Rosewood Plan · Iowa Colony, TX 77583

$359,990

4 bd · 2.0 ba · 3,050 sqft · SingleFamily · 344 Days on market

Good condition ↓ 6% since listing

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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
• Cash flow +5.6/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4-5 Bedrooms | 2.5-4 Bathrooms | Approx. 3,050 Sq. Ft. The Rosewood combines grand, open spaces with thoughtful touches to create a home that's equally elegant and comfortable-perfect for families who love to gather and entertain. With its blend of flexibility and luxury finishes, this home offers an inviting design that brings everyday comfort and elegant living together under one roof. From the welcoming foyer, sightlines extend toward the back of the home, leading into a bright and open main living area. To one side, a formal dining room offers the ideal space for family meals or celebrations or can also function as a private study. Continuing inward, the home unfolds into an expansive great room, casual dining area, and kitchen, forming a seamless central hub. The kitchen features a large island, walk-in pantry, and optional built-in oven or upgraded cooktop-perfect for home chefs who appreciate style and function. Wide windows at the rear of the home bring in natural light and offer views of the covered patio, which can be extended to create more space for outdoor dining or relaxed evenings. Located off the great room, the private primary suite serves as a retreat great for unwinding after a long day. The ensuite bath features a soaking tub, separate shower, dual vanities, and a generous walk-in closet. Homeowners can add a bay window or shower seat to personalize their space.

Key facts

• Sunlit dining room
• Designer pantry
• Two story foyer

Tags

• TWO STORY FOYER
• CHEF INSPIRED KITCHEN
• DESIGNER PANTRY
• EXPANSIVE FAMILY ROOM
• SUNLIT DINING ROOM
• HOME OFFICE

🏗️ New construction. The $359,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $394,100.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-817 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (33.0% below list).
• Recommended offer: $241k (33.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#757 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Alvin ISD (suburban): math 39% / reading 48% proficiency, ranked #255 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1736 active listings in the ZIP; high-income renter base; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,292 (33.0% 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 344 days. Have you received any prior offers? Is the seller open to a 33% 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 F-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: 0.61% ✗
• Cap rate: 3.80%
• Cash-on-cash: -8.89%
• DSCR: 0.60
• GRM: 13.6

CMA / ARV

• ARV (median comp): $394,100
• List price: $359,990
• Delta: -2.31%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2714 Ruby Laurel Dr	0.28mi	4/3.5	3,100 (+2%)	12mo	$419,990	$135	68
2805 Ruby Laurel Dr	0.24mi	4/3.0	2,679 (-12%)	4mo	$379,990	$142	62
2502 Caspian Creek Ln	0.20mi	4/3.0	2,543 (-17%)	3mo	$449,990	$177	60
2718 Ruby Laurel Dr	0.27mi	4/3.0	2,518 (-17%)	1mo	$357,990	$142	57
2702 Ruby Laurel Dr	0.28mi	4/3.0	2,575 (-16%)	2mo	$439,532	$171	56
2506 Shallow Lake Ln	0.32mi	4/3.5	2,550 (-16%)	0mo	$429,990	$169	54
2514 Shallow Lake Ln	0.32mi	4/3.0	2,543 (-17%)	4mo	$449,990	$177	53
13742 Olympic River Ln	0.51mi	4/3.5	2,516 (-18%)	5mo	$449,888	$179	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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -34.9%
• Equity multiple: -0.11×
• Total profit: $-121,941
• Equity at exit: $58,762

10-year hold

• IRR: -64.8%
• Equity multiple: -0.78×
• Total profit: $-196,692
• Equity at exit: $34,075

Cash invested: $110,348 (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: 61 active · 11 under contract
• Months of supply: 52.3 mo (2%/mo absorbed)
• Median asking: $399,990 ($150/sqft)
• Median days on market: 55 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: -14.0% vs current asking $/sqft

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

ZIP-level market 77583

• Rents YoY: 0.4%
• Active inventory: 1736
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,413 medium
• Mortgage (P&I): −$2,067
• Tax est. 1.5%: −$493 /mo · $5,912/yr
• Insurance: −$164
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-817

Break-even live

Break-even rent $3,448

Max offer price $275,832

Occupancy floor —

Sensitivity live

Price	-10% $-545	-5% $-681	+0% $-817	+5% $-953	+10% $-1,090
Rent	-10% $-1,008	-5% $-913	+0% $-817	+5% $-722	+10% $-627
Rate	-1.0pp $-619	-0.5pp $-717	base $-817	+0.5pp $-919	+1.0pp $-1,023

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: $98,525
• Closing costs: $11,823
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-24
   days on market $359,990 Active 344 DOM
2. 2026-09-23
   pricedays on market $359,990 Active 343 DOM
3. 2026-09-22
   days on market $384,990 Active 342 DOM
4. 2026-09-21
   days on market $384,990 Active 341 DOM
5. 2026-09-20
   days on market $384,990 Active 340 DOM
6. 2026-09-19
   days on market $384,990 Active 339 DOM
7. 2026-09-18
   days on market $384,990 Active 338 DOM
8. 2026-09-17
   days on market $384,990 Active 337 DOM
9. 2026-09-16
   days on market $384,990 Active 336 DOM
10. 2026-09-15
    days on market $384,990 Active 335 DOM
11. 2026-09-14
    days on market $384,990 Active 334 DOM
12. 2026-09-13
    days on market $384,990 Active 333 DOM
13. 2026-09-12
    days on market $384,990 Active 332 DOM
14. 2026-09-11
    days on market $384,990 Active 331 DOM
15. 2026-09-05
    days on market $384,990 Active 325 DOM
16. 2026-09-04
    days on market $384,990 Active 324 DOM
17. 2026-09-02
    days on market $384,990 Active 322 DOM
18. 2026-08-31
    days on market $384,990 Active 320 DOM
19. 2026-08-29
    days on market $384,990 Active 318 DOM
20. 2026-08-28
    days on market $384,990 Active 317 DOM
21. 2026-08-27
    days on market $384,990 Active 316 DOM
22. 2026-08-26
    days on market $384,990 Active 315 DOM
23. 2026-08-25
    days on market $384,990 Active 314 DOM
24. 2026-08-24
    days on market $384,990 Active 313 DOM
25. 2026-08-23
    days on market $384,990 Active 312 DOM
26. 2026-08-22
    days on market $384,990 Active 311 DOM
27. 2026-08-21
    days on market $384,990 Active 310 DOM
28. 2026-08-20
    days on market $384,990 Active 309 DOM
29. 2026-08-19
    days on market $384,990 Active 308 DOM
30. 2026-08-18
    days on market $384,990 Active 307 DOM
31. 2026-08-17
    days on market $384,990 Active 306 DOM
32. 2026-08-16
    days on market $384,990 Active 305 DOM
33. 2026-08-15
    days on market $384,990 Active 304 DOM
34. 2026-08-14
    days on market $384,990 Active 303 DOM
35. 2026-08-13
    days on market $384,990 Active 302 DOM
36. 2026-08-12
    days on market $384,990 Active 301 DOM
37. 2026-08-11
    days on market $384,990 Active 300 DOM
38. 2026-08-10
    days on market $384,990 Active 299 DOM
39. 2026-08-09
    days on market $384,990 Active 298 DOM
40. 2026-08-08
    days on market $384,990 Active 297 DOM
41. 2026-08-06
    days on market $384,990 Active 295 DOM
42. 2026-08-05
    days on market $384,990 Active 294 DOM
43. 2026-08-04
    days on market $384,990 Active 293 DOM
44. 2026-08-03
    days on market $384,990 Active 292 DOM
45. 2026-07-31
    days on market $384,990 Active 289 DOM
46. 2026-07-30
    days on market $384,990 Active 287 DOM
47. 2026-07-28
    days on market $384,990 Active 286 DOM
48. 2026-07-26
    days on market $384,990 Active 284 DOM
49. 2026-07-24
    days on market $384,990 Active 282 DOM
50. 2026-07-23
    days on market $384,990 Active 281 DOM

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

Taxation est. · year 1

• Rental income: $28,955
• − Mortgage interest: −$22,076
• − Property taxes: −$5,912
• − Insurance: −$1,970
• − Repairs & maintenance: −$2,316
• − Management: −$2,316
• − Depreciation: −$11,465
• Taxable loss: −$17,100
• Est. tax savings @ 24.0%: +$4,104
• After-tax cash flow: $-5,704/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 · 12 photos

Good 80/100 None rehab

This home is in good condition with a modern kitchen and well-maintained exterior. It has potential for further value increases through minor updates.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace kitchen countertops — Modern countertops can improve functionality and aesthetics ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value ↑

Schools (NCES district)

• District: Alvin ISD
• NCES district ID: 4808090
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $66,740
• Composite: 38.96/100
• National rank: #4080
• State rank: #255 of 826 in TX

C Composite livability gradescore 64/100

Livability — Iowa Colony

• Score: 64/100
• State rank: #757
• US rank: #13904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brazoria County · 420,414 people
• City population: 52,747
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,747
• Household income: $119,287
• Rent vs Own: 9.8% rent · 90.2% own

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Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 34% White 20% Two or more races 18% Asian 5%
• Hispanic origin (detail): Mexican 31% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 28% Other Asian/Pacific 2% Vietnamese 1%

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Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.19%
• Current HPI: 198.6559
• Rent YoY: ▲ 0.44%
• 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

Price history

-6.0% since first listed

4 events — show timeline

• 2026-05-02 Price Changed $389,990 Zillow
• 2026-01-09 Price Changed $397,990 Zillow
• 2025-11-01 Price Changed $395,990 Zillow
• 2025-10-15 Listed $414,990 Zillow