARMLS