7118 Sunset Creek Dr · Rosenberg, TX 77469

$255,000

4 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 4 Days on market

Built 2022 Good condition 7,501 sqft lot $140/sqft · 18% below area Est $312k · 18% under $60/mo HOA · 2% of rent ↓ 16% 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 +13.9/30.0
• 1% rule +6.1/10.0
• Schools +4.6/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this thoughtfully designed home nestled in an established Rosenberg community on Sunset Creek Drive! The open-concept layout creates a natural flow between the living, dining, and kitchen areas—ideal for both daily living and entertaining. Spacious secondary bedrooms provide flexibility for guests, a home office, or additional living needs, while the primary suite offers a private retreat with a well-appointed bath. Home features a generously sized backyard with covered patio and plenty of room to create your ideal outdoor space. Conveniently located near schools, shopping, dining, and major highways, this home offers both accessibility and opportunity. All new interior pai

Key facts

• Well-appointed bath
• Near schools
• Covered patio

Tags

• OPEN-CONCEPT LAYOUT
• GENEROUSLY SIZED BACKYARD
• COVERED PATIO
• WELL-APPOINTED BATH
• ESTABLISHED COMMUNITY
• NEAR SCHOOLS

Property features AI

Finance

• HOA & community: Association: Inframark; Annual association fee of $725; Community curbs and gutters

Exterior

• Parking: Attached garage; 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2022; Slab foundation; Composition roof
• Construction: Brick and cement siding construction
• Exterior features: Covered patio; Patio; Deck; Private yard; Fenced backyard; Subdivision setting; Concrete road access

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Oven; ENERGY STAR qualified appliances; Granite counters; Breakfast bar; Walk-in pantry
• Bedrooms: Up to 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning; Thermostat (programmable)
• Interior features: Breakfast bar; Double vanity; Granite counters; High ceilings; Kitchen/family room combo; Kitchen/dining combo; Living/dining room; Separate shower; Tub with shower; Vaulted ceilings; Walk-in pantry; Programmable thermostat; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $28 ($340/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Cap rate 6.4% 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: schools 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.
• Market conditions: Rents soft (-1.8%/yr); 1332 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 33% of the median local income ($102k/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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago 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

• Watch-outs: property tax is 3.3% of price.

Recommended offer $255,000

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. 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?
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: 1.11% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 7.5

CMA / ARV

• ARV (median comp): $311,584
• List price: $255,000
• Delta: -18.16%
• 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
7114 Whispering Leaf St	0.09mi	4/2.0	1,892 (+4%)	3mo	$275,000	$145	87
8822 Jamison Dr	0.60mi	3/2.0 (-1)	1,824 (+0%)	3mo	$309,000	$169	64
6623 Haven Forest Ln	0.59mi	4/2.5	1,819 (-0%)	9mo	$284,900	$157	63
1034 Clover Leaf Ct	0.65mi	3/2.0 (-1)	1,815 (-0%)	2mo	$285,000	$157	63
1802 Brady Shores Dr	0.60mi	4/2.0	1,786 (-2%)	9mo	$299,000	$167	61
2330 Shoal Valley Ln	0.51mi	3/2.0 (-1)	1,863 (+2%)	8mo	$305,000	$164	61
9007 Hemlock Dr	0.68mi	3/2.0 (-1)	1,844 (+1%)	6mo	$315,000	$171	56
1603 Goose Is	0.54mi	4/2.0	1,612 (-11%)	3mo	$279,900	$174	53
1815 Golden Ale Ct	0.46mi	3/2.0 (-1)	1,607 (-12%)	6mo	$269,900	$168	50
6811 Ashland Terrace Ln	0.49mi	3/2.5 (-1)	2,051 (+13%)	1mo	$295,000	$144	48
6727 Trinity Trail Ln	0.62mi	3/2.0 (-1)	2,032 (+12%)	3mo	$299,900	$148	44
6423 Fairfield Brook Ln	0.73mi	3/2.0 (-1)	1,610 (-12%)	8mo	$275,990	$171	35

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: -19.7%
• Equity multiple: 0.34×
• Total profit: $-47,470
• Equity at exit: $38,021

10-year hold

• IRR: -23.5%
• Equity multiple: 0.02×
• Total profit: $-69,689
• Equity at exit: $22,048

Cash invested: $71,400 (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 77469

• Home prices YoY: -25.1%
• Rents YoY: -1.8%
• Active inventory: 1332
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,820 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$696 /mo · $8,354/yr
• Insurance: −$106
• HOA: −$60
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $28

Break-even live

Break-even rent $2,784

Max offer price $255,000

Occupancy floor 94%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 Arbor Green Ln Rosenberg, TX	4.0	3.0	2564	$3,800	$1.48	44d	1	1.35mi
7210 Reading Rd Rosenberg, TX	3.0	1.0–2.0	1031	$1,999	$1.94	1d	27	1.44mi
905 Park Place Blvd Rosenberg, TX	1.0–3.0	1.0–2.0	1142	$2,110	$1.85	2d	35	1.45mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 13 events

1. 2026-05-05
   status Pending 718-char remark
2. 2026-05-01
   listed $255,000 Active 718-char remark
3. 2026-02-25
   status Pending
4. 2026-02-19
   status Pending
5. 2026-02-18
   historical
6. 2026-02-09
   price $285,000
7. 2026-02-04
   listed $300,000 Active
8. 2026-01-27
   historical
9. 2025-10-20
   listed $330,000 Active
10. 2023-06-09
    soldstatus Sold
11. 2023-02-23
    status Pending, Continue to Show
12. 2023-02-21
    price $304,990
13. 2023-02-15
    listed $301,990 Active

ⓘ 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: $8,354 · $696/mo
• Projected year-2 tax: $8,354 · $696/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: $33,843
• − Mortgage interest: −$14,284
• − Property taxes: −$8,354
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,707
• − Management: −$2,707
• − HOA: −$720
• − Depreciation: −$7,418
• Taxable loss: −$3,623
• Est. tax savings @ 24.0%: +$870
• After-tax cash flow: $1,210/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 · 6 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home in Rosenberg, TX, is move-in ready with good condition and potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Replace carpet with hardwood or tile flooring — Hardwood or tile flooring is more durable and adds value
• Both Install smart home technology — Improves convenience and adds value
• Both Add smart thermostat — Saves energy and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace carpet with hardwood or tile flooring — Hardwood or tile flooring is more durable and adds value ↑
• Both Install smart home technology — Improves convenience and adds value ↑
• Both Add smart thermostat — Saves energy and adds value ↑

ⓘ 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: 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

• County: Fort Bend County · 836,777 people
• City population: 115,151
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,826
• Household income: $102,125
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 1292.0

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 0.76)
• Race & ethnicity: Hispanic / Latino 29% White 27% Black 25% Two or more races 15% Asian 15%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam, China
• Languages at home: 65% English-only · Spanish 17% Other Indo-European 7% Other Asian/Pacific 2%

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: ▼ -78.66%
• Current HPI: 234.9892
• Rent YoY: ▼ -1.81%
• 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

-15.6% since first listed

13 events — show timeline

• 2026-05-05 Pending — HARMLS
• 2026-05-01 Listed $255,000 HARMLS
• 2026-02-25 Pending — HARMLS
• 2026-02-19 Pending — HARMLS
• 2026-02-18 Listing Removed — HARMLS
• 2026-02-09 Price Changed $285,000 HARMLS
• 2026-02-04 Listed $300,000 HARMLS
• 2026-01-27 Listing Removed — HARMLS
• 2025-10-20 Listed $330,000 HARMLS
• 2023-06-09 Sold (MLS) — HARMLS
• 2023-02-23 Pending — HARMLS
• 2023-02-21 Price Changed $304,990 HARMLS
• 2023-02-15 Listed $301,990 HARMLS