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4606 Seabourne Landing Dr
D- Composite 35.45
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).

  • ARV discount +10.6/15.0
  • Cash flow +7.8/30.0
  • Condition / age +4.0/5.0
  • 1% rule +3.7/10.0
  • Livability +3.1/5.0
  • Schools +2.4/10.0
  • Rent growth +2.0/5.0
  • DSCR +1.9/10.0
  • Appreciation +0.0/10.0

$324,999

4606 Seabourne Landing Dr · Rosenberg, TX 77469
4 bd · 2.0 ba · 1,915 sqft · SingleFamily public records · 55 Days on market
Built 2021 Good condition 8,054 sqft lot 2-car garage $170/sqft · 7% below area Est $349k · 7% under $48/mo HOA · 2% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

This beautiful Chesmar Home is ready for immediate move-in! Open floorplan (the Sabine floorplan) has beautiful Plank Tiles in all areas except Bedrooms and lots of natural light throughout! Gorgeous Kitchen features Huge Island with beautiful Quartz Countertops & plenty of storage! 4 Bedrooms and 2 full Bathrooms. Ready to go for quick move-in. Bring your Buyers, this Home will not disappoint!

Key facts

  • 8,054 sq ft lot
  • 2 garage spots
  • Community pool

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/2.0-bath single-family listed at $325k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
  • To cash-flow at today's rent, offer at most $261k (19.6% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (13.2% below list).
  • Recommended offer: $261k (19.6% below list) — sets the bar for cash-flow.
  • Cap rate 5.0% 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: amenities F, commute F, health & safety 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.
  • Zoned schools: Meyer El (math 25% / reading 22%, grade F, #3,247 of 4,322 statewide, top 76%, 704 students, 74% FRL); George J H (math 27% / reading 28%, grade F, #1,156 of 1,662 statewide, top 71%, 1,173 students, 81% FRL); B F Terry H S (math 34% / reading 41%, grade F, #888 of 1,632 statewide, top 55%, 1,739 students, 74% FRL) — zoned schools average 76% FRL vs 43% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Zoned-school proficiency averages 30% at this address vs 52% district-wide (-22 pts) — the specific schools serving this property underperform the Lamar CISD average; the district grade overstates school quality for this exact location.
  • Market conditions: Rents soft (-1.8%/yr); 1645 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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 55 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts since 2y ago; this cycle's ask is 16150% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

  • Watch-outs: property tax is 2.6% of price.
  • Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $261,287 (19.6% 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 55 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
  3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
  4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  6. 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?
  7. 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?
  8. 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.
  9. 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.
  10. 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
4.96%
Cash-on-cash
-4.76%
DSCR
0.79
GRM
9.6

CMA / ARV

ARV (median comp)
$348,893
List price
$324,999
Delta
-6.85%
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
4614 Seabourne Landing Dr 0.02mi 4/2.0 1,915 (0%) 1mo $290,000 $151 98
4622 Seabourne Landing Dr 0.05mi 3/2.0 (-1) 1,915 (0%) 4mo $299,900 $157 89
4610 Monarch Bend Ln 0.12mi 3/2.0 (-1) 1,928 (+1%) 5mo $309,000 $160 84
2723 Grove Crest Dr 0.50mi 4/2.0 1,941 (+1%) 2mo $304,191 $157 72
4323 Eagle Pass Dr 0.53mi 4/2.0 1,941 (+1%) 5mo $354,990 $183 68
2720 Grove Crest Dr 0.52mi 3/2.0 (-1) 1,830 (-4%) 2mo $348,990 $191 62
4326 Eagle Pass Dr 0.52mi 3/2.0 (-1) 1,830 (-4%) 4mo $344,990 $189 60
2134 Bluegrass Ln 0.20mi 3/2.0 (-1) 1,627 (-15%) 5mo $279,000 $171 57
2711 Grove Crest Dr 0.52mi 4/2.0 2,162 (+13%) 2mo $344,990 $160 52
4330 Eagle Pass Dr 0.52mi 3/2.0 (-1) 2,093 (+9%) 4mo $361,990 $173 52
2003 Beach Bluff Rd 0.62mi 3/2.5 (-1) 2,027 (+6%) 3mo $275,000 $136 52
4227 Eagle Pass Dr 0.52mi 3/2.0 (-1) 2,093 (+9%) 4mo $361,990 $173 52

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
-28.3%
Equity multiple
0.08×
Total profit
$-83,650
Equity at exit
$48,458
10-year hold
IRR
-48.8%
Equity multiple
-0.47×
Total profit
$-133,345
Equity at exit
$28,100

Cash invested: $91,000 (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 →
Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
18 active · 14 under contract
Months of supply
4.5 mo (22%/mo absorbed)
Median asking
$287,495 ($144/sqft)
Median days on market
105 d
This list price
78% of active listings are priced below it
ARV vs active asking
+27.0% above current asking $/sqft

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

ZIP-level market 77469

Home prices YoY
-25.1%
Rents YoY
-1.8%
Active inventory
1645
Price-to-rent
9.6×

Monthly cashflow live

Estimated rent
$2,822 high interval (Pro) →
Mortgage (P&I)
−$1,704
Tax from tax record
−$702 /mo · $8,425/yr
Insurance
−$135
HOA
−$48
Vacancy / Maint / Mgmt
−$593
Net cashflow
$-361

Break-even live

Break-even rent $3,278
Max offer price $261,287
Occupancy floor —

Sensitivity live

Price -10% $-177 -5% $-269 +0% $-361 +5% $-453 +10% $-545
Rent -10% $-584 -5% $-472 +0% $-361 +5% $-249 +10% $-138
Rate -1.0pp $-197 -0.5pp $-278 base $-361 +0.5pp $-445 +1.0pp $-531

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
$81,250
Closing costs
$9,750
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 13 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
4516 Bartagrass Dr Richmond, TX 4.0 2.0 2160 $3,850 $1.78 93d 1 0.11mi
4715 Purple Fountain Dr Richmond, TX 4.0 2.0 1915 $5,500 $2.87 46d 1 0.12mi
4715 Purple Fountain Dr Richmond, TX 4.0 2.0 1915 $4,775 $2.49 4d 1 0.12mi
2331 Golden Brandy Ln Unit Labs Rosenberg, TX 3.0 2.0 1332 $1,750 $1.31 43d 1 0.32mi
5018 Cottage Creek Ln Richmond, TX 3.0 2.0 2251 $2,011 $0.89 0d 1 0.41mi
5026 Manor Stone Ln Richmond, TX 3.0 2.0 1557 $1,781 $1.14 62d 1 0.42mi
4504 Stonewall Ridge Dr Tara, TX 4.0 3.0 2393 $2,800 $1.17 4d 1 0.54mi
5104 Twin Summit Dr Richmond, TX 4.0 2.0 1872 $2,250 $1.20 4d 1 1.08mi
5120 Twin Summit Dr Richmond, TX 4.0 2.0 1932 $2,099 $1.09 62d 1 1.11mi
3715 Rock Ledge Dr Richmond, TX 3.0 2.5 2398 $2,400 $1.00 59d 1 1.23mi
930 Salado Slough Ln Rosenberg, TX 4.0 2.5 2427 $2,099 $0.86 43d 1 1.26mi
5228 Pine Pass Dr Richmond, TX 4.0 2.0 1932 $2,271 $1.18 93d 1 1.28mi
1621 Perennial Ln Rosenberg, TX 3.0 2.5 1792 $1,831 $1.02 48d 1 1.48mi

Property features AI

Finance

Other
Association fee: $580 annually
HOA & community
Association (ACMI) with annual feeCommunity pool

Exterior

Parking
Attached 2-car garage
Utilities
Public waterPublic sewer
Home design
Residential propertySingle-story (First level main living)Slab foundationComposition roofBuilt in 2021
Construction
Brick, cement siding, and stone exterior
Exterior features
Fully fenced yardPrivate yardSubdivision settingConcrete road access

Interior

Kitchen
DishwasherGas cooktopOvenMicrowaveDisposalPantryQuartz countertops
Bedrooms
Primary bedroom (First level) — approx. 13 x 11Bedroom (First level) — approx. 11 x 10Bedroom (First level) — approx. 10 x 10Bedroom (First level) — approx. 10 x 10
Flooring
Tile
Bathrooms
2 full bathrooms
Heating & cooling
Central heating (gas)Central electric air conditioning
Interior features
Double vanityPantryQuartz countersSeparate showerCeiling fans
Laundry & utility
Washer hookupElectric dryer hookupGas dryer hookup

Listing history 20 events

  1. 2026-06-21
    days on market $324,999 Active 55 DOM
  2. 2026-06-18
    days on market $324,999 Active 52 DOM
  3. 2026-06-17
    days on market $324,999 Active 51 DOM
  4. 2026-06-16
    days on market $324,999 Active 50 DOM
  5. 2026-06-15
    days on market $324,999 Active 49 DOM
  6. 2026-06-13
    days on market $324,999 Active 47 DOM
  7. 2026-06-10
    days on market $324,999 Active 43 DOM
  8. 2026-06-08
    days on market $324,999 Active 42 DOM
  9. 2026-06-07
    days on market $324,999 Active 41 DOM
  10. 2026-06-04
    days on market $324,999 Active 38 DOM
  11. 2026-06-03
    days on market $324,999 Active 37 DOM
  12. 2026-06-02
    days on market $324,999 Active 36 DOM
  13. 2026-06-01
    days on market $324,999 Active 35 DOM
  14. 2026-05-31
    days on market $324,999 Active 34 DOM
  15. 2026-04-27
    listed $335,000 Active 383-char remark
  16. 2024-09-20
    soldstatus
  17. 2024-09-16
    soldstatus Sold 403-char remark
    Show marketing remark (403 chars)

    This beautiful Chesmar Home is ready for immediate move-in! Open floorplan (the Sabine floorplan) has beautiful Plank Tiles in all areas except Bedrooms and lots of natural light throughout! Gorgeous Kitchen features Huge Island with beautiful Quartz Countertops & plenty of storage! 4 Bedrooms and 2 full Bathrooms. Ready to go for quick move-in. Bring your Buyers, this Home will not disappoint!

  18. 2024-07-11
    status Pending 403-char remark
    Show marketing remark (403 chars)

    This beautiful Chesmar Home is ready for immediate move-in! Open floorplan (the Sabine floorplan) has beautiful Plank Tiles in all areas except Bedrooms and lots of natural light throughout! Gorgeous Kitchen features Huge Island with beautiful Quartz Countertops & plenty of storage! 4 Bedrooms and 2 full Bathrooms. Ready to go for quick move-in. Bring your Buyers, this Home will not disappoint!

  19. 2024-06-12
    price $332,500 403-char remark
    Show marketing remark (403 chars)

    This beautiful Chesmar Home is ready for immediate move-in! Open floorplan (the Sabine floorplan) has beautiful Plank Tiles in all areas except Bedrooms and lots of natural light throughout! Gorgeous Kitchen features Huge Island with beautiful Quartz Countertops & plenty of storage! 4 Bedrooms and 2 full Bathrooms. Ready to go for quick move-in. Bring your Buyers, this Home will not disappoint!

  20. 2024-04-30
    listed $339,999 Active 403-char remark
    Show marketing remark (403 chars)

    This beautiful Chesmar Home is ready for immediate move-in! Open floorplan (the Sabine floorplan) has beautiful Plank Tiles in all areas except Bedrooms and lots of natural light throughout! Gorgeous Kitchen features Huge Island with beautiful Quartz Countertops & plenty of storage! 4 Bedrooms and 2 full Bathrooms. Ready to go for quick move-in. Bring your Buyers, this Home will not disappoint!

ⓘ 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
$8,425 · $702/mo
Projected year-2 tax
$8,425 · $702/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 (unshaded) · 67% chance over 30 yrs
  • 🔥 Wildfire 5/10 Major
  • 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 · 1 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$33,860
− Mortgage interest
−$18,205
− Property taxes
−$8,425
− Insurance
−$1,625
− Repairs & maintenance
−$2,709
− Management
−$2,709
− HOA
−$576
− Depreciation
−$9,455
Taxable loss
−$9,842
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,362
After-tax cash flow
$-1,966/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 Cosmetic rehab Est. rehab $9,575–$28,725 screening

This single-story home is in good condition with a good condition score of 80. It is move-in ready with a good rehab level of cosmetic. The home has a good kitchen, bathrooms, roof, exterior, flooring, interior walls/paint, and systems. The highest-ROI updates that would raise its resale or rental value are painting the exterior, replacing ceiling fans with energy-efficient models, and installing smart home devices.

Value-add opportunities

  • Both Paint the exterior — Enhances curb appeal and resale value ↑
  • Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort ↑
  • Both Install smart home devices — Enhances convenience and adds modern features ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Meyer El F TX #3,247/4,322 Nat'l #31,549/41,679 High Dr Thomas E Randle H S

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
C Composite livability gradescore 62/100

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

Census place
Rosenberg, TX
County
Fort Bend County · 1,004,526 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
9% of renters

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
—

Price history

-99.4% since first listed
8 events — show timeline
  • 2026-06-12 Listed for Rent $2,000 HARMLS
  • 2026-05-22 Price Changed $324,999 HARMLS
  • 2026-04-27 Listed $335,000 HARMLS
  • 2024-09-20 Sold (Public Records) — Public Records
  • 2024-09-16 Sold (MLS) — HARMLS
  • 2024-07-11 Pending — HARMLS
  • 2024-06-12 Price Changed $332,500 HARMLS
  • 2024-04-30 Listed $339,999 HARMLS

Property tax history

+21.0%/yr

Latest (2025): $8,425 · +0.4% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…