Enchante Plan · Sienna, TX 77459

$385,990

3 bd · 2.0 ba · 2,124 sqft · SingleFamily · 418 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 +11.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

Key facts

• 2 garage spots
• Listed 417 days

Tags

• FIRST-FLOOR PRIMARY BEDROOM
• ATTACHED 2-CAR GARAGE

🏗️ New construction. The $385,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $395,064.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $386k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $374k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (15.3% below list).
• Recommended offer: $327k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.3% in Sienna — 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: area grade D — 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); 1229 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% of the median local income ($129k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $3k of loan paydown is wiped out by about $7k 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 418 days — a 12% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $326,874 (15.3% 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 418 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $395,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10210 Water Harbor Dr	0.09mi	3/3.0	2,033 (-4%)	2mo	$344,900	$170	83
10311 Tranquil Lake Dr	0.12mi	4/3.0 (+1)	1,973 (-7%)	3mo	$392,844	$199	71
1306 Shaded Rock Dr	0.64mi	4/2.5 (+1)	2,046 (-4%)	2mo	$365,915	$179	56
9451 Garden Gate Dr	0.54mi	3/2.5	1,901 (-10%)	1mo	$352,990	$186	54
1456 Shaded Rock Dr	0.44mi	3/2.5	1,838 (-14%)	3mo	$330,000	$180	53
1212 Shaded Rock Dr	0.69mi	3/2.5	1,977 (-7%)	3mo	$365,115	$185	52
9447 Garden Gate Dr	0.54mi	3/2.5	1,866 (-12%)	1mo	$354,990	$190	51
9431 Garden Gate Dr	0.55mi	3/2.5	1,835 (-14%)	1mo	$350,000	$191	49
1334 Shaded Rock Dr	0.58mi	4/2.5 (+1)	1,910 (-10%)	0mo	$349,990	$183	49
1610 Country Air Ln	0.56mi	4/3.0 (+1)	2,388 (+12%)	0mo	$369,900	$155	44
1318 Shaded Rock Dr	0.62mi	3/2.5	1,838 (-14%)	4mo	$344,990	$188	44
1310 Shaded Rock Dr	0.64mi	3/2.5	1,838 (-14%)	3mo	$347,740	$189	43

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: -13.8%
• Equity multiple: 0.45×
• Total profit: $-60,453
• Equity at exit: $82,856

10-year hold

• IRR: -10.2%
• Equity multiple: 0.27×
• Total profit: $-81,163
• Equity at exit: $76,745

Cash invested: $110,618 (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 77459

• Home prices YoY: -0.8%
• Rents YoY: -0.1%
• Active inventory: 1229
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,269 medium
• Mortgage (P&I): −$2,072
• Tax est. 1.5%: −$494 /mo · $5,926/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $-148

Break-even live

Break-even rent $3,456

Max offer price $373,664

Occupancy floor 100%

Sensitivity live

Price	-10% $125	-5% $-11	+0% $-148	+5% $-284	+10% $-421
Rent	-10% $-406	-5% $-277	+0% $-148	+5% $-19	+10% $110
Rate	-1.0pp $51	-0.5pp $-47	base $-148	+0.5pp $-250	+1.0pp $-354

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: $98,766
• Closing costs: $11,852
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1714 Forest Mist Dr Missouri City, TX	3.0	3.0	1979	$3,000	$1.52	45d	1	0.04mi
8719 Fox Trail Dr Missouri City, TX	4.0	3.5	2143	$6,000	$2.80	23d	1	0.90mi
2142 Ironwood Pass Dr Missouri City, TX	4.0	3.0	2140	$6,000	$2.80	0d	1	1.02mi

Listing history 29 events

1. 2026-06-21
   days on market $385,990 Active 418 DOM
2. 2026-06-18
   days on market $385,990 Active 415 DOM
3. 2026-06-17
   days on market $385,990 Active 414 DOM
4. 2026-06-16
   days on market $385,990 Active 413 DOM
5. 2026-06-15
   days on market $385,990 Active 412 DOM
6. 2026-06-13
   days on market $385,990 Active 410 DOM
7. 2026-06-09
   days on market $385,990 Active 406 DOM
8. 2026-06-07
   days on market $385,990 Active 404 DOM
9. 2026-06-04
   days on market $385,990 Active 401 DOM
10. 2026-06-03
    days on market $385,990 Active 400 DOM
11. 2026-06-02
    days on market $385,990 Active 399 DOM
12. 2026-06-01
    days on market $385,990 Active 398 DOM
13. 2026-05-31
    days on market $385,990 Active 397 DOM
14. 2026-05-15
    price $385,990 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

15. 2026-02-12
    price $381,990 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

16. 2026-02-03
    price $380,990 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

17. 2026-01-23
    price $370,990 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

18. 2026-01-15
    price $400,990 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

19. 2025-12-15
    price $399,990 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

20. 2025-12-02
    status Active 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

21. 2025-12-02
    historical 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

22. 2025-09-03
    price $398,990 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

23. 2025-08-19
    status Active 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

24. 2025-07-02
    historical 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

25. 2025-05-17
    price $378,990 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

26. 2025-05-01
    price $374,990 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

27. 2025-04-16
    price $371,990 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

28. 2025-03-27
    price $368,990 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

29. 2025-03-13
    listed $388,990 Active 473-char remark

    Show marketing remark (473 chars)

    The two-story Enchanté duet home features a study off the foyer. The gourmet kitchen includes a large island and walk-in pantry that opens to the dining area and great room with 11-foot ceilings and tall windows that overlook the covered patio. The private primary suite includes soaring ceilings and a luxurious bath with soaking tub and shower or oversized shower. A mudroom leads to the 2-car garage, and upstairs, a loft and secondary bedrooms complete the home.

ⓘ 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 · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $39,225
• − Mortgage interest: −$22,130
• − Property taxes: −$5,926
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,138
• − Management: −$3,138
• − Depreciation: −$11,493
• Taxable loss: −$8,575
• Est. tax savings @ 24.0%: +$2,058
• After-tax cash flow: $283/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

Excellent 95/100 None rehab

This two-story Enchante duet home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and reduce utility costs

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and reduce utility costs ↑

ⓘ 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 — Sienna

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sienna, TX
• County: Fort Bend County · 836,777 people
• City population: 123,513
• 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: 1004.0

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 0.75)
• 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%

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

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

-0.8% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $385,990 Zillow
• 2026-02-12 Price Changed $381,990 Zillow
• 2026-02-03 Price Changed $380,990 Zillow
• 2026-01-23 Price Changed $370,990 Zillow
• 2026-01-15 Price Changed $400,990 Zillow
• 2025-12-15 Price Changed $399,990 Zillow
• 2025-12-02 Relisted — Zillow
• 2025-12-02 Delisted — Zillow
• 2025-09-03 Price Changed $398,990 Zillow
• 2025-08-19 Relisted — Zillow
• 2025-07-02 Delisted — Zillow
• 2025-05-17 Price Changed $378,990 Zillow
• 2025-05-01 Price Changed $374,990 Zillow
• 2025-04-16 Price Changed $371,990 Zillow
• 2025-03-27 Price Changed $368,990 Zillow
• 2025-03-13 Listed $388,990 Zillow