1107 Copperwood Ct · Pecan Grove, TX 77406

$415,000

4 bd · 3.0 ba · 2,902 sqft · SingleFamily public records · 40 Days on market

Built 1985 9,138 sqft lot $143/sqft · at area comps Est $400k · at est. $23/mo HOA · 1% of rent

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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 +14.4/30.0
• ARV discount +5.9/15.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spectacular 4 bedroom, 2.5 bath home located on a quiet cul-de-sac street in Pecan Grove Plantation! Mature trees and lush landscaping surround this beautiful home! The gorgeous remodeled kitchen has more than enough storage space with 27 cabinets and the spacious living room offers plenty of room to entertain! The downstairs master suite is equipped with dual sinks, garden tub, separate shower & TWO walk-in closets! Beautiful tile floors fill the downstairs area! Upstairs you will find a game room or second living area & spacious secondaries! The amazing backyard oasis features a saltwater pool, a pergola attached to the garage & a side yard which is a perfect place to store a boat or trailer! Home also features solar screens that help reduce AC cost! 2 A/C units- 1 is new and the other just had the condenser & evaporator coil replaced. Fence is only a year old! This home is meticulously maintained & waiting for its' new owners! It's the complete package! You don't want to miss out!

Key facts

• Tile floors
• Private pool
• Cul-de-sac

Tags

• CUL-DE-SAC
• MATURE TREES
• LUSH LANDSCAPING
• TILE FLOORS
• GAME ROOM
• PRIVATE POOL

Property features AI

Finance

• Other: Community features include community pool, curbs, gutters, and golf
• Financial info: Lease not considered
• HOA & community: Pecan Grove POA; Community amenities include fitness center, golf course, pool, tennis courts, pickleball, playground, picnic area, park, and trails; Annual association fee of $275

Exterior

• Parking: Detached garage with garage door opener; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1985; Slab foundation; Composition roof; Located on a cul-de-sac; Near golf course; In a subdivision
• Construction: Brick and cement siding construction; Year built 1985; Slab foundation; Composition roof
• Exterior features: Deck; Patio; Fence (back yard); Private yard; Hot tub/spa (hot tub); Sprinkler/irrigation; Tennis court(s); Pool (private, gunite; association); Deck and patio

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Disposal; Microwave
• Bedrooms: 6 total rooms (room breakdown not provided)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning; Ventilation for improved indoor air quality; Energy-efficient thermostat
• Interior features: Crown molding; Double vanity; Entrance foyer; High ceilings; Kitchen/family room combo; Primary bedroom with bath; Pantry; Solid surface counters; Soaking tub; Separate shower; Tub/shower; Vanity; Vaulted ceilings; Window treatments; Ceiling fan(s); Programmable thermostat; 2 fireplaces
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $83 ($999/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $409k (1.5% below list).
• Recommended offer: $403k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 2.2% in Pecan Grove — 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 72/100 on livability (#256 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Pecan Grove El (math 49% / reading 53%, grade C-, #818 of 4,322 statewide, top 19%, 763 students, 33% FRL); James Bowie Middle (math 45% / reading 53%, grade C-, #378 of 1,662 statewide, top 23%, 1,639 students, 41% FRL); Fort Bend Co Alter (26 students, 0% FRL).
• Market conditions: Rents soft (-1.6%/yr); 1238 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 35% of the median local income ($142k/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 $3k of loan paydown is wiped out by about $12k 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 40 days — a 3% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $402,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.99% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

• ARV (median comp): $400,497
• List price: $415,000
• Delta: 3.62%
• 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
1611 Deerfield Ct	0.16mi	4/2.5	2,750 (-5%)	2mo	$500,000	$182	80
1207 Deerfield Rd	0.15mi	4/2.5	2,554 (-12%)	1mo	$429,000	$168	70
2015 Woodland Dr	0.42mi	4/3.5	3,072 (+6%)	4mo	$350,000	$114	65
2318 Quarterpath Dr	0.57mi	4/3.0	2,765 (-5%)	1mo	$499,000	$180	65
1802 Quarterpath Dr	0.12mi	3/2.5 (-1)	2,482 (-14%)	1mo	$380,000	$153	62
1627 S Hearthside Dr	0.59mi	5/3.0 (+1)	2,990 (+3%)	2mo	$494,900	$166	60
1706 N Hearthside Dr	0.67mi	4/3.5	3,030 (+4%)	3mo	$529,900	$175	56
1927 Pitts Rd	0.68mi	4/3.5	3,137 (+8%)	2mo	$450,000	$143	51
1330 Woodmere Ln	0.41mi	4/2.5	2,487 (-14%)	7mo	$372,000	$150	49
1206 Austin Colony Dr	0.75mi	3/2.5 (-1)	2,745 (-5%)	3mo	$510,000	$186	47
1506 Majors Dr	0.75mi	3/3.0 (-1)	2,583 (-11%)	5mo	$490,000	$190	38
2230 Home Sweet Home St	0.73mi	4/3.5	3,330 (+15%)	6mo	$609,990	$183	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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-73,692
• Equity at exit: $61,878

10-year hold

• IRR: -19.5%
• Equity multiple: 0.12×
• Total profit: $-102,698
• Equity at exit: $35,882

Cash invested: $116,200 (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 77406

• Home prices YoY: -26.2%
• Rents YoY: -1.6%
• Active inventory: 1238
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $4,089 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$774 /mo · $9,293/yr
• Insurance: −$173
• HOA: −$23
• Vacancy / Maint / Mgmt: −$859
• Net cashflow: $83

Break-even live

Break-even rent $3,983

Max offer price $415,000

Occupancy floor 93%

Sensitivity live

Price	-10% $318	-5% $201	+0% $83	+5% $-34	+10% $-152
Rent	-10% $-240	-5% $-78	+0% $83	+5% $245	+10% $406
Rate	-1.0pp $292	-0.5pp $189	base $83	+0.5pp $-24	+1.0pp $-134

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 Old Silo St Richmond, TX	4.0	3.5	3568	$5,500	$1.54	6d	1	0.86mi
331 Old Silo St Richmond, TX	4.0	3.5	3568	$5,500	$1.54	20d	1	0.86mi
707 Land Grant Dr Richmond, TX	4.0	2.0	1994	$2,595	$1.30	45d	1	1.01mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: waterlandscapingpool

Listing history 36 events

1. 2026-06-21
   days on market $415,000 Pending 40 DOM
2. 2026-06-18
   days on market $415,000 Pending 37 DOM
3. 2026-06-17
   days on market $415,000 Pending 36 DOM
4. 2026-06-16
   days on market $415,000 Pending 35 DOM
5. 2026-06-15
   days on market $415,000 Pending 34 DOM
6. 2026-06-13
   statusdays on market $415,000 Pending 32 DOM
7. 2026-06-09
   days on market $415,000 Active 28 DOM
8. 2026-06-08
   days on market $415,000 Active 27 DOM
9. 2026-06-07
   days on market $415,000 Active 26 DOM
10. 2026-06-04
    days on market $415,000 Active 23 DOM
11. 2026-06-03
    days on market $415,000 Active 22 DOM
12. 2026-06-02
    days on market $415,000 Active 21 DOM
13. 2026-06-01
    days on market $415,000 Active 20 DOM
14. 2026-05-31
    days on market $415,000 Active 19 DOM
15. 2026-05-12
    listed $415,000 Active 997-char remark
16. 2021-09-07
    soldstatus
17. 2021-08-25
    soldstatus Sold 1028-char remark

    Show marketing remark (1028 chars)

    Spectacular 4 bedroom, 2.5 bath home located on a quiet cul-de-sac street in Pecan Grove Plantation! Mature trees and lush landscaping surround this beautiful home! The gorgeous remodeled kitchen has more than enough storage space with 27 cabinets and the spacious living room offers plenty of room to entertain! The downstairs master suite is equipped with dual sinks, garden tub, separate shower & TWO walk-in closets! Beautiful tile floors fill the downstairs area! Upstairs you will find a game room or second living area & spacious secondaries! The amazing backyard oasis features a saltwater pool, a pergola attached to the garage & a side yard which is a perfect place to store a boat or trailer! Home also features solar screens that help reduce AC cost! 2 A/C units- 1 is new and the other just had the condenser & evaporator coil replaced. Fence is only a year old! This home is meticulously maintained & waiting for its' new owners! It's the complete package! You don't want to miss out!

18. 2021-08-01
    status Pending 1028-char remark

    Show marketing remark (1028 chars)

    Spectacular 4 bedroom, 2.5 bath home located on a quiet cul-de-sac street in Pecan Grove Plantation! Mature trees and lush landscaping surround this beautiful home! The gorgeous remodeled kitchen has more than enough storage space with 27 cabinets and the spacious living room offers plenty of room to entertain! The downstairs master suite is equipped with dual sinks, garden tub, separate shower & TWO walk-in closets! Beautiful tile floors fill the downstairs area! Upstairs you will find a game room or second living area & spacious secondaries! The amazing backyard oasis features a saltwater pool, a pergola attached to the garage & a side yard which is a perfect place to store a boat or trailer! Home also features solar screens that help reduce AC cost! 2 A/C units- 1 is new and the other just had the condenser & evaporator coil replaced. Fence is only a year old! This home is meticulously maintained & waiting for its' new owners! It's the complete package! You don't want to miss out!

19. 2021-07-23
    status Option Pending 1028-char remark

    Show marketing remark (1028 chars)

    Spectacular 4 bedroom, 2.5 bath home located on a quiet cul-de-sac street in Pecan Grove Plantation! Mature trees and lush landscaping surround this beautiful home! The gorgeous remodeled kitchen has more than enough storage space with 27 cabinets and the spacious living room offers plenty of room to entertain! The downstairs master suite is equipped with dual sinks, garden tub, separate shower & TWO walk-in closets! Beautiful tile floors fill the downstairs area! Upstairs you will find a game room or second living area & spacious secondaries! The amazing backyard oasis features a saltwater pool, a pergola attached to the garage & a side yard which is a perfect place to store a boat or trailer! Home also features solar screens that help reduce AC cost! 2 A/C units- 1 is new and the other just had the condenser & evaporator coil replaced. Fence is only a year old! This home is meticulously maintained & waiting for its' new owners! It's the complete package! You don't want to miss out!

20. 2021-07-21
    listed $345,000 Active 1028-char remark

    Show marketing remark (1028 chars)

    Spectacular 4 bedroom, 2.5 bath home located on a quiet cul-de-sac street in Pecan Grove Plantation! Mature trees and lush landscaping surround this beautiful home! The gorgeous remodeled kitchen has more than enough storage space with 27 cabinets and the spacious living room offers plenty of room to entertain! The downstairs master suite is equipped with dual sinks, garden tub, separate shower & TWO walk-in closets! Beautiful tile floors fill the downstairs area! Upstairs you will find a game room or second living area & spacious secondaries! The amazing backyard oasis features a saltwater pool, a pergola attached to the garage & a side yard which is a perfect place to store a boat or trailer! Home also features solar screens that help reduce AC cost! 2 A/C units- 1 is new and the other just had the condenser & evaporator coil replaced. Fence is only a year old! This home is meticulously maintained & waiting for its' new owners! It's the complete package! You don't want to miss out!

21. 2021-07-07
    historical
22. 2021-06-25
    listed $345,000 Active
23. 2018-10-09
    historical
24. 2018-08-07
    price $324,900
25. 2018-06-05
    price $329,900
26. 2018-05-16
    listed $337,500 Active
27. 2016-10-03
    soldstatus
28. 2016-09-30
    soldstatus Sold
29. 2016-09-13
    status Pending
30. 2016-09-01
    status Option Pending
31. 2016-08-25
    listed $310,000 Active
32. 2009-05-27
    soldstatus
33. 2009-05-26
    soldstatus
34. 2009-05-04
    historical
35. 2008-12-17
    listed $265,000
36. 1998-01-13
    soldstatus

ⓘ 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: $9,293 · $774/mo
• Projected year-2 tax: $9,293 · $774/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,062
• − Mortgage interest: −$23,246
• − Property taxes: −$9,293
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,925
• − Management: −$3,925
• − HOA: −$276
• − Depreciation: −$12,073
• Taxable loss: −$5,751
• Est. tax savings @ 24.0%: +$1,380
• After-tax cash flow: $2,380/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 — Pecan Grove

• Score: 72/100
• State rank: #256
• US rank: #6017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pecan Grove, TX
• County: Fort Bend County · 836,777 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,918
• Household income: $141,869
• Rent vs Own: 14.4% rent · 85.6% own
• Severe rent burden: 575.0

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 0.72)
• Race & ethnicity: White 43% Hispanic / Latino 26% Two or more races 15% Black 14% Asian 12%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 1% Iranian 1%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 14% Other Indo-European 3% Vietnamese 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: ▼ -79.18%
• Current HPI: 222.9525
• Rent YoY: ▼ -1.61%
• 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

+56.6% since first listed

23 events — show timeline

• 2026-06-10 Pending — HARMLS
• 2026-05-12 Listed $415,000 HARMLS
• 2021-09-07 Sold (Public Records) — Public Records
• 2021-08-25 Sold (MLS) — HARMLS
• 2021-08-01 Pending — HARMLS
• 2021-07-23 Pending — HARMLS
• 2021-07-21 Listed $345,000 HARMLS
• 2021-07-07 Listing Removed — HARMLS
• 2021-06-25 Listed $345,000 HARMLS
• 2018-10-09 Listing Removed — HARMLS
• 2018-08-07 Price Changed $324,900 HARMLS
• 2018-06-05 Price Changed $329,900 HARMLS
• 2018-05-16 Listed $337,500 HARMLS
• 2016-10-03 Sold (Public Records) — Public Records
• 2016-09-30 Sold (MLS) — HARMLS
• 2016-09-13 Pending — HARMLS
• 2016-09-01 Pending — HARMLS
• 2016-08-25 Listed $310,000 HARMLS
• 2009-05-27 Sold (Public Records) — Public Records
• 2009-05-26 Sold (MLS) — HARMLS
• 2009-05-04 Listing Removed — HARMLS
• 2008-12-17 Listed $265,000 HARMLS
• 1998-01-13 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $9,293 · +8.6% YoY. Source: county tax records.