32746 Laureate Dr · Brookshire, TX 77423

$265,900

3 bd · 2.0 ba · 1,388 sqft · Land · 36 Days on market

Built 2026 5,100 sqft lot $63/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 +10.7/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The attractive Aspen plan centers around a large open kitchen, complete with an island and a built-in pantry. An airy great room-ideal for relaxing and entertaining-is steps away, as is a dining area. There are three spacious bedrooms, including a primary suite with a walk-in closet and a private bath with dual vanities and a walk-in shower.

Key facts

• Tiled walk-in shower
• Microwave oven
• Dishwasher

Tags

• STAINLESS STEEL APPLIANCES
• WHIRLPOOL GAS RANGE
• MICROWAVE OVEN
• DISHWASHER
• TILED WALK-IN SHOWER
• CEILING FANS

Property features AI

Finance

• HOA & community: Community Solutions association; Annual association fee of $750

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation; Composition roof; Built in 2026
• Construction: Brick construction; Century Communities builder
• Exterior features: Private yard; Subdivision setting

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Quartz counters
• Bedrooms: 3 total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning; Has heating; Has cooling
• Interior features: Kitchen island; Kitchen open to family room; Quartz counters; Separate shower; Tub with shower; Window treatments; Ceiling fans; Programmable thermostat; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Tankless water heater

🏗️ New construction. The $265,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $273,871.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $266k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (24.4% below list).
• Recommended offer: $201k (24.4% 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.
• 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: Dean Leaman J H School (math 59% / reading 56%, grade B, #206 of 1,662 statewide, top 13%, 2,191 students, 32% FRL); Fulshear H S (math 52% / reading 70%, grade C+, #258 of 1,632 statewide, top 16%, 2,464 students, 30% FRL).
• Market conditions: Rents soft (-1.0%/yr); 997 active listings in the ZIP; solid renter incomes; 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 $8k 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 36 days — a 3% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,146 (24.4% 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 36 days. Have you received any prior offers? Is the seller open to a 24% 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 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 11.3

CMA / ARV

• ARV (median comp): $273,871
• List price: $265,900
• Delta: -2.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.24×
• Total profit: $-58,571
• Equity at exit: $40,835

10-year hold

• IRR: -26.2%
• Equity multiple: -0.10×
• Total profit: $-84,682
• Equity at exit: $23,679

Cash invested: $76,684 (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 77423

• Rents YoY: -1.0%
• Active inventory: 997
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,011 medium
• Mortgage (P&I): −$1,436
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$114
• HOA: −$63
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-129

Break-even live

Break-even rent $2,175

Max offer price $251,070

Occupancy floor —

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: $68,468
• Closing costs: $8,216
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 15 events

1. 2026-06-18
   days on market $265,900 Active 36 DOM
2. 2026-06-17
   days on market $265,900 Active 35 DOM
3. 2026-06-16
   days on market $265,900 Active 34 DOM
4. 2026-06-15
   days on market $265,900 Active 33 DOM
5. 2026-06-13
   days on market $265,900 Active 31 DOM
6. 2026-06-09
   days on market $265,900 Active 27 DOM
7. 2026-06-08
   days on market $265,900 Active 26 DOM
8. 2026-06-07
   days on market $265,900 Active 25 DOM
9. 2026-06-04
   days on market $265,900 Active 22 DOM
10. 2026-06-03
    days on market $265,900 Active 21 DOM
11. 2026-06-02
    days on market $265,900 Active 20 DOM
12. 2026-06-01
    days on market $265,900 Active 19 DOM
13. 2026-05-31
    days on market $265,900 Active 18 DOM
14. 2026-05-13
    listed $265,900 Active 650-char remark
15. 2026-04-29
    listed $265,900 Active 194-char remark

    Show marketing remark (343 chars)

    The attractive Aspen plan centers around a large open kitchen, complete with an island and a built-in pantry. An airy great room-ideal for relaxing and entertaining-is steps away, as is a dining area. There are three spacious bedrooms, including a primary suite with a walk-in closet and a private bath with dual vanities and a walk-in shower.

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $4,866 · $405/mo
• Expected delta: +$3,608/yr (+$301/mo · 286.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,138
• − Mortgage interest: −$15,341
• − Property taxes: −$1,258
• − Insurance: −$1,369
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$756
• − Depreciation: −$7,967
• Taxable loss: −$6,416
• Est. tax savings @ 24.0%: +$1,540
• After-tax cash flow: $-9/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: 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

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 · 18,767 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: 20.0

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 0.64)
• 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%

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: ▼ -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

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

+0.0% since first listed

2 events — show timeline

• 2026-05-13 Listed $265,900 HARMLS
• 2026-04-29 Listed $265,900 Zillow