2005 Solstice Landing Dr · Pattison, TX 77423

$253,990

3 bd · 2.0 ba · 1,876 sqft · SingleFamily · 25 Days on market

Built 2026 Good condition $100/mo HOA · 5% of rent ↓ 3% 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 +5.0/30.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• 1% rule +1.2/10.0
• 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

Property features AI

Finance

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

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation
• Construction: Built in 2026; Brick and cement siding
• Exterior features: Subdivision lot; Composition roof

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas 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 bar; Kitchen open to family room; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $253,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $324,135.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $254k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-759 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (21.2% below list).
• Recommended offer: $200k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 4.4% in Pattison — 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 63/100 on livability (#876 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: amenities F, commute F, health & safety 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); 1014 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 25 days — a 2% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $200,157 (21.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.62% ✗
• Cap rate: 3.48%
• Cash-on-cash: -10.03%
• DSCR: 0.55
• GRM: 13.5

CMA / ARV

• ARV (median comp): $324,135
• List price: $253,990
• 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
3016 Duskshine Dr	0.31mi	3/2.0	1,880 (+0%)	1mo	$347,990	$185	84
3077 Duskshine Dr	0.40mi	3/2.0	1,880 (+0%)	1mo	$358,990	$191	80
3008 Duskshine Dr	0.30mi	4/2.0 (+1)	1,908 (+2%)	1mo	$350,990	$184	77
3032 Duskshine Dr	0.33mi	3/2.0	1,792 (-4%)	1mo	$331,990	$185	76
3045 Duskshine Dr	0.33mi	4/2.0 (+1)	1,908 (+2%)	1mo	$357,990	$188	76
3061 Duskshine Dr	0.37mi	4/2.0 (+1)	1,908 (+2%)	1mo	$350,990	$184	74
3040 Helios Haven Dr	0.08mi	4/3.0 (+1)	2,041 (+9%)	0mo	$334,990	$164	72
1013 Daybreak Dr	0.45mi	3/2.0	1,769 (-6%)	1mo	$279,990	$158	69
1113 Sunlit Cir	0.49mi	4/2.0 (+1)	1,827 (-3%)	1mo	$313,990	$172	67
3000 Duskshine Dr	0.29mi	4/2.5 (+1)	2,015 (+7%)	0mo	$336,990	$167	67
6414 Breakaway Grove Dr	0.29mi	4/2.5 (+1)	2,015 (+7%)	1mo	$349,990	$174	66
3073 Duskshine Dr	0.39mi	3/2.0	1,600 (-15%)	1mo	$314,990	$197	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: -37.8%
• Equity multiple: -0.17×
• Total profit: $-106,625
• Equity at exit: $48,330

10-year hold

• IRR: -80.1%
• Equity multiple: -0.95×
• Total profit: $-177,373
• 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 →

ZIP-level market 77423

• Rents YoY: -1.0%
• Active inventory: 1014
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,002 medium
• Mortgage (P&I): −$1,700
• Tax est. 1.5%: −$405 /mo · $4,862/yr
• Insurance: −$135
• HOA: −$100
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-759

Break-even live

Break-even rent $2,962

Max offer price $214,338

Occupancy floor —

Sensitivity live

Price	-10% $-535	-5% $-647	+0% $-759	+5% $-871	+10% $-983
Rent	-10% $-917	-5% $-838	+0% $-759	+5% $-680	+10% $-601
Rate	-1.0pp $-596	-0.5pp $-676	base $-759	+0.5pp $-843	+1.0pp $-928

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
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 17 events

1. 2026-06-21
   days on market $253,990 Active 25 DOM
2. 2026-06-18
   price $253,990 Active 22 DOM
3. 2026-06-18
   days on market $269,490 Active 22 DOM
4. 2026-06-17
   days on market $269,490 Active 21 DOM
5. 2026-06-16
   days on market $269,490 Active 20 DOM
6. 2026-06-15
   days on market $269,490 Active 19 DOM
7. 2026-06-13
   days on market $269,490 Active 17 DOM
8. 2026-06-10
   days on market $269,490 Active 13 DOM
9. 2026-06-08
   days on market $269,490 Active 12 DOM
10. 2026-06-07
    days on market $269,490 Active 11 DOM
11. 2026-06-04
    days on market $269,490 Active 8 DOM
12. 2026-06-03
    days on market $269,490 Active 7 DOM
13. 2026-06-02
    days on market $269,490 Active 6 DOM
14. 2026-06-01
    days on market $269,490 Active 5 DOM
15. 2026-05-31
    days on market $269,490 Active 4 DOM
16. 2026-05-05
    price $274,290 481-char remark

    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.

17. 2026-04-28
    listed $278,890 Active 481-char remark

    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.

ⓘ 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: $24,019
• − Mortgage interest: −$18,157
• − Property taxes: −$4,862
• − Insurance: −$1,621
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$1,200
• − Depreciation: −$9,429
• Taxable loss: −$15,093
• Est. tax savings @ 24.0%: +$3,622
• After-tax cash flow: $-5,483/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

Livability — Pattison

• Score: 63/100
• State rank: #876
• US rank: #15789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Waller County · 18,767 people
• City population: 18,767
• 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: 20.0

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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-3.4% since first listed

4 events — show timeline

• 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