1029 Sunlit Cir · Brookshire, TX 77423

$289,990

4 bd · 3.0 ba · 1,912 sqft · SingleFamily · 95 Days on market

Built 2026 Good condition Garage $100/mo HOA · 4% of rent ↓ 10% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW SINGLE STORY HOME WITH VERSATILE LAYOUT Introducing the Prism floorplan, a thoughtfully designed one story home offering 4 bedrooms, 3 bathrooms, and approximately 1,912 square feet of modern living space. The open concept design connects the kitchen, dining, and living areas, creating a comfortable flow for everyday living and entertaining. The kitchen features granite countertops, a large island, and soft close cabinets and drawers, with stainless steel appliances included for added convenience. The home includes a convenient Jack and Jill bath serving the secondary bedrooms, while the private primary suite offers a walk in closet and an en suite bathroom.

Key facts

• 2 garage spots
• Built 2026
• Listed 94 days

🏗️ New construction. The $289,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $315,074.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-422 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (19.0% below list).
• Recommended offer: $235k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#960 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Royal ISD (rural): math 23% / reading 23% proficiency, ranked #744 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Royal El (math 27% / reading 20%, grade F, #3,247 of 4,322 statewide, top 76%, 762 students, 78% FRL); Royal J H (math 22% / reading 23%, grade F, #1,341 of 1,662 statewide, top 82%, 593 students, 73% FRL); Royal H S (math 17% / reading 26%, grade F, #1,377 of 1,632 statewide, top 85%, 842 students, 71% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 1235 active listings in the ZIP; solid renter incomes; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,828 (19.0% 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 95 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.75% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 11.2

CMA / ARV

• ARV (median comp): $315,074
• List price: $289,990
• Delta: -7.96%
• 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
1040 Star Skye Dr	0.16mi	4/3.0	1,912 (0%)	1mo	$341,040	$178	92
1084 Sunlit Cir	0.09mi	4/2.0	2,012 (+5%)	1mo	$309,900	$154	82
1012 Sunlit Cir	0.04mi	3/2.0 (-1)	1,769 (-8%)	1mo	$303,490	$172	76
1104 Sunlit Cir	0.12mi	3/2.0 (-1)	1,786 (-7%)	1mo	$299,900	$168	74
3101 Duskshine Dr	0.34mi	3/2.0 (-1)	1,880 (-2%)	0mo	$296,990	$158	72
3093 Duskshine Dr	0.36mi	3/2.0 (-1)	1,876 (-2%)	1mo	$325,990	$174	70
1020 Star Skye Dr	0.20mi	3/2.0 (-1)	1,769 (-8%)	0mo	$307,040	$174	69
3053 Helios Haven Dr	0.43mi	4/2.0	2,035 (+6%)	0mo	$322,670	$159	65
3032 Helios Haven Dr	0.49mi	5/2.0 (+1)	1,942 (+2%)	1mo	$279,990	$144	64
3005 Helios Hvn	0.43mi	4/2.0	2,035 (+6%)	2mo	$314,670	$155	64
3081 Duskshine Dr	0.39mi	3/2.0 (-1)	1,792 (-6%)	2mo	$338,990	$189	61
3048 Helios Haven Dr	0.45mi	4/3.0	2,170 (+14%)	2mo	$324,990	$150	55

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: -29.7%
• Equity multiple: 0.04×
• Total profit: $-84,735
• Equity at exit: $46,979

10-year hold

• IRR: -50.8%
• Equity multiple: -0.53×
• Total profit: $-134,619
• Equity at exit: $27,242

Cash invested: $88,221 (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: 108 active · 41 under contract
• Months of supply: 14.4 mo (7%/mo absorbed)
• Median asking: $323,490 ($164/sqft)
• Median days on market: 156 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +0.2% vs current asking $/sqft

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

ZIP-level market 77423

• Rents YoY: -1.0%
• Active inventory: 1235
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,348 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,726/yr
• Insurance: −$131
• HOA: −$100
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-422

Break-even live

Break-even rent $2,883

Max offer price $253,972

Occupancy floor —

Sensitivity live

Price	-10% $-205	-5% $-313	+0% $-422	+5% $-531	+10% $-640
Rent	-10% $-608	-5% $-515	+0% $-422	+5% $-330	+10% $-237
Rate	-1.0pp $-264	-0.5pp $-342	base $-422	+0.5pp $-504	+1.0pp $-587

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: $78,769
• Closing costs: $9,452
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Municipal Utility District disclosure
• HOA & community: Part of Grand Manors associationAnnual association fee of $1,200

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyNew construction by Starlight HomesFull ownershipSlab foundationComposition roofLiving area approximately 1,912
• Construction: Brick constructionBuilt in 2026
• Exterior features: Covered patioFully fenced backyardFencePorchPatioDeckBack yard fencingSubdivision settingConcrete road access

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowaveRefrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetPlankVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barGranite countersHigh ceilingsKitchen islandKitchen/family room comboPantrySelf-closing cabinet doorsSelf-closing drawersTub with showerKitchen/dining comboProgrammable thermostatLow emissivity windowsVentilation for improved indoor air quality
• Laundry & utility: Washer hookupGas dryer hookupWasher and dryer included

Listing history 50 events

1. 2026-08-08
   days on market $289,990 Active 95 DOM
2. 2026-08-06
   days on market $289,990 Active 93 DOM
3. 2026-08-05
   days on market $289,990 Active 92 DOM
4. 2026-08-04
   days on market $289,990 Active 91 DOM
5. 2026-08-03
   days on market $289,990 Active 90 DOM
6. 2026-07-31
   days on market $289,990 Active 87 DOM
7. 2026-07-30
   days on market $289,990 Active 85 DOM
8. 2026-07-28
   days on market $289,990 Active 84 DOM
9. 2026-07-26
   days on market $289,990 Active 82 DOM
10. 2026-07-24
    days on market $289,990 Active 80 DOM
11. 2026-07-23
    days on market $289,990 Active 79 DOM
12. 2026-07-22
    days on market $289,990 Active 78 DOM
13. 2026-07-21
    pricedays on market $289,990 Active 77 DOM
14. 2026-07-20
    days on market $299,990 Active 76 DOM
15. 2026-07-18
    days on market $299,990 Active 74 DOM
16. 2026-07-18
    days on market $299,990 Active 73 DOM
17. 2026-07-16
    days on market $299,990 Active 72 DOM
18. 2026-07-15
    days on market $299,990 Active 71 DOM
19. 2026-07-14
    days on market $299,990 Active 70 DOM
20. 2026-07-13
    days on market $299,990 Active 69 DOM
21. 2026-07-13
    days on market $299,990 Active 68 DOM
22. 2026-07-11
    days on market $299,990 Active 67 DOM
23. 2026-07-10
    days on market $299,990 Active 66 DOM
24. 2026-07-09
    days on market $299,990 Active 65 DOM
25. 2026-07-07
    days on market $299,990 Active 63 DOM
26. 2026-07-06
    days on market $299,990 Active 62 DOM
27. 2026-07-06
    days on market $299,990 Active 61 DOM
28. 2026-07-05
    days on market $299,990 Active 60 DOM
29. 2026-07-03
    days on market $299,990 Active 59 DOM
30. 2026-07-02
    days on market $299,990 Active 58 DOM
31. 2026-07-01
    days on market $299,990 Active 57 DOM
32. 2026-06-30
    days on market $299,990 Active 56 DOM
33. 2026-06-29
    days on market $299,990 Active 55 DOM
34. 2026-06-28
    days on market $299,990 Active 54 DOM
35. 2026-06-27
    days on market $299,990 Active 53 DOM
36. 2026-06-26
    days on market $299,990 Active 52 DOM
37. 2026-06-24
    days on market $299,990 Active 50 DOM
38. 2026-06-22
    days on market $299,990 Active 48 DOM
39. 2026-06-21
    days on market $299,990 Active 47 DOM
40. 2026-06-18
    days on market $299,990 Active 44 DOM
41. 2026-06-17
    days on market $299,990 Active 43 DOM
42. 2026-06-16
    days on market $299,990 Active 42 DOM
43. 2026-06-15
    days on market $299,990 Active 41 DOM
44. 2026-06-13
    days on market $299,990 Active 39 DOM
45. 2026-06-10
    pricedays on market $299,990 Active 35 DOM
46. 2026-06-08
    days on market $309,990 Active 34 DOM
47. 2026-06-07
    days on market $309,990 Active 33 DOM
48. 2026-06-04
    days on market $309,990 Active 30 DOM
49. 2026-06-03
    days on market $309,990 Active 29 DOM
50. 2026-06-02
    days on market $309,990 Active 28 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: $28,179
• − Mortgage interest: −$17,649
• − Property taxes: −$4,726
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − HOA: −$1,200
• − Depreciation: −$9,166
• Taxable loss: −$10,646
• Est. tax savings @ 24.0%: +$2,555
• After-tax cash flow: $-2,512/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 · 7 photos

Good 80/100 None rehab

This single-story home is in excellent condition with a modern design and a versatile layout. It offers a good return on investment with minimal updates needed to maximize its value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bedrooms — Replacing worn-out carpet with hardwood or tile can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Integrating smart home technology can increase the home's appeal and marketability. ↑
• Both Landscaping the front yard — A well-maintained and aesthetically pleasing front yard can enhance the home's curb appeal and attract more potential buyers and renters. ↑

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Royal El F TX #3,247/4,322 Nat'l #31,549/41,679 Middle Royal J H F TX #1,341/1,662 Nat'l #11,105/14,009 High Royal H S F TX #1,377/1,632 Nat'l #13,899/17,239

Schools (NCES district)

• District: Royal ISD
• NCES district ID: 4838190
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $41,059
• Composite: 19.55/100
• National rank: #8760
• State rank: #744 of 826 in TX

C Composite livability gradescore 62/100

Livability — Brookshire

• Score: 62/100
• State rank: #960
• US rank: #17059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Waller County · 60,772 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 18,767
• Household income: $84,490
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 10% of renters

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Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 41% White 41% Black 14% Two or more races 13% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 30% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 65% English-only · Spanish 32% French/Haitian/Cajun 1% Other Indo-European 1%

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Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.28%
• Current HPI: 204.8709
• Rent YoY: ▼ -1.01%
• 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

• Other: Municipal Utility District disclosure
• HOA & community: Part of Grand Manors associationAnnual association fee of $1,200

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyNew construction by Starlight HomesFull ownershipSlab foundationComposition roofLiving area approximately 1,912
• Construction: Brick constructionBuilt in 2026
• Exterior features: Covered patioFully fenced backyardFencePorchPatioDeckBack yard fencingSubdivision settingConcrete road access

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowaveRefrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: CarpetPlankVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barGranite countersHigh ceilingsKitchen islandKitchen/family room comboPantrySelf-closing cabinet doorsSelf-closing drawersTub with showerKitchen/dining comboProgrammable thermostatLow emissivity windowsVentilation for improved indoor air quality
• Laundry & utility: Washer hookupGas dryer hookupWasher and dryer included

Price history

-10.1% since first listed

4 events — show timeline

• 2026-06-09 Price Changed $299,990 HARMLS
• 2026-05-30 Price Changed $309,990 HARMLS
• 2026-05-05 Price Changed $299,990 HARMLS
• 2026-05-05 Listed $333,540 HARMLS