1108 Macarthur St · Rosenberg, TX 77471

$185,000

3 bd · 2.0 ba · 1,706 sqft · SingleFamily public records · 232 Days on market

Built 1954 0.28 ac lot $108/sqft · 20% below area Est $232k · 20% under ↓ 5% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this charming 3-bedroom, 1-bath gem with ENDLESS POTENTIAL! The standout feature? A HUGE master bedroom that’s ready to become your cozy retreat. Picture this: Transform it into a stunning farmhouse-style haven with modern touches—think shiplap walls, antique original solid wood doors, and that perfect rustic vibe! It’s a true canvas for your vision. Priced to sell for the handy homeowner. Don’t miss out—schedule your showing TODAY!

Key facts

• 0.28 acre lot
• Built 1954
• Listed 231 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $40 ($483/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (5.6% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.4% in Rosenberg — 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 62/100 on livability (#922 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety 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: Travis El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 426 students, 91% FRL); George J H (math 27% / reading 28%, grade F, #1,156 of 1,662 statewide, top 71%, 1,173 students, 81% FRL); B F Terry H S (math 34% / reading 41%, grade F, #888 of 1,632 statewide, top 55%, 1,739 students, 74% FRL) — zoned schools average 82% FRL vs 43% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 52% district-wide (-22 pts) — the specific schools serving this property underperform the Lamar CISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 727 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 232 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

• ARV (median comp): $232,462
• List price: $185,000
• Delta: -20.42%
• 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
2601 Avenue G	0.19mi	3/2.0	1,680 (-2%)	17mo	$248,000	$148	74
2717 Parrott Ave	0.46mi	3/2.0	1,662 (-3%)	1mo	$259,900	$156	73
1110 Alamo St	0.13mi	3/2.0	1,640 (-4%)	18mo	$250,000	$152	72
2501 Avenue G	0.21mi	4/1.0 (+1)	1,658 (-3%)	8mo	$134,900	$81	70
1117 Austin St	0.22mi	3/2.0	1,540 (-10%)	9mo	$214,900	$140	66
2712 Parrott Ave	0.49mi	3/2.0	1,631 (-4%)	13mo	$249,900	$153	59
2000 Hamilton St	0.69mi	3/2.0	1,611 (-6%)	1mo	$250,000	$155	58
1425 Damon St	0.39mi	3/1.0	1,555 (-9%)	15mo	$215,000	$138	50
2510 Avenue F	0.24mi	4/2.0 (+1)	1,514 (-11%)	18mo	$245,000	$162	50
1314 2nd St	0.54mi	3/2.0	1,472 (-14%)	5mo	$250,000	$170	48
2609 Parrott Ave	0.49mi	3/2.0	1,930 (+13%)	9mo	$299,900	$155	48
1909 Grant St	0.62mi	3/2.0	1,505 (-12%)	12mo	$246,000	$163	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.37×
• Total profit: $-32,465
• Equity at exit: $27,584

10-year hold

• IRR: -18.5%
• Equity multiple: 0.14×
• Total profit: $-44,482
• Equity at exit: $15,995

Cash invested: $51,800 (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 77471

• Home prices YoY: -19.3%
• Rents YoY: -1.0%
• Active inventory: 727
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$970
• Tax from tax record: −$292 /mo · $3,502/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $40

Break-even live

Break-even rent $1,695

Max offer price $185,000

Occupancy floor 93%

Sensitivity live

Price	-10% $145	-5% $93	+0% $40	+5% $-12	+10% $-64
Rent	-10% $-98	-5% $-29	+0% $40	+5% $109	+10% $178
Rate	-1.0pp $133	-0.5pp $87	base $40	+0.5pp $-8	+1.0pp $-56

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 3rd St Rosenberg, TX	3.0	2.0	1400	$1,575	$1.12	1d	1	0.42mi
1202 3rd St Rosenberg, TX	3.0	2.0	1400	$1,575	$1.12	26d	1	0.42mi
2009 Tremont Ct Rosenberg, TX	3.0	1.5	1425	$1,701	$1.19	24d	1	0.63mi
1200 Carlisle St Rosenberg, TX	2.0	1.0	1826	$1,650	$0.90	46d	1	0.68mi
3412 Avenue R Unit R Rosenberg, TX	3.0	2.0	1467	$1,775	$1.21	46d	1	0.79mi
2020 Ward St Rosenberg, TX	3.0	2.0	1748	$1,850	$1.06	46d	1	0.80mi
3828 Avenue N Rosenberg, TX	3.0	2.0	1238	$1,650	$1.33	46d	1	0.89mi
3828 Avenue N Rosenberg, TX	3.0	2.0	1238	$1,650	$1.33	1d	1	0.89mi
2122 Hackberry Bank Ln Rosenberg, TX	3.0	2.0	1620	$1,799	$1.11	6d	1	0.93mi
4114 Brumbelow St Rosenberg, TX	3.0	2.0	1234	$1,700	$1.38	7d	1	1.18mi
909 Klare Ave Rosenberg, TX	3.0	2.0	1836	$1,895	$1.03	46d	1	1.23mi
1615 Junker St Rosenberg, TX	3.0	2.0	1174	$1,750	$1.49	46d	1	1.27mi
4720 Reading Rd Rosenberg, TX	2.0–3.0	1.0–2.0	930	$1,422	$1.53	4d	15	1.42mi
4932 Vancouver Blvd Richmond, TX	3.0	2.0	1321	$3,500	$2.65	15d	1	1.44mi
4726 Reading Rd Rosenberg, TX	3.0	2.0	1060	$1,275	$1.20	46d	1	1.45mi

Listing history 20 events

1. 2026-06-22
   days on market $185,000 Active 232 DOM
2. 2026-06-21
   days on market $185,000 Active 231 DOM
3. 2026-06-18
   days on market $185,000 Active 228 DOM
4. 2026-06-17
   days on market $185,000 Active 227 DOM
5. 2026-06-16
   days on market $185,000 Active 226 DOM
6. 2026-06-15
   days on market $185,000 Active 225 DOM
7. 2026-06-13
   days on market $185,000 Active 223 DOM
8. 2026-06-10
   days on market $185,000 Active 219 DOM
9. 2026-06-08
   days on market $185,000 Active 218 DOM
10. 2026-06-07
    days on market $185,000 Active 217 DOM
11. 2026-06-04
    days on market $185,000 Active 214 DOM
12. 2026-06-03
    days on market $185,000 Active 213 DOM
13. 2026-06-02
    days on market $185,000 Active 212 DOM
14. 2026-06-01
    days on market $185,000 Active 211 DOM
15. 2026-05-31
    days on market $185,000 Active 210 DOM
16. 2026-05-12
    price $185,000 478-char remark

    Show marketing remark (478 chars)

    Step into this charming 3-bedroom, 1-bath gem with ENDLESS POTENTIAL! The standout feature? A HUGE master bedroom that’s ready to become your cozy retreat. Picture this: Transform it into a stunning farmhouse-style haven with modern touches—think shiplap walls, antique original solid wood doors, and that perfect rustic vibe! It’s a true canvas for your vision. Priced to sell for the handy homeowner. Don’t miss out—schedule your showing TODAY!

17. 2025-11-02
    listed $195,000 Active 478-char remark

    Show marketing remark (478 chars)

    Step into this charming 3-bedroom, 1-bath gem with ENDLESS POTENTIAL! The standout feature? A HUGE master bedroom that’s ready to become your cozy retreat. Picture this: Transform it into a stunning farmhouse-style haven with modern touches—think shiplap walls, antique original solid wood doors, and that perfect rustic vibe! It’s a true canvas for your vision. Priced to sell for the handy homeowner. Don’t miss out—schedule your showing TODAY!

18. 2024-11-22
    soldstatus
19. 2002-10-02
    soldstatus
20. 2000-09-25
    soldstatus

ⓘ 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: $3,502 · $292/mo
• Projected year-2 tax: $3,502 · $292/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $20,952
• − Mortgage interest: −$10,363
• − Property taxes: −$3,502
• − Insurance: −$925
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$5,382
• Taxable loss: −$2,572
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $1,101/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 — Rosenberg

• Score: 62/100
• State rank: #922
• US rank: #16414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosenberg, TX
• County: Fort Bend County · 836,777 people
• City population: 115,151
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 45,325
• Household income: $73,186
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1688.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 56% White 23% Two or more races 21% Black 12% Asian 7%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 57% English-only · Spanish 35% Tagalog/Filipino 2% 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: ▼ -74.06%
• Current HPI: 309.5425
• Rent YoY: ▼ -0.97%
• 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

-5.1% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $185,000 HARMLS
• 2025-11-02 Listed $195,000 HARMLS
• 2024-11-22 Sold (Public Records) — Public Records
• 2002-10-02 Sold (Public Records) — Public Records
• 2000-09-25 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,502 · -12.8% YoY. Source: county tax records.