8002 Scanlan Oak · Sienna, TX 77459

$305,000

3 bd · 2.5 ba · 1,936 sqft · Townhouse public records · 12 Days on market

Built 2024 3,575 sqft lot Est $348k · 12% under $215/mo HOA · 5% of rent

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Why this score? — see what drove the B 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 +25.3/30.0
• ARV discount +13.1/15.0
• 1% rule +9.0/10.0
• DSCR +8.3/10.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

WOW check out this lightly lived in 2 year young beauty! Mr & Mrs Clean live here as it shows like a model! You're greeted by Craftsman feel exterior as you enter a very spacius 21x18 living/dining combo room. Hard surface wood look flooring downstairs, high ceilings + an extra window in dining area adds light as this home has an end unit location-neighbor on only 1 side! Dining is large enough for either a round or rectangular table. Living is very spacious & will hold all of your furniture needs! Amazing kitchen opens to living/dining & has a brkfst bar too! Granite, stainless steel appliances, gas cooktop/oven & tons of cabinet/counter space spoil you in this kit

Key facts

• Dual sinks
• End unit location
• Tile flooring

Tags

• CRAFTSMAN FEEL EXTERIOR
• END UNIT LOCATION
• LARGE DOUBLE DOOR PANTRY
• BREAKFAST BAR
• DUAL SINKS
• TILE FLOORING

Property features AI

Finance

• HOA & community: Sienna Community Association; Annual association fee; Association amenities include: basketball court, clubhouse, dog park, fitness center, grounds maintenance, picnic area, playground, park, pool, tennis courts; Association fee covers common areas and grounds maintenance

Exterior

• Parking: Attached 2-car garage; Additional parking; Garage with door opener
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories; Faces south; Full ownership
• Construction: Built in 2024; Brick, cement siding, and wood siding exterior; Composition roof; Slab foundation; Built by History Maker Homes
• Exterior features: Tennis court(s); Front yard; Side yard; Concrete road surface; Association pool

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Oven; Microwave; Disposal; Pantry; Breakfast bar
• Bedrooms: Primary bedroom (second floor) — 16x14; Bedroom (second floor) — 12x10; Bedroom (second floor) — 12x10
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom (second floor) — 16x6; Bathroom (second floor) — 10x5; Half bath (first floor) — 9x4
• Heating & cooling: Central heating (gas) with zoned controls; Central air conditioning (electric) with zoned controls
• Interior features: Breakfast bar; Double vanity; Granite counters; High ceilings; Kitchen/family room combo; Primary bedroom with bath; Pantry; Tub/shower combination; Vanity; Window treatments; Ceiling fans; Living/dining room; Programmable thermostat; Low emissivity windows; Window coverings; Ventilation
• Laundry & utility: Laundry in utility room (second floor) — 7x5; Washer; Dryer; Electric dryer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $305k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $305k).
• Cap rate 9.0% vs local median 3.3% in Sienna — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Scanlan Oaks El (math 68% / reading 67%, grade B+, #189 of 4,322 statewide, top 5%, 1,052 students, 31% FRL); Ronald Thornton Middle (math 40% / reading 52%, grade D+, #462 of 1,662 statewide, top 28%, 1,529 students, 41% FRL); Ridge Point H S (math 61% / reading 69%, grade B, #198 of 1,632 statewide, top 12%, 3,170 students, 31% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents soft (-0.1%/yr); 1234 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 40% of the median local income ($129k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $305,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $348,480
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8033 Scanlan Oak	0.04mi	3/2.5	1,778 (-8%)	2mo	$299,000	$168	83
8001 Scanlan Trl	0.08mi	3/2.5	1,747 (-10%)	2mo	$284,990	$163	78
8033 Scanlan Trl	0.09mi	3/2.5	1,736 (-10%)	3mo	$285,000	$164	76
8022 Scanlan Trce	0.11mi	3/2.5	1,723 (-11%)	12mo	$293,000	$170	67
8006 Scanlan Oak -bldg 17	0.01mi	3/2.5	1,745 (-10%)	20mo	$314,990	$181	66
8002 Scanlan Oak -17	0.00mi	3/2.5	1,766 (-9%)	23mo	$317,990	$180	66
2930 Scanlan Meadow - Bldg 19	0.03mi	3/2.5	1,743 (-10%)	20mo	$309,990	$178	66
2910 Scanlan Meadow - Bldg 18	0.04mi	3/2.5	1,745 (-10%)	21mo	$319,990	$183	64
8018 Scanlan Oak	0.02mi	3/2.5	1,747 (-10%)	23mo	$314,990	$180	64
8014 Scanlan Oak -17	0.01mi	3/2.5	1,700 (-12%)	22mo	$319,990	$188	61
8051 Scanlan Trace - Bldg 1	0.16mi	3/2.5	1,743 (-10%)	21mo	$328,490	$188	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.67% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $74
• Equity at exit: $63,967

10-year hold

• IRR: 4.0%
• Equity multiple: 1.31×
• Total profit: $26,157
• Equity at exit: $59,249

Cash invested: $85,400 (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 77459

• Home prices YoY: -0.8%
• Rents YoY: -0.1%
• Active inventory: 1234
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,260 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$730 /mo · $8,762/yr
• Insurance: −$127
• HOA: −$215
• Vacancy / Maint / Mgmt: −$895
• Net cashflow: $694

Break-even live

Break-even rent $3,382

Max offer price $305,000

Occupancy floor 79%

Sensitivity live

Price	-10% $866	-5% $780	+0% $694	+5% $607	+10% $521
Rent	-10% $357	-5% $526	+0% $694	+5% $862	+10% $1,030
Rate	-1.0pp $847	-0.5pp $771	base $694	+0.5pp $615	+1.0pp $534

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2142 Ironwood Pass Dr Missouri City, TX	4.0	3.0	2140	$6,000	$2.80	0d	1	1.25mi
1714 Forest Mist Dr Missouri City, TX	3.0	3.0	1979	$3,000	$1.52	46d	1	1.36mi
8719 Fox Trail Dr Missouri City, TX	4.0	3.5	2143	$6,000	$2.80	24d	1	1.43mi

HOA detail

• Monthly dues: $215 · $2,580/yr
• Likely covers: gas

Listing history 8 events

1. 2026-06-22
   days on market $305,000 Active 12 DOM
2. 2026-06-21
   days on market $305,000 Active 11 DOM
3. 2026-06-18
   days on market $305,000 Active 8 DOM
4. 2026-06-17
   days on market $305,000 Active 7 DOM
5. 2026-06-16
   days on market $305,000 Active 6 DOM
6. 2026-06-15
   days on market $305,000 Active 5 DOM
7. 2026-06-13
   remarks 683-char remark
8. 2026-06-13
   listed $305,000 Active 3 DOM

ⓘ 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: $8,762 · $730/mo
• Projected year-2 tax: $8,762 · $730/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $51,121
• − Mortgage interest: −$17,085
• − Property taxes: −$8,762
• − Insurance: −$1,525
• − Repairs & maintenance: −$4,090
• − Management: −$4,090
• − HOA: −$2,580
• − Depreciation: −$8,873
• Taxable income: $4,118
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $7,338/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 — Sienna

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sienna, TX
• County: Fort Bend County · 836,777 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 84,221
• Household income: $129,151
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 1004.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 34% Black 26% Asian 22% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 73% English-only · Other Asian/Pacific 8% Spanish 7% Other Indo-European 5%

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: ▼ -1.67%
• Current HPI: 212.3573
• Rent YoY: ▼ -0.15%
• 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

1 event — show timeline

• 2026-06-10 Listed $305,000 HARMLS