2005 Solstice Landing Dr · Brookshire, TX 77423

$245,000

3 bd · 2.0 ba · 1,876 sqft · SingleFamily · 119 Days on market

Built 2026 Good condition Garage $100/mo HOA · 5% of rent ↓ 10% 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 +4.8/30.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new three-bedroom home offers convenient single-story living. A secluded flex space near the front of the home is ready to be used as a convenient home office or study. An open-concept layout blends the kitchen, living and dining areas to encourage seamless everyday transitions and multitasking. All three bedrooms are tucked away to the side for optimal comfort and privacy, including the lavish owner's suite at the back of the home with a full bathroom and walk-in closet.

Key facts

• Single-story living
• Flex space
• Walk-in closet

Tags

• SINGLE-STORY LIVING
• FLEX SPACE
• OPEN-CONCEPT LAYOUT
• OWNER'S SUITE
• WALK-IN CLOSET

🏗️ New construction. The $245,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $327,895.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-802 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (19.2% below list).
• Recommended offer: $198k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 4.3% in Brookshire — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 62/100 on livability (#960 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Royal ISD (rural): math 23% / reading 23% proficiency, ranked #744 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Royal El (math 27% / reading 20%, grade F, #3,247 of 4,322 statewide, top 76%, 762 students, 78% FRL); Royal J H (math 22% / reading 23%, grade F, #1,341 of 1,662 statewide, top 82%, 593 students, 73% FRL); Royal H S (math 17% / reading 26%, grade F, #1,377 of 1,632 statewide, top 85%, 842 students, 71% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 1404 active listings in the ZIP; solid renter incomes; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).

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.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $198,039 (19.2% 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 119 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.60% ✗
• Cap rate: 3.36%
• Cash-on-cash: -10.48%
• DSCR: 0.53
• GRM: 13.8

CMA / ARV

• ARV (median comp): $327,895
• List price: $245,000
• Delta: -25.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3101 Duskshine Dr	0.37mi	3/2.0	1,880 (+0%)	2mo	$296,990	$158	80
3093 Duskshine Dr	0.38mi	3/2.0	1,876 (0%)	2mo	$325,990	$174	80
3037 Duskshine Dr	0.02mi	4/2.5 (+1)	2,015 (+7%)	0mo	$255,990	$127	79
1020 Star Skye Dr	0.24mi	3/2.0	1,769 (-6%)	2mo	$307,040	$174	78
1016 Star Skye Dr	0.24mi	4/3.0 (+1)	1,912 (+2%)	1mo	$330,800	$173	76
3053 Helios Haven Dr	0.12mi	4/2.0 (+1)	2,035 (+8%)	2mo	$322,670	$159	74
1040 Star Skye Dr	0.28mi	4/3.0 (+1)	1,912 (+2%)	2mo	$341,040	$178	73
1012 Sunlit Cir	0.37mi	3/2.0	1,769 (-6%)	2mo	$303,490	$172	71
1104 Sunlit Cir	0.52mi	3/2.0	1,786 (-5%)	2mo	$299,900	$168	66
3100 Duskshine Dr	0.35mi	4/2.5 (+1)	2,015 (+7%)	1mo	$248,991	$124	64
1084 Sunlit Cir	0.49mi	4/2.0 (+1)	2,012 (+7%)	3mo	$309,900	$154	58
3053 Duskshine Dr	0.36mi	3/2.0	1,600 (-15%)	2mo	$253,990	$159	57

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: -38.7%
• Equity multiple: -0.20×
• Total profit: $-109,893
• Equity at exit: $48,890

10-year hold

• IRR: -83.1%
• Equity multiple: -1.00×
• Total profit: $-183,484
• Equity at exit: $28,350

Cash invested: $91,811 (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: 112 active · 52 under contract
• Months of supply: 16.4 mo (6%/mo absorbed)
• Median asking: $323,990 ($164/sqft)
• Median days on market: 73 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: +6.6% vs current asking $/sqft

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

ZIP-level market 77423

• Rents YoY: -1.0%
• Active inventory: 1404
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$1,720
• Tax est. 1.5%: −$410 /mo · $4,918/yr
• Insurance: −$137
• HOA: −$100
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-802

Break-even live

Break-even rent $2,995

Max offer price $211,917

Occupancy floor —

Sensitivity live

Price	-10% $-575	-5% $-688	+0% $-802	+5% $-915	+10% $-1,028
Rent	-10% $-958	-5% $-880	+0% $-802	+5% $-723	+10% $-645
Rate	-1.0pp $-636	-0.5pp $-718	base $-802	+0.5pp $-886	+1.0pp $-973

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: $81,974
• Closing costs: $9,837
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Sunterra Lakes Property Owners AssociationAnnual association fee of $1,200

Exterior

• Parking: Attached garage2 garage spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick and cement siding
• Exterior features: Subdivision lotComposition roof

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen open to family roomSeparate showerTub with shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 50 events

1. 2026-09-23
   days on market $245,000 Active 119 DOM
2. 2026-09-22
   days on market $245,000 Active 118 DOM
3. 2026-09-21
   days on market $245,000 Active 117 DOM
4. 2026-09-20
   days on market $245,000 Active 116 DOM
5. 2026-09-19
   days on market $245,000 Active 115 DOM
6. 2026-09-18
   days on market $245,000 Active 114 DOM
7. 2026-09-17
   days on market $245,000 Active 113 DOM
8. 2026-09-16
   days on market $245,000 Active 112 DOM
9. 2026-09-15
   days on market $245,000 Active 111 DOM
10. 2026-09-14
    days on market $245,000 Active 110 DOM
11. 2026-09-13
    days on market $245,000 Active 109 DOM
12. 2026-09-12
    days on market $245,000 Active 108 DOM
13. 2026-09-11
    days on market $245,000 Active 107 DOM
14. 2026-09-05
    days on market $245,000 Active 101 DOM
15. 2026-09-04
    days on market $245,000 Active 100 DOM
16. 2026-09-02
    days on market $245,000 Active 98 DOM
17. 2026-08-31
    days on market $245,000 Active 96 DOM
18. 2026-08-29
    days on market $245,000 Active 94 DOM
19. 2026-08-28
    days on market $245,000 Active 93 DOM
20. 2026-08-27
    days on market $245,000 Active 92 DOM
21. 2026-08-26
    pricedays on market $245,000 Active 91 DOM
22. 2026-08-25
    days on market $250,000 Active 90 DOM
23. 2026-08-24
    days on market $250,000 Active 89 DOM
24. 2026-08-23
    days on market $250,000 Active 88 DOM
25. 2026-08-22
    days on market $250,000 Active 87 DOM
26. 2026-08-21
    days on market $250,000 Active 86 DOM
27. 2026-08-20
    days on market $250,000 Active 85 DOM
28. 2026-08-19
    days on market $250,000 Active 84 DOM
29. 2026-08-18
    days on market $250,000 Active 83 DOM
30. 2026-08-17
    days on market $250,000 Active 82 DOM
31. 2026-08-16
    days on market $250,000 Active 81 DOM
32. 2026-08-15
    days on market $250,000 Active 80 DOM
33. 2026-08-14
    days on market $250,000 Active 79 DOM
34. 2026-08-13
    days on market $250,000 Active 78 DOM
35. 2026-08-12
    days on market $250,000 Active 77 DOM
36. 2026-08-11
    days on market $250,000 Active 76 DOM
37. 2026-08-10
    days on market $250,000 Active 75 DOM
38. 2026-08-09
    days on market $250,000 Active 74 DOM
39. 2026-08-08
    days on market $250,000 Active 73 DOM
40. 2026-08-06
    days on market $250,000 Active 71 DOM
41. 2026-08-05
    days on market $250,000 Active 70 DOM
42. 2026-08-04
    days on market $250,000 Active 69 DOM
43. 2026-08-03
    days on market $250,000 Active 68 DOM
44. 2026-07-31
    days on market $250,000 Active 65 DOM
45. 2026-07-30
    days on market $250,000 Active 63 DOM
46. 2026-07-28
    days on market $250,000 Active 62 DOM
47. 2026-07-26
    days on market $250,000 Active 60 DOM
48. 2026-07-24
    days on market $250,000 Active 58 DOM
49. 2026-07-23
    days on market $250,000 Active 57 DOM
50. 2026-07-22
    days on market $250,000 Active 56 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: $23,765
• − Mortgage interest: −$18,367
• − Property taxes: −$4,918
• − Insurance: −$1,639
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − HOA: −$1,200
• − Depreciation: −$9,539
• Taxable loss: −$15,702
• Est. tax savings @ 24.0%: +$3,768
• After-tax cash flow: $-5,850/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $9,380–$28,140 screening

This single-story home is in good condition with a fresh exterior and well-maintained interior. Minor updates such as painting and landscaping can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and value ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and value ↑

ⓘ 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 22/100

Zoned Schools

Elementary Royal El F TX #3,247/4,322 Nat'l #31,549/41,679 Middle Royal J H F TX #1,341/1,662 Nat'l #11,105/14,009 High Royal H S F TX #1,377/1,632 Nat'l #13,899/17,239

Schools (NCES district)

• District: Royal ISD
• NCES district ID: 4838190
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $41,059
• Composite: 19.55/100
• National rank: #8760
• State rank: #744 of 826 in TX

C Composite livability gradescore 62/100

Livability — Brookshire

• Score: 62/100
• State rank: #960
• US rank: #17059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Waller County · 60,772 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 18,767
• Household income: $84,490
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 10% of renters

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Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 41% White 41% Black 14% Two or more races 13% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 30% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 65% English-only · Spanish 32% French/Haitian/Cajun 1% Other Indo-European 1%

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Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.28%
• Current HPI: 204.8709
• Rent YoY: ▼ -1.01%
• 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

Property features AI

Finance

• HOA & community: Sunterra Lakes Property Owners AssociationAnnual association fee of $1,200

Exterior

• Parking: Attached garage2 garage spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick and cement siding
• Exterior features: Subdivision lotComposition roof

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barKitchen open to family roomSeparate showerTub with shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

-10.4% since first listed

10 events — show timeline

• 2026-07-13 Price Changed $250,000 HARMLS
• 2026-07-13 Price Changed $250,000 Zillow
• 2026-07-07 Price Changed $243,990 Zillow
• 2026-07-06 Price Changed $243,990 HARMLS
• 2026-06-19 Price Changed $253,990 Zillow
• 2026-06-18 Price Changed $253,990 HARMLS
• 2026-05-27 Listed $269,490 HARMLS
• 2026-05-26 Price Changed $269,490 Zillow
• 2026-05-05 Price Changed $274,290 Zillow
• 2026-04-28 Listed $278,890 Zillow