Franklin Plan · Iowa Colony, TX 77583

$263,990

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 404 Days on market

Good condition ↓ 6% since listing

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Why this score? — see what drove the C- 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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the beautifully designed Franklin floor plan, a spacious two-story home offering 5 bedrooms, 2.5 bathrooms, and a 2-car garage. Step inside through the welcoming front porch and into the foyer, where you're greeted by an elegant dining room and convenient powder room nearby. Moving forward, the home opens into a bright, airy family room that flows seamlessly into the kitchen, complete with a large island, stainless steel appliances, and a walk-in pantry-perfect for family gatherings and entertaining. Upstairs, you'll find the private primary bedroom retreat with a spacious walk-in closet and an en-suite bathroom featuring dual sinks and a large shower. Four secondary bedrooms are thoughtfully arranged on the second floor, providing flexible space for family, guests, or a home office. A full secondary bathroom and upstairs utility room add to the home's convenience and functionality. This open, family-friendly layout offers comfort, style, and modern living at its finest. Images and 3D tours are for illustration only and options may vary from home as built.

Key facts

• Franklin floor plan
• Large island
• Walk-in pantry

Tags

• FRANKLIN FLOOR PLAN
• WELCOMING FRONT PORCH
• BRIGHT AIRY FAMILY ROOM
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• WALK-IN PANTRY

🏗️ New construction. The $263,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $314,542.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $264k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $264k).
• Recommended offer: $232k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.2% in Iowa Colony — 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 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; 1147 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• This rent runs 32% of the median local income ($119k/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.
• 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 404 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Recommended offer $232,311 (12.0% below list)

Questions for the listing agent

1. It's been on market 404 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $314,542
• List price: $263,990
• Delta: -16.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8738 Jade Hill Dr	0.00mi	4/2.0 (-1)	1,770 (-6%)	1mo	$349,990	$198	82
7727 Montana Ruby Dr	0.19mi	4/2.0 (-1)	1,924 (+2%)	7mo	$333,990	$174	75
2414 Imperial Jade Dr	0.19mi	4/2.5 (-1)	1,952 (+3%)	8mo	$308,990	$158	74
2707 Jasper Oaks Dr	0.21mi	4/2.0 (-1)	2,009 (+6%)	1mo	$388,306	$193	72
8930 Ice Quartz Dr	0.20mi	4/2.0 (-1)	1,778 (-6%)	4mo	$313,900	$177	70
2402 Imperial Jade Dr	0.20mi	4/2.5 (-1)	2,085 (+10%)	8mo	$321,990	$154	62
8314 Bristol Diamond Dr	0.46mi	4/2.0 (-1)	1,941 (+3%)	7mo	$399,240	$206	61
2502 American Ruby Dr	0.74mi	4/2.0 (-1)	1,908 (+1%)	7mo	$370,990	$194	51
2514 American Ruby Dr	0.73mi	4/2.5 (-1)	1,984 (+5%)	7mo	$322,990	$163	47
2506 American Ruby Dr	0.73mi	4/2.0 (-1)	1,776 (-6%)	6mo	$306,990	$173	44
2527 Night Emerald Dr	0.70mi	4/2.0 (-1)	1,776 (-6%)	8mo	$298,990	$168	44
2511 Night Emerald Dr	0.70mi	4/2.0 (-1)	1,736 (-8%)	7mo	$292,990	$169	41

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-38,190
• Equity at exit: $46,899

10-year hold

• IRR: -7.6%
• Equity multiple: 0.58×
• Total profit: $-37,404
• Equity at exit: $27,196

Cash invested: $88,072 (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 77583

• Rents YoY: 0.4%
• Active inventory: 1147
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,162 high
• Mortgage (P&I): −$1,649
• Tax est. 1.5%: −$393 /mo · $4,718/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $325

Break-even live

Break-even rent $2,752

Max offer price $314,542

Occupancy floor 85%

Sensitivity live

Price	-10% $542	-5% $433	+0% $325	+5% $216	+10% $107
Rent	-10% $75	-5% $200	+0% $325	+5% $450	+10% $574
Rate	-1.0pp $483	-0.5pp $405	base $325	+0.5pp $243	+1.0pp $160

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: $78,636
• Closing costs: $9,436
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2523 Topaz Hill Ln Rosharon, TX	3.0–4.0	2.0–2.5	1857	$2,950	$1.59	17d	1	0.08mi
9518 Peridot Green Dr Rosharon, TX	4.0	2.0	1593	$1,886	$1.18	23d	1	0.96mi
9439 Ruby Mist Dr Rosharon, TX	5.0	2.5	2605	$2,276	$0.87	0d	1	1.23mi
9901 Kilkenny St Iowa Colony, TX	3.0–4.0	2.5	1735	$2,726	$1.57	0d	1	1.31mi
1119 Toledo Bend Pass Rosharon, TX	5.0	3.0	2200	$2,500	$1.14	44d	1	1.43mi
8043 House Bank Ln Rosharon, TX	4.0	3.0	2512	$2,550	$1.02	19d	1	1.44mi

Listing history 17 events

1. 2026-06-21
   days on market $263,990 Active 404 DOM
2. 2026-06-18
   days on market $263,990 Active 401 DOM
3. 2026-06-17
   days on market $263,990 Active 400 DOM
4. 2026-06-16
   days on market $263,990 Active 399 DOM
5. 2026-06-15
   days on market $263,990 Active 398 DOM
6. 2026-06-13
   days on market $263,990 Active 396 DOM
7. 2026-06-13
   days on market $263,990 Active 395 DOM
8. 2026-06-09
   days on market $263,990 Active 392 DOM
9. 2026-06-08
   days on market $263,990 Active 391 DOM
10. 2026-06-07
    days on market $263,990 Active 390 DOM
11. 2026-06-04
    days on market $263,990 Active 387 DOM
12. 2026-06-03
    days on market $263,990 Active 386 DOM
13. 2026-06-02
    days on market $263,990 Active 385 DOM
14. 2026-06-01
    days on market $263,990 Active 384 DOM
15. 2026-05-31
    days on market $263,990 Active 383 DOM
16. 2025-05-21
    price $263,990 1083-char remark

    Show marketing remark (1083 chars)

    Welcome to the beautifully designed Franklin floor plan, a spacious two-story home offering 5 bedrooms, 2.5 bathrooms, and a 2-car garage. Step inside through the welcoming front porch and into the foyer, where you're greeted by an elegant dining room and convenient powder room nearby. Moving forward, the home opens into a bright, airy family room that flows seamlessly into the kitchen, complete with a large island, stainless steel appliances, and a walk-in pantry-perfect for family gatherings and entertaining. Upstairs, you'll find the private primary bedroom retreat with a spacious walk-in closet and an en-suite bathroom featuring dual sinks and a large shower. Four secondary bedrooms are thoughtfully arranged on the second floor, providing flexible space for family, guests, or a home office. A full secondary bathroom and upstairs utility room add to the home's convenience and functionality. This open, family-friendly layout offers comfort, style, and modern living at its finest. Images and 3D tours are for illustration only and options may vary from home as built.

17. 2025-05-13
    listed $279,990 Active 1083-char remark

    Show marketing remark (1083 chars)

    Welcome to the beautifully designed Franklin floor plan, a spacious two-story home offering 5 bedrooms, 2.5 bathrooms, and a 2-car garage. Step inside through the welcoming front porch and into the foyer, where you're greeted by an elegant dining room and convenient powder room nearby. Moving forward, the home opens into a bright, airy family room that flows seamlessly into the kitchen, complete with a large island, stainless steel appliances, and a walk-in pantry-perfect for family gatherings and entertaining. Upstairs, you'll find the private primary bedroom retreat with a spacious walk-in closet and an en-suite bathroom featuring dual sinks and a large shower. Four secondary bedrooms are thoughtfully arranged on the second floor, providing flexible space for family, guests, or a home office. A full secondary bathroom and upstairs utility room add to the home's convenience and functionality. This open, family-friendly layout offers comfort, style, and modern living at its finest. Images and 3D tours are for illustration only and options may vary from home as built.

ⓘ 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: $37,950
• − Mortgage interest: −$17,619
• − Property taxes: −$4,718
• − Insurance: −$1,573
• − Repairs & maintenance: −$3,036
• − Management: −$3,036
• − Depreciation: −$9,150
• Taxable loss: −$1,183
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $4,179/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 Franklin floor plan home is in excellent condition with a good condition score of 80. It is move-in ready with minimal maintenance required. The property has a good resale and rental value with high-impact updates such as painting, landscaping, smart home features, and kitchen appliance upgrades.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting more buyers and renters.
• Both Upgrading the kitchen appliances — Modern appliances enhance functionality and appeal, making the home more desirable for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting more buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances enhance functionality and appeal, making the home more desirable for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 374,982 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
• Severe rent burden: 251.0

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%

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%

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

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

-5.7% since first listed

2 events — show timeline

• 2025-05-21 Price Changed $263,990 Zillow
• 2025-05-13 Listed $279,990 Zillow