DALTON Plan · Fulshear, TX 77441

$286,990

4 bd · 2.0 ba · 1,544 sqft · SingleFamily · 512 Days on market

Excellent condition ↓ 10% since listing

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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 +12.0/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.6/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Dalton at Tamarron is a 1,544 sq ft plan offering 4 bedrooms and 2 full bathrooms located in Fulshear, Texas. Past the first bedroom and garage access, the entry opens up into the open concept living, dining, and kitchen area. This main living space features gorgeous granite countertops, a corner pantry, and stainless steel appliances. The view from the living room through the large windows looks out onto the covered patio and backyard, a space designed for both everyday use and entertaining guests. The remaining 3 bedrooms and 2 bathrooms are adjacent to the main living space. The Primary suite provides plenty of natural light and a spacious walk in closet, as well as a luxurious primary bathroom with a walk in shower and 2 sinks. All bedrooms feature carpeted floors and individual closets. This great one-story plan utilizes its space effectively to create an open and roomy feel throughout the home. Tamarron offers 2 gorgeous elevations for the Dalton plan, both with front facing brick as well as high quality siding. The 2-car garage is perfect for both storage and parking. Contact us today to find your dream home in Tamarron.

Key facts

• Corner pantry
• Covered patio
• 2 garage spots

Tags

• GORGEOUS GRANITE COUNTERTOPS
• CORNER PANTRY
• STAINLESS STEEL APPLIANCES
• COVERED PATIO
• SPACIOUS WALK IN CLOSET
• LUXURIOUS PRIMARY BATHROOM

🏗️ New construction. The $286,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,810.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $287k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-68 ($-821/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (12.5% below list).
• Recommended offer: $251k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.2% in Fulshear — 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 69/100 on livability (#430 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Huggins El (math 61% / reading 63%, grade B, #321 of 4,322 statewide, top 8%, 893 students, 23% FRL); Briscoe J H (math 59% / reading 60%, grade B, #166 of 1,662 statewide, top 11%, 1,914 students, 38% FRL); Foster H S (math 64% / reading 74%, grade B, #141 of 1,632 statewide, top 9%, 2,388 students, 34% FRL).
• Zoned-school proficiency averages 64% at this address vs 52% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Lamar CISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.6%/yr); 1242 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent is only 16% of the median local income ($184k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 512 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $250,978 (12.5% 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 512 days. Have you received any prior offers? Is the seller open to a 13% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.85% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (median comp): $296,810
• List price: $286,990
• Delta: -3.31%
• 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
3906 Langridge Dr	0.67mi	3/2.0 (-1)	1,575 (+2%)	3mo	$309,990	$197	58
31138 Winchester Falls Ct	0.61mi	4/2.0	1,692 (+10%)	2mo	$294,990	$174	54
31135 Royal Acres Ct	0.57mi	4/2.0	1,750 (+13%)	2mo	$309,990	$177	49
31147 Warwick Coast Ct	0.54mi	4/2.0	1,748 (+13%)	4mo	$334,990	$192	49
4270 Westbrook Park Ln	0.70mi	3/2.0 (-1)	1,595 (+3%)	9mo	$292,990	$184	49
31130 Warwick Coast Ct	0.59mi	4/2.0	1,748 (+13%)	4mo	$300,000	$172	47
31266 Whistledown Ln	0.65mi	4/2.0	1,748 (+13%)	1mo	$309,990	$177	47
31138 Brighton Mill Ct	0.66mi	4/2.0	1,748 (+13%)	4mo	$321,990	$184	44
3723 Langridge Dr	0.71mi	4/2.0	1,750 (+13%)	3mo	$318,990	$182	43
3911 Langridge Dr	0.71mi	4/2.0	1,750 (+13%)	5mo	$304,990	$174	41
3815 Langridge Dr	0.70mi	4/2.0	1,748 (+13%)	6mo	$304,990	$174	40
31106 Brighton Mill Ct	0.73mi	4/2.0	1,750 (+13%)	5mo	$321,990	$184	39

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: -21.3%
• Equity multiple: 0.28×
• Total profit: $-59,773
• Equity at exit: $44,255

10-year hold

• IRR: -24.1%
• Equity multiple: -0.03×
• Total profit: $-85,935
• Equity at exit: $25,663

Cash invested: $83,107 (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 77441

• Rents YoY: -1.6%
• Active inventory: 1242
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,510 medium
• Mortgage (P&I): −$1,557
• Tax est. 1.5%: −$371 /mo · $4,452/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-68

Break-even live

Break-even rent $2,596

Max offer price $286,904

Occupancy floor 98%

Sensitivity live

Price	-10% $137	-5% $34	+0% $-68	+5% $-171	+10% $-274
Rent	-10% $-267	-5% $-168	+0% $-68	+5% $31	+10% $130
Rate	-1.0pp $81	-0.5pp $7	base $-68	+0.5pp $-145	+1.0pp $-224

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: $74,202
• Closing costs: $8,904
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3714 Sloane Peak Ln Fulshear, TX	3.0–4.0	2.0–2.5	1713	$2,397	$1.40	0d	24	1.04mi

Listing history 18 events

1. 2026-06-21
   days on market $286,990 Active 512 DOM
2. 2026-06-18
   days on market $286,990 Active 509 DOM
3. 2026-06-17
   days on market $286,990 Active 508 DOM
4. 2026-06-16
   days on market $286,990 Active 507 DOM
5. 2026-06-15
   days on market $286,990 Active 506 DOM
6. 2026-06-13
   days on market $286,990 Active 504 DOM
7. 2026-06-10
   days on market $286,990 Active 500 DOM
8. 2026-06-08
   days on market $286,990 Active 499 DOM
9. 2026-06-07
   days on market $286,990 Active 498 DOM
10. 2026-06-04
    days on market $286,990 Active 495 DOM
11. 2026-06-03
    days on market $286,990 Active 494 DOM
12. 2026-06-02
    days on market $286,990 Active 493 DOM
13. 2026-06-01
    days on market $286,990 Active 492 DOM
14. 2026-05-31
    days on market $286,990 Active 491 DOM
15. 2026-04-28
    price $286,990 1149-char remark

    Show marketing remark (1149 chars)

    The Dalton at Tamarron is a 1,544 sq ft plan offering 4 bedrooms and 2 full bathrooms located in Fulshear, Texas. Past the first bedroom and garage access, the entry opens up into the open concept living, dining, and kitchen area. This main living space features gorgeous granite countertops, a corner pantry, and stainless steel appliances. The view from the living room through the large windows looks out onto the covered patio and backyard, a space designed for both everyday use and entertaining guests. The remaining 3 bedrooms and 2 bathrooms are adjacent to the main living space. The Primary suite provides plenty of natural light and a spacious walk in closet, as well as a luxurious primary bathroom with a walk in shower and 2 sinks. All bedrooms feature carpeted floors and individual closets. This great one-story plan utilizes its space effectively to create an open and roomy feel throughout the home. Tamarron offers 2 gorgeous elevations for the Dalton plan, both with front facing brick as well as high quality siding. The 2-car garage is perfect for both storage and parking. Contact us today to find your dream home in Tamarron.

16. 2025-07-12
    status Active 1149-char remark

    Show marketing remark (1149 chars)

    The Dalton at Tamarron is a 1,544 sq ft plan offering 4 bedrooms and 2 full bathrooms located in Fulshear, Texas. Past the first bedroom and garage access, the entry opens up into the open concept living, dining, and kitchen area. This main living space features gorgeous granite countertops, a corner pantry, and stainless steel appliances. The view from the living room through the large windows looks out onto the covered patio and backyard, a space designed for both everyday use and entertaining guests. The remaining 3 bedrooms and 2 bathrooms are adjacent to the main living space. The Primary suite provides plenty of natural light and a spacious walk in closet, as well as a luxurious primary bathroom with a walk in shower and 2 sinks. All bedrooms feature carpeted floors and individual closets. This great one-story plan utilizes its space effectively to create an open and roomy feel throughout the home. Tamarron offers 2 gorgeous elevations for the Dalton plan, both with front facing brick as well as high quality siding. The 2-car garage is perfect for both storage and parking. Contact us today to find your dream home in Tamarron.

17. 2025-06-25
    historical 1149-char remark

    Show marketing remark (1149 chars)

    The Dalton at Tamarron is a 1,544 sq ft plan offering 4 bedrooms and 2 full bathrooms located in Fulshear, Texas. Past the first bedroom and garage access, the entry opens up into the open concept living, dining, and kitchen area. This main living space features gorgeous granite countertops, a corner pantry, and stainless steel appliances. The view from the living room through the large windows looks out onto the covered patio and backyard, a space designed for both everyday use and entertaining guests. The remaining 3 bedrooms and 2 bathrooms are adjacent to the main living space. The Primary suite provides plenty of natural light and a spacious walk in closet, as well as a luxurious primary bathroom with a walk in shower and 2 sinks. All bedrooms feature carpeted floors and individual closets. This great one-story plan utilizes its space effectively to create an open and roomy feel throughout the home. Tamarron offers 2 gorgeous elevations for the Dalton plan, both with front facing brick as well as high quality siding. The 2-car garage is perfect for both storage and parking. Contact us today to find your dream home in Tamarron.

18. 2025-01-09
    listed $318,990 Active 1149-char remark

    Show marketing remark (1149 chars)

    The Dalton at Tamarron is a 1,544 sq ft plan offering 4 bedrooms and 2 full bathrooms located in Fulshear, Texas. Past the first bedroom and garage access, the entry opens up into the open concept living, dining, and kitchen area. This main living space features gorgeous granite countertops, a corner pantry, and stainless steel appliances. The view from the living room through the large windows looks out onto the covered patio and backyard, a space designed for both everyday use and entertaining guests. The remaining 3 bedrooms and 2 bathrooms are adjacent to the main living space. The Primary suite provides plenty of natural light and a spacious walk in closet, as well as a luxurious primary bathroom with a walk in shower and 2 sinks. All bedrooms feature carpeted floors and individual closets. This great one-story plan utilizes its space effectively to create an open and roomy feel throughout the home. Tamarron offers 2 gorgeous elevations for the Dalton plan, both with front facing brick as well as high quality siding. The 2-car garage is perfect for both storage and parking. Contact us today to find your dream home in Tamarron.

ⓘ 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: $30,117
• − Mortgage interest: −$16,626
• − Property taxes: −$4,452
• − Insurance: −$1,484
• − Repairs & maintenance: −$2,409
• − Management: −$2,409
• − Depreciation: −$8,634
• Taxable loss: −$5,898
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $594/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 · 3 photos

Excellent 100/100 None rehab

This single-family home in Fulshear, Texas, is in excellent condition with no visible repairs or maintenance needed. It offers a well-maintained exterior, interior, and landscaping, making it an attractive property for both resale and rental.

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 high-traffic areas — Improves appearance and reduces maintenance
• Both New kitchen appliances — Modernizes the space and adds value

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 high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

ⓘ 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: 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

Livability — Fulshear

• Score: 69/100
• State rank: #430
• US rank: #8901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fort Bend County · 836,777 people
• City population: 413,575
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 41,324
• Household income: $184,390
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 301.0

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 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 20% Two or more races 15% Asian 12% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 5% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 68% English-only · Spanish 17% German/W. Germanic 4% Chinese 4%

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: ▼ -154.74%
• Current HPI: 275.8798
• Rent YoY: ▼ -1.63%
• 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

-10.0% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $286,990 Zillow
• 2025-07-12 Relisted — Zillow
• 2025-06-25 Delisted — Zillow
• 2025-01-09 Listed $318,990 Zillow