Plan 1889 Plan · Fresno, TX 77545

$302,995

4 bd · 2.0 ba · 1,889 sqft · SingleFamily · 611 Days on market

Excellent condition

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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 +13.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.3/5.0

Listing remarks MLS

* Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

Key facts

• Community park
• 2 garage spots
• Listed 610 days

Tags

• STAINLESS STEEL APPLIANCES
• DOWNSTAIRS PRIMARY SUITE
• GRANITE KITCHEN COUNTERTOPS
• WATERSENSE® LABELED FAUCETS
• ENERGY STAR® CERTIFIED HOME
• COMMUNITY PARK

🏗️ New construction. The $302,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $325,685.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $303k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-20 ($-245/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (6.8% below list).
• Recommended offer: $267k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#943 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime C-, schools D-, amenities F.
• 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.
• Market conditions: Rents soft (-0.9%/yr); 175 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 36% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k 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 611 days — a 12% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,635 (12.0% 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 611 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $325,685
• List price: $302,995
• Delta: -6.97%
• 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
1930 Livadero Ln	0.23mi	3/2.0 (-1)	1,889 (0%)	4mo	$314,995	$167	81
1943 Bemus Dr	0.17mi	3/2.0 (-1)	1,944 (+3%)	2mo	$324,995	$167	80
3234 Selene Dr	0.59mi	3/2.0 (-1)	1,905 (+1%)	5mo	$320,000	$168	62
2643 Dry Creek Dr	0.34mi	4/2.0	2,133 (+13%)	1mo	$300,000	$141	62
2907 Elassona Ln	0.19mi	3/2.0 (-1)	1,631 (-14%)	3mo	$300,069	$184	61
1915 Bemus Dr	0.22mi	3/2.0 (-1)	1,631 (-14%)	3mo	$290,450	$178	59
1523 Grand Olympia Dr	0.26mi	3/2.0 (-1)	2,130 (+13%)	3mo	$336,259	$158	59
3039 Dardanos Ln	0.25mi	3/2.0 (-1)	1,631 (-14%)	5mo	$304,000	$186	57
1914 Livadero Ln	0.26mi	3/2.0 (-1)	1,631 (-14%)	5mo	$309,971	$190	56
2731 Dry Creek Dr	0.35mi	3/2.0 (-1)	2,111 (+12%)	5mo	$345,000	$163	55
3322 Aldridge Dr	0.62mi	3/2.0 (-1)	1,733 (-8%)	2mo	$239,000	$138	51
3319 Ithaca Dr	0.71mi	4/2.5	2,149 (+14%)	4mo	$299,786	$140	39

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

Projected returns pro-forma

-1.98% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.47×
• Total profit: $-48,222
• Equity at exit: $63,543

10-year hold

• IRR: -10.2%
• Equity multiple: 0.31×
• Total profit: $-62,893
• Equity at exit: $54,581

Cash invested: $91,192 (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 77545

• Home prices YoY: -0.8%
• Rents YoY: -0.9%
• Active inventory: 175
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,823 high
• Mortgage (P&I): −$1,708
• Tax est. 1.5%: −$407 /mo · $4,885/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-20

Break-even live

Break-even rent $2,849

Max offer price $322,733

Occupancy floor 96%

Sensitivity live

Price	-10% $205	-5% $92	+0% $-20	+5% $-133	+10% $-245
Rent	-10% $-243	-5% $-132	+0% $-20	+5% $91	+10% $203
Rate	-1.0pp $144	-0.5pp $62	base $-20	+0.5pp $-105	+1.0pp $-191

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: $81,421
• Closing costs: $9,771
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3106 Presley Jane Ct Missouri City, TX	3.0	2.0	2109	$2,271	$1.08	6d	1	0.45mi
3212 Aldridge Dr Missouri City, TX	4.0	2.5	2489	$2,650	$1.06	21d	1	0.49mi
3218 Clayton Terrace Dr Missouri City, TX	4.0	3.0	2278	$2,395	$1.05	20d	1	0.50mi
2707 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	2d	1	0.52mi
2709 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	21d	1	0.52mi
3314 Dry Creek Dr Missouri City, TX	4.0	3.0	2600	$4,200	$1.62	44d	1	0.79mi
3947 Amalfi Shores Ct Missouri City, TX	4.0	2.5	2409	$3,500	$1.45	44d	1	1.37mi
1323 Park Crest Dr Missouri City, TX	5.0	3.0	2607	$2,600	$1.00	44d	1	1.49mi

Listing history 35 events

1. 2026-06-18
   days on market $302,995 Active 611 DOM
2. 2026-06-17
   days on market $302,995 Active 610 DOM
3. 2026-06-16
   days on market $302,995 Active 609 DOM
4. 2026-06-15
   days on market $302,995 Active 608 DOM
5. 2026-06-13
   days on market $302,995 Active 606 DOM
6. 2026-06-09
   days on market $302,995 Active 602 DOM
7. 2026-06-07
   pricedays on market $302,995 Active 600 DOM
8. 2026-06-04
   days on market $300,995 Active 597 DOM
9. 2026-06-03
   days on market $300,995 Active 596 DOM
10. 2026-06-02
    days on market $300,995 Active 595 DOM
11. 2026-06-01
    days on market $300,995 Active 594 DOM
12. 2026-05-31
    days on market $300,995 Active 593 DOM
13. 2026-05-16
    price $300,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

14. 2026-05-10
    price $298,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

15. 2026-05-09
    price $303,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

16. 2026-04-18
    price $296,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

17. 2026-04-11
    price $294,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

18. 2026-03-28
    price $292,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

19. 2026-03-07
    price $290,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

20. 2026-01-22
    price $287,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

21. 2025-11-18
    price $297,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

22. 2025-08-16
    price $291,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

23. 2025-08-09
    price $289,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

24. 2025-04-19
    price $287,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

25. 2025-03-29
    price $284,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

26. 2025-02-27
    price $279,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

27. 2025-02-20
    price $289,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

28. 2025-01-02
    status Active 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

29. 2024-12-03
    historical 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

30. 2024-11-17
    price $303,995 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

31. 2024-11-17
    status Active 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

32. 2024-11-02
    historical 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

33. 2024-11-01
    status Active 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

34. 2024-08-01
    historical 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

35. 2024-06-01
    listed $301,995 Active 468-char remark

    Show marketing remark (468 chars)

    * Stainless steel appliances with 2-yr. warranty * Open floor plan * Downstairs primary suite * Dedicated laundry room * Extra storage space * Gas range * Kitchen island * Granite kitchen countertops * WaterSense® labeled faucets * 6-panel interior doors * Tankless water heater * ENERGY STAR® certified home * Splash pad * Community park * Playground * Near local schools * Commuter-friendly location * Great shopping nearby

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,879
• − Mortgage interest: −$18,243
• − Property taxes: −$4,885
• − Insurance: −$1,628
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − Depreciation: −$9,474
• Taxable loss: −$5,774
• Est. tax savings @ 24.0%: +$1,386
• After-tax cash flow: $1,141/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 · 1 photo

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑

ⓘ 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: 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 — Fresno

• Score: 62/100
• State rank: #943
• US rank: #16815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fresno, TX
• County: Fort Bend County · 836,777 people
• City population: 26,236
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,236
• Household income: $94,474
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 360.0

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: Black 51% Hispanic / Latino 34% Two or more races 12% White 8% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada
• Languages at home: 67% English-only · Spanish 29% Other Asian/Pacific 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: ▼ -1.98%
• Current HPI: 231.3921
• Rent YoY: ▼ -0.95%
• 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

-0.3% since first listed

23 events — show timeline

• 2026-05-16 Price Changed $300,995 Zillow
• 2026-05-10 Price Changed $298,995 Zillow
• 2026-05-09 Price Changed $303,995 Zillow
• 2026-04-18 Price Changed $296,995 Zillow
• 2026-04-11 Price Changed $294,995 Zillow
• 2026-03-28 Price Changed $292,995 Zillow
• 2026-03-07 Price Changed $290,995 Zillow
• 2026-01-22 Price Changed $287,995 Zillow
• 2025-11-18 Price Changed $297,995 Zillow
• 2025-08-16 Price Changed $291,995 Zillow
• 2025-08-09 Price Changed $289,995 Zillow
• 2025-04-19 Price Changed $287,995 Zillow
• 2025-03-29 Price Changed $284,995 Zillow
• 2025-02-27 Price Changed $279,995 Zillow
• 2025-02-20 Price Changed $289,995 Zillow
• 2025-01-02 Relisted — Zillow
• 2024-12-03 Delisted — Zillow
• 2024-11-17 Relisted — Zillow
• 2024-11-17 Price Changed $303,995 Zillow
• 2024-11-02 Delisted — Zillow
• 2024-11-01 Relisted — Zillow
• 2024-08-01 Delisted — Zillow
• 2024-06-01 Listed $301,995 Zillow