Middleton Plan · Sienna, TX 77459

$426,990

4 bd · 3.0 ba · 2,140 sqft · SingleFamily · 127 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.6/10.0
• Cash flow +4.8/30.0
• Appreciation +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks

The Middleton is a 1-story, 4 bedroom, 3 bath spacious open concept plan with tall ceilings and 8' doors throughout. Study option, gas fireplace with stone surround and extended patio are available options. Gourmet kitchen with countertop dining room for 8 plus separate dining area. Plenty of countertop prep area for the resident chef. Main suite and bath features double vanity, large shower, soaking tub, plus dual walk-in closet, and connection through one closet to the utility room. Three secondary bedrooms and two additional full baths round out this well-appointed single family home.

Key facts

• Spacious common area
• Media room option
• Covered patio

Tags

• TWO-STORY
• COVERED PATIO
• SPACIOUS COMMON AREA
• FIREPLACE OPTION
• AMPLE STORAGE
• MEDIA ROOM OPTION

🏗️ New construction. The $426,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $470,923.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $427k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (37.5% below list).
• Recommended offer: $267k (37.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Heritage Rose El (math 29% / reading 28%, grade F, #2,706 of 4,322 statewide, top 63%, 1,209 students, 83% FRL); Billy Baines Middle (math 47% / reading 53%, grade C, #347 of 1,662 statewide, top 21%, 1,296 students, 37% 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 average 50% FRL vs 35% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 1773 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $3k 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 127 days — a 12% lower offer ($376k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,015 (37.5% 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 127 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.57% ✗
• Cap rate: 3.38%
• Cash-on-cash: -10.42%
• DSCR: 0.54
• GRM: 14.7

CMA / ARV

• ARV (median comp): $470,923
• List price: $426,990
• Delta: -9.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8906 Stanley Oak Dr	0.15mi	4/3.0	2,381 (+11%)	1mo	$384,900	$162	73
8723 Arbor Trail Dr	0.24mi	4/3.0	2,381 (+11%)	6mo	$365,000	$153	65
1610 Country Air Ln	0.40mi	4/3.0	2,388 (+12%)	4mo	$369,900	$155	59
8831 Morning Glow Dr	0.44mi	4/3.0	2,388 (+12%)	3mo	$370,000	$155	58
9414 Autumn Vale Dr	0.57mi	3/2.5 (-1)	1,901 (-11%)	1mo	$360,000	$189	47
9451 Garden Gate Dr	0.63mi	3/2.5 (-1)	1,901 (-11%)	4mo	$352,990	$186	42
9447 Garden Gate Dr	0.63mi	3/2.5 (-1)	1,866 (-13%)	4mo	$354,990	$190	39
9431 Garden Gate Dr	0.60mi	3/2.5 (-1)	1,835 (-14%)	4mo	$350,000	$191	38
9439 Garden Gate Dr	0.61mi	3/2.5 (-1)	1,878 (-12%)	7mo	$349,990	$186	38
9426 Spring Rain Dr	0.58mi	3/2.5 (-1)	1,866 (-13%)	9mo	$338,990	$182	37
9446 Spring Rain Dr	0.61mi	3/2.5 (-1)	1,835 (-14%)	8mo	$348,990	$190	34
1456 Shaded Rock Dr	0.70mi	3/2.5 (-1)	1,838 (-14%)	6mo	$330,000	$180	32

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: -25.8%
• Equity multiple: 0.01×
• Total profit: $-130,185
• Equity at exit: $98,766

10-year hold

• IRR: -24.3%
• Equity multiple: -0.62×
• Total profit: $-212,996
• Equity at exit: $91,481

Cash invested: $131,858 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 93 active · 28 under contract
• Months of supply: 20.7 mo (5%/mo absorbed)
• Median asking: $418,995 ($191/sqft)
• Median days on market: 132 d
• This list price: 56% of active listings are priced below it
• ARV vs active asking: +15.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77459

• Home prices YoY: -0.8%
• Rents YoY: -0.1%
• Active inventory: 1773
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,670 high
• Mortgage (P&I): −$2,470
• Tax est. 1.5%: −$589 /mo · $7,064/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-1,145

Break-even live

Break-even rent $4,120

Max offer price $305,236

Occupancy floor —

Sensitivity live

Price	-10% $-820	-5% $-982	+0% $-1,145	+5% $-1,308	+10% $-1,470
Rent	-10% $-1,356	-5% $-1,250	+0% $-1,145	+5% $-1,040	+10% $-934
Rate	-1.0pp $-908	-0.5pp $-1,025	base $-1,145	+0.5pp $-1,267	+1.0pp $-1,391

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: $117,731
• Closing costs: $14,128
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1914 Misty Field Dr Missouri City, TX	3.0	3.0	2051	$2,200	$1.07	10d	1	0.14mi
8719 Fox Trail Dr Missouri City, TX	4.0	3.5	2143	$6,000	$2.80	117d	1	0.15mi
2142 Ironwood Pass Dr Missouri City, TX	4.0	3.0	2140	$6,000	$2.80	71d	1	0.16mi
1618 Rosedale Dr Missouri City, TX	4.0	3.5	2990	$3,400	$1.14	82d	1	0.46mi
8735 Morris Woods Dr Missouri City, TX	3.0	2.0	1780	$2,000	$1.12	45d	1	0.51mi
1523 Rustling Creek Dr Missouri City, TX	3.0	2.5	1858	$2,500	$1.35	24d	1	0.55mi
1539 Rustling Creek Dr Missouri City, TX	4.0	2.0	2812	$1,495	$0.53	24d	1	0.55mi
1714 Forest Mist Dr Missouri City, TX	3.0	3.0	1979	$3,000	$1.52	139d	1	0.91mi
10602 William Park Dr Missouri City, TX	3.0	2.0	1524	$2,500	$1.64	84d	1	1.33mi
10614 Kingston Spring Dr Missouri City, TX	3.0	3.0	2800	$3,499	$1.25	47d	1	1.41mi
1414 Emma Lake Dr Missouri City, TX	3.0	2.5	2337	$2,750	$1.18	74d	1	1.41mi

Property features AI

Finance

• Financial info: List price $426,990

Exterior

• Parking: 2 parking spaces
• Home design: Single-family planLocated at 8730 Azalea Crossing Ct, Missouri City, TX 77459
• Exterior features: Living area approximately 2,140

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 bathrooms
• Interior features: Plan: Middleton (new construction)

Listing history 50 events

1. 2026-09-24
   days on market $426,990 Active 127 DOM
2. 2026-09-23
   days on market $426,990 Active 126 DOM
3. 2026-09-22
   days on market $426,990 Active 125 DOM
4. 2026-09-21
   days on market $426,990 Active 124 DOM
5. 2026-09-20
   days on market $426,990 Active 123 DOM
6. 2026-09-19
   days on market $426,990 Active 122 DOM
7. 2026-09-18
   days on market $426,990 Active 121 DOM
8. 2026-09-17
   days on market $426,990 Active 120 DOM
9. 2026-09-16
   days on market $426,990 Active 119 DOM
10. 2026-09-15
    days on market $426,990 Active 118 DOM
11. 2026-09-14
    days on market $426,990 Active 117 DOM
12. 2026-09-13
    days on market $426,990 Active 116 DOM
13. 2026-09-12
    days on market $426,990 Active 115 DOM
14. 2026-09-11
    days on market $426,990 Active 114 DOM
15. 2026-09-05
    days on market $426,990 Active 108 DOM
16. 2026-09-04
    days on market $426,990 Active 107 DOM
17. 2026-08-31
    days on market $426,990 Active 103 DOM
18. 2026-08-30
    days on market $426,990 Active 102 DOM
19. 2026-08-29
    days on market $426,990 Active 101 DOM
20. 2026-08-28
    days on market $426,990 Active 100 DOM
21. 2026-08-27
    days on market $426,990 Active 99 DOM
22. 2026-08-25
    days on market $426,990 Active 97 DOM
23. 2026-08-24
    days on market $426,990 Active 96 DOM
24. 2026-08-23
    days on market $426,990 Active 95 DOM
25. 2026-08-22
    days on market $426,990 Active 94 DOM
26. 2026-08-21
    days on market $426,990 Active 93 DOM
27. 2026-08-20
    days on market $426,990 Active 92 DOM
28. 2026-08-19
    days on market $426,990 Active 91 DOM
29. 2026-08-18
    remarks 594-char remark
30. 2026-08-18
    days on market $426,990 Active 90 DOM
31. 2026-08-17
    days on market $426,990 Active 89 DOM
32. 2026-08-16
    days on market $426,990 Active 88 DOM
33. 2026-08-15
    days on market $426,990 Active 87 DOM
34. 2026-08-14
    days on market $426,990 Active 86 DOM
35. 2026-08-13
    days on market $426,990 Active 85 DOM
36. 2026-08-12
    days on market $426,990 Active 84 DOM
37. 2026-08-11
    days on market $426,990 Active 83 DOM
38. 2026-08-10
    days on market $426,990 Active 82 DOM
39. 2026-08-09
    days on market $426,990 Active 81 DOM
40. 2026-08-08
    days on market $426,990 Active 80 DOM
41. 2026-08-06
    days on market $426,990 Active 78 DOM
42. 2026-08-05
    days on market $426,990 Active 77 DOM
43. 2026-08-04
    days on market $426,990 Active 76 DOM
44. 2026-08-03
    days on market $426,990 Active 75 DOM
45. 2026-08-01
    remarks 473-char remark
46. 2026-07-31
    days on market $426,990 Active 72 DOM
47. 2026-07-30
    days on market $426,990 Active 70 DOM
48. 2026-07-28
    days on market $426,990 Active 69 DOM
49. 2026-07-26
    days on market $426,990 Active 67 DOM
50. 2026-07-24
    days on market $426,990 Active 65 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 14% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,042
• − Mortgage interest: −$26,379
• − Property taxes: −$7,064
• − Insurance: −$2,355
• − Repairs & maintenance: −$2,563
• − Management: −$2,563
• − Depreciation: −$13,700
• Taxable loss: −$22,582
• Est. tax savings @ 24.0%: +$5,420
• After-tax cash flow: $-8,321/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 · 10 photos

Good 80/100 None rehab

This two-story home in Sienna, TX is in excellent condition with a good condition score of 80. It features a modern kitchen, well-maintained bathrooms, and a clean exterior. The home is move-in ready with minor maintenance items to address. The highest-ROI updates would be painting the exterior trim and cleaning the gutters to enhance curb appeal and prevent water damage.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Keeps the home looking well-maintained and can prevent water damage to the exterior ↑

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Alyssa Ferguson El Middle Ronald Thornton Middle D+ TX #462/1,662 Nat'l #4,433/14,009 High Ridge Point H S B TX #198/1,632 Nat'l #2,785/17,239

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 · 1,004,526 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: 20% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $426,990

Exterior

• Parking: 2 parking spaces
• Home design: Single-family planLocated at 8730 Azalea Crossing Ct, Missouri City, TX 77459
• Exterior features: Living area approximately 2,140

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 bathrooms
• Interior features: Plan: Middleton (new construction)