110 Chandler Ct · Sugar Land, TX 77479

$359,000

4 bd · 3.0 ba · 2,703 sqft · SingleFamily public records · 50 Days on market

Built 1994 6,895 sqft lot $133/sqft · at area comps Est $348k · at est. $92/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 +12.8/30.0
• ARV discount +6.0/15.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER. .. Home is priced to sell. .. . Gorgeous EAST facing 4BR, 2.5 bath home in New Territory. Roof replaced in 2016. Kitchen with granite countertops, open layout to family and dining room. Note: All bedrooms upstairs, including Master. Note: Garage converted to Game/Flex room, easily reverted. Fully fenced yard, near major freeways. Community amenities include Club at New Territory. Zoned to Fort Bend ISD. NO FLOODING! Schedule your showings soon. .. .

Key facts

• Garage converted
• East facing
• Open layout

Tags

• EAST FACING
• ROOF REPLACED
• GRANITE COUNTERTOPS
• OPEN LAYOUT
• GARAGE CONVERTED
• FULLY FENCED YARD

Property features AI

Finance

• Other: Seller disclosure available; Lease not considered
• HOA & community: Association: New Territory; Annual association fee of $1,100; Association amenities include clubhouse, common areas, and recreation facilities

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1994; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Subdivision lot; Lot approximately 6,895 sq ft

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric); Attic fan; Ventilation for improved indoor air quality
• Interior features: Ceiling fan(s); Two fireplaces; 9 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-34 ($-403/yr) — negative.
• To cash-flow at today's rent, offer at most $353k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $352k (2.0% below list).
• Recommended offer: $348k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 2.6% in Sugar Land — 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 80/100 on livability (#38 in TX, #1,758 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, 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: Brazos Bend El (math 47% / reading 54%, grade D+, #833 of 4,322 statewide, top 20%, 739 students, 44% FRL); Sartartia Middle (math 69% / reading 71%, grade A, #58 of 1,662 statewide, top 4%, 1,440 students, 24% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents flat; 553 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $11k 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 50 days — a 3% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $348,230 (3.0% 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 50 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
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: 0.98% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 8.5

CMA / ARV

• ARV (median comp): $347,500
• List price: $359,000
• Delta: 3.31%
• 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
4138 N New Meadows Dr	0.33mi	4/2.5	2,621 (-3%)	7mo	$349,999	$134	72
4415 Crimson Ct	0.38mi	4/2.5	2,842 (+5%)	9mo	$419,900	$148	64
131 Lissa Ln	0.10mi	4/3.5	2,366 (-12%)	11mo	$329,000	$139	64
139 Skycrest Dr	0.09mi	5/4.0 (+1)	2,333 (-14%)	4mo	$345,000	$148	60
219 Rolling Plains Dr	0.39mi	5/3.5 (+1)	2,876 (+6%)	6mo	$344,900	$120	59
218 Windrift Ct	0.27mi	4/2.0	2,315 (-14%)	9mo	$385,000	$166	52
5411 Davids Bend Dr	0.60mi	4/2.5	2,528 (-6%)	9mo	$429,000	$170	52
318 High Meadows Dr	0.51mi	3/2.0 (-1)	2,416 (-11%)	6mo	$370,000	$153	44
5522 Whisper Ridge Dr	0.72mi	4/2.5	2,419 (-10%)	4mo	$435,000	$180	43
319 Trailwood Ct	0.33mi	5/3.5 (+1)	3,107 (+15%)	12mo	$450,000	$145	43
4415 Casey Cir	0.71mi	4/2.5	2,336 (-14%)	4mo	$388,000	$166	39
627 Winston Ln	0.73mi	5/4.0 (+1)	3,018 (+12%)	10mo	$498,000	$165	29

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.33×
• Total profit: $-67,607
• Equity at exit: $53,528

10-year hold

• IRR: -18.7%
• Equity multiple: 0.10×
• Total profit: $-90,241
• Equity at exit: $31,040

Cash invested: $100,520 (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 77479

• Home prices YoY: -34.9%
• Rents YoY: 0.8%
• Active inventory: 553
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,517 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$688 /mo · $8,251/yr
• Insurance: −$150
• HOA: −$92
• Vacancy / Maint / Mgmt: −$739
• Net cashflow: $-34

Break-even live

Break-even rent $3,559

Max offer price $353,063

Occupancy floor 96%

Sensitivity live

Price	-10% $170	-5% $68	+0% $-34	+5% $-135	+10% $-237
Rent	-10% $-311	-5% $-173	+0% $-34	+5% $105	+10% $244
Rate	-1.0pp $147	-0.5pp $58	base $-34	+0.5pp $-127	+1.0pp $-221

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 High Meadows Dr Sugar Land, TX	4.0	3.0	2619	$2,600	$0.99	44d	1	0.27mi
4315 Trailwood Dr Sugar Land, TX	4.0	2.5	2250	$5,800	$2.58	13d	1	0.42mi
5510 Cedaredge Ct Sugar Land, TX	4.0	2.5	3078	$2,950	$0.96	5d	1	0.60mi

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 50 events

1. 2026-06-18
   days on market $359,000 Active 50 DOM
2. 2026-06-17
   days on market $359,000 Active 49 DOM
3. 2026-06-16
   days on market $359,000 Active 48 DOM
4. 2026-06-15
   days on market $359,000 Active 47 DOM
5. 2026-06-13
   days on market $359,000 Active 45 DOM
6. 2026-06-09
   days on market $359,000 Active 41 DOM
7. 2026-06-07
   days on market $359,000 Active 39 DOM
8. 2026-06-04
   days on market $359,000 Active 36 DOM
9. 2026-06-03
   days on market $359,000 Active 35 DOM
10. 2026-06-02
    days on market $359,000 Active 34 DOM
11. 2026-06-01
    days on market $359,000 Active 33 DOM
12. 2026-05-31
    days on market $359,000 Active 32 DOM
13. 2026-05-18
    price $359,000 465-char remark
14. 2026-04-29
    listed $375,000 Active 465-char remark
15. 2025-10-24
    historical
16. 2025-09-19
    price $358,995
17. 2025-06-04
    price $359,995
18. 2025-05-22
    price $364,995
19. 2025-05-09
    listed $369,995 Active
20. 2025-04-08
    historical
21. 2025-04-02
    listed $370,000 Active
22. 2025-04-02
    historical
23. 2025-01-10
    listed $370,000 Active
24. 2025-01-10
    historical
25. 2024-11-01
    listed $385,000 Active
26. 2024-11-01
    historical
27. 2024-10-12
    price $385,000
28. 2024-09-22
    price $399,909
29. 2024-09-17
    listed $410,000 Active
30. 2024-09-14
    historical
31. 2022-09-20
    soldstatus
32. 2022-09-16
    soldstatus Sold
33. 2022-08-19
    status Pending
34. 2022-08-19
    price $3,030
35. 2022-08-16
    status Option Pending
36. 2022-07-22
    listed $349,990 Active
37. 2022-07-22
    historical
38. 2022-06-17
    listed $365,000 Active
39. 2016-03-30
    soldstatus
40. 2016-03-23
    soldstatus Sold
41. 2016-02-24
    status Pending
42. 2016-02-12
    status Option Pending
43. 2015-11-24
    price $249,900
44. 2015-09-24
    listed $254,900 Active
45. 2008-10-08
    soldstatus
46. 2008-07-09
    historical
47. 2008-01-08
    listed $199,999
48. 2007-03-13
    historical
49. 2006-04-28
    listed $184,999
50. 2005-09-30
    historical

ⓘ 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: $8,251 · $688/mo
• Projected year-2 tax: $8,251 · $688/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 · 10% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,201
• − Mortgage interest: −$20,110
• − Property taxes: −$8,251
• − Insurance: −$1,795
• − Repairs & maintenance: −$3,376
• − Management: −$3,376
• − HOA: −$1,104
• − Depreciation: −$10,444
• Taxable loss: −$6,255
• Est. tax savings @ 24.0%: +$1,501
• After-tax cash flow: $1,098/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 — Sugar Land

• Score: 80/100
• State rank: #38
• US rank: #1758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugar Land, TX
• County: Fort Bend County · 836,777 people
• City population: 168,209
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 92,221
• Household income: $156,735
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 1207.0

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 0.67)
• Race & ethnicity: Asian 47% White 30% Hispanic / Latino 10% Black 8% Two or more races 8%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 42% · China, Canada, Vietnam
• Languages at home: 52% English-only · Other Indo-European 16% Chinese 13% Spanish 6%

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: ▼ -121.96%
• Current HPI: 227.7544
• Rent YoY: ▲ 0.82%
• 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

+88.9% since first listed

42 events — show timeline

• 2026-05-18 Price Changed $359,000 HARMLS
• 2026-04-29 Listed $375,000 HARMLS
• 2025-10-24 Listing Removed — HARMLS
• 2025-09-19 Price Changed $358,995 HARMLS
• 2025-06-04 Price Changed $359,995 HARMLS
• 2025-05-22 Price Changed $364,995 HARMLS
• 2025-05-09 Listed $369,995 HARMLS
• 2025-04-08 Listing Removed — HARMLS
• 2025-04-02 Listing Removed — HARMLS
• 2025-04-02 Listed $370,000 HARMLS
• 2025-01-10 Listing Removed — HARMLS
• 2025-01-10 Listed $370,000 HARMLS
• 2024-11-01 Listing Removed — HARMLS
• 2024-11-01 Listed $385,000 HARMLS
• 2024-10-12 Price Changed $385,000 HARMLS
• 2024-09-22 Price Changed $399,909 HARMLS
• 2024-09-17 Listed $410,000 HARMLS
• 2024-09-14 Coming Soon — HARMLS
• 2022-09-20 Sold (Public Records) — Public Records
• 2022-09-16 Sold (MLS) — HARMLS
• 2022-08-19 Pending — HARMLS
• 2022-08-19 Price Changed $3,030 RENT.
• 2022-08-16 Pending — HARMLS
• 2022-07-22 Listing Removed — HARMLS
• 2022-07-22 Listed $349,990 HARMLS
• 2022-06-17 Listed $365,000 HARMLS
• 2016-03-30 Sold (Public Records) — Public Records
• 2016-03-23 Sold (MLS) — HARMLS
• 2016-02-24 Pending — HARMLS
• 2016-02-12 Pending — HARMLS
• 2015-11-24 Price Changed $249,900 HARMLS
• 2015-09-24 Listed $254,900 HARMLS
• 2008-10-08 Sold (Public Records) — Public Records
• 2008-07-09 Listing Removed — HARMLS
• 2008-01-08 Listed $199,999 HARMLS
• 2007-03-13 Listing Removed — HARMLS
• 2006-04-28 Listed $184,999 HARMLS
• 2005-09-30 Listing Removed — HARMLS
• 2005-03-01 Listed $185,000 HARMLS
• 2005-02-17 Listing Removed — HARMLS
• 2004-09-10 Listed $190,000 HARMLS
• 1994-04-19 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $8,251 · +1.7% YoY. Source: county tax records.