Is 2005 Solstice Landing Dr in Brookshire, TX a good investment?

CashFlowRE grades it F with a 3.6% cap rate and $-736/mo modeled cash flow at a $250,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 2005 Solstice Landing Dr?

The modeled cap rate is 3.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,030/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 25.5

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 +5.2/30.0
Condition / age +4.0/5.0
Livability +3.1/5.0
Rent growth +2.2/5.0
Schools +2.2/10.0
1% rule +1.3/10.0
DSCR +0.0/10.0
Appreciation +0.0/10.0

$250,000

2005 Solstice Landing Dr · Brookshire, TX 77423

3 bd · 2.0 ba · 1,876 sqft · SingleFamily · 73 Days on market

Built 2026 Good condition Garage $100/mo HOA · 5% of rent ↓ 10% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-736 ($-9k/yr) — negative.
To cash-flow at today's rent, offer at most $218k (13.0% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (18.8% below list).
Recommended offer: $203k (18.8% below list) — sets the bar for 1% rule.

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); 1235 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 73 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask has dropped $19k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $202,993 (18.8% below list)

Questions for the listing agent

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?
It's been on market 73 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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?
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.
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.
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: 0.63% ✗
Cap rate: 3.57%
Cash-on-cash: -9.74%
DSCR: 0.57
GRM: 13.3

CMA / ARV

ARV (median comp): $324,135
List price: $250,000
Delta: -16.86%
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%)	0mo	$296,990	$158	82
3093 Duskshine Dr	0.38mi	3/2.0	1,876 (0%)	1mo	$325,990	$174	82
1020 Star Skye Dr	0.24mi	3/2.0	1,769 (-6%)	0mo	$307,040	$174	79
3053 Helios Haven Dr	0.12mi	4/2.0 (+1)	2,035 (+8%)	0mo	$322,670	$159	75
3005 Helios Hvn	0.12mi	4/2.0 (+1)	2,035 (+8%)	2mo	$314,670	$155	74
1040 Star Skye Dr	0.28mi	4/3.0 (+1)	1,912 (+2%)	1mo	$341,040	$178	74
1012 Sunlit Cir	0.37mi	3/2.0	1,769 (-6%)	1mo	$303,490	$172	73
3081 Duskshine Dr	0.40mi	3/2.0	1,792 (-4%)	2mo	$338,990	$189	73
1104 Sunlit Cir	0.52mi	3/2.0	1,786 (-5%)	1mo	$299,900	$168	67
3000 Duskshine Dr	0.29mi	4/2.5 (+1)	2,015 (+7%)	2mo	$336,990	$167	65
1084 Sunlit Cir	0.49mi	4/2.0 (+1)	2,012 (+7%)	1mo	$309,900	$154	59
3053 Duskshine Dr	0.36mi	3/2.0	1,600 (-15%)	0mo	$253,990	$159	59

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: -37.2%
Equity multiple: -0.16×
Total profit: $-105,281
Equity at exit: $48,330

10-year hold

IRR: -78.1%
Equity multiple: -0.92×
Total profit: $-174,685
Equity at exit: $28,025

Cash invested: $90,758 (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: 101 active · 40 under contract
Months of supply: 13.8 mo (7%/mo absorbed)
Median asking: $324,900 ($168/sqft)
Median days on market: 156 d
This list price: 4% of active listings are priced below it
ARV vs active asking: +3.0% 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: 1235
Price-to-rent: 10.3×

Monthly cashflow live

Estimated rent: $2,030 medium interval (Pro) →
Mortgage (P&I): −$1,700
Tax est. 1.5%: −$405 /mo · $4,862/yr
Insurance: −$135
HOA: −$100
Lot rent: −$0
Vacancy / Maint / Mgmt: −$426
Net cashflow: $-736

Break-even live

Break-even rent $2,962

Max offer price $217,580

Occupancy floor —

Sensitivity live

Price	-10% $-512	-5% $-624	+0% $-736	+5% $-848	+10% $-960
Rent	-10% $-897	-5% $-817	+0% $-736	+5% $-656	+10% $-576
Rate	-1.0pp $-573	-0.5pp $-654	base $-736	+0.5pp $-820	+1.0pp $-906

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: $81,034
Closing costs: $9,724
Club membership (one-time): —
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.

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

2026-08-08

days on market $250,000 Active 73 DOM
2026-08-06

days on market $250,000 Active 71 DOM
2026-08-05

days on market $250,000 Active 70 DOM
2026-08-04

days on market $250,000 Active 69 DOM
2026-08-03

days on market $250,000 Active 68 DOM
2026-07-31

days on market $250,000 Active 65 DOM
2026-07-30

days on market $250,000 Active 63 DOM
2026-07-28

days on market $250,000 Active 62 DOM
2026-07-26

days on market $250,000 Active 60 DOM
2026-07-24

days on market $250,000 Active 58 DOM
2026-07-23

days on market $250,000 Active 57 DOM
2026-07-22

days on market $250,000 Active 56 DOM
2026-07-21

days on market $250,000 Active 55 DOM
2026-07-20

days on market $250,000 Active 54 DOM
2026-07-18

days on market $250,000 Active 52 DOM
2026-07-18

days on market $250,000 Active 51 DOM
2026-07-16

days on market $250,000 Active 50 DOM
2026-07-15

days on market $250,000 Active 49 DOM
2026-07-14

days on market $250,000 Active 48 DOM
2026-07-14

price $250,000 Active 47 DOM
2026-07-13

days on market $243,990 Active 47 DOM

Show marketing remark (481 chars)

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.
2026-07-13

days on market $243,990 Active 46 DOM

Show marketing remark (481 chars)

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.
2026-07-11

days on market $243,990 Active 45 DOM
2026-07-10

days on market $243,990 Active 44 DOM
2026-07-09

days on market $243,990 Active 43 DOM
2026-07-07

days on market $243,990 Active 41 DOM

Show marketing remark (481 chars)

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.
2026-07-06

pricedays on market $243,990 Active 40 DOM
2026-07-06

days on market $253,990 Active 39 DOM
2026-07-05

days on market $253,990 Active 38 DOM
2026-07-03

days on market $253,990 Active 37 DOM
2026-07-02

days on market $253,990 Active 36 DOM
2026-07-01

days on market $253,990 Active 35 DOM
2026-06-30

days on market $253,990 Active 34 DOM
2026-06-29

days on market $253,990 Active 33 DOM
2026-06-28

days on market $253,990 Active 32 DOM
2026-06-27

days on market $253,990 Active 31 DOM
2026-06-26

days on market $253,990 Active 30 DOM
2026-06-24

days on market $253,990 Active 28 DOM
2026-06-22

days on market $253,990 Active 26 DOM
2026-06-21

days on market $253,990 Active 25 DOM
2026-06-18

price $253,990 Active 22 DOM
2026-06-18

days on market $269,490 Active 22 DOM
2026-06-17

days on market $269,490 Active 21 DOM
2026-06-16

days on market $269,490 Active 20 DOM
2026-06-15

days on market $269,490 Active 19 DOM
2026-06-13

days on market $269,490 Active 17 DOM
2026-06-10

days on market $269,490 Active 13 DOM
2026-06-08

days on market $269,490 Active 12 DOM
2026-06-07

days on market $269,490 Active 11 DOM
2026-06-04

days on market $269,490 Active 8 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $24,359
− Mortgage interest: −$18,157
− Property taxes: −$4,862
− Insurance: −$1,621
− Repairs & maintenance: −$1,949
− Management: −$1,949
− HOA: −$1,200
− Depreciation: −$9,429
Taxable loss: −$14,807

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$3,554
After-tax cash flow: $-5,283/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 · 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 Early Childhood Center 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

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%

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%

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

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
Energy	16	$1,198B
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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