114 Lindencrest Ct · Sugar Land, TX 77479

$330,000

3 bd · 3.0 ba · 2,052 sqft · SingleFamily public records · 10 Days on market

Built 1994 6,446 sqft lot Est $334k · at est. $90/mo HOA · 3% of rent

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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 +16.9/30.0
• ARV discount +8.1/15.0
• 1% rule +5.6/10.0
• DSCR +5.2/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeously updated home w/ so much new!Island kitchen redone w/ new granite countertops, appliances, fixtures including stainless vent hood & 36 inch cabinets!WOW!!All new:Vinyl energy efficient windows, A/C compressor for the upstairs, toilets & redesigned fireplace & mantle--so pretty!!Quiet cul-de-sac lot w/ 3 bedrooms, 2.5 baths + formals & den. Tile in kitchen, brkfast & bathrooms, engineered wood floors in den & formals. Gameroom/Media room up. Large master & bath w/ updated shower & bath area!Must see!

Key facts

• Rich wood cabinetry
• Cozy fireplace
• Granite countertops

Tags

• COZY FIREPLACE
• RICH WOOD CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• BREAKFAST BAR

Property features AI

Finance

• Other: Municipal Utility District disclosure available; Seller disclosure available
• HOA & community: HOA with annual fee of $1,080; Community pool; Curbs and gutters

Exterior

• Parking: Attached 2-car garage; Driveway
• Security: Security gate; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces east
• Construction: Built in 1994; Brick and cement siding; Composition roof; Slab foundation
• Exterior features: Deck; Patio; Tennis court(s); Cul-de-sac lot; Located in a subdivision; Concrete road surface

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Disposal; Granite counters
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Double vanity; Granite counters; High ceilings; Separate shower; Open living/dining area; Gas fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $330k).
• Cap rate 7.1% vs local median 2.6% in Sugar Land — 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 80/100 on livability (#38 in TX, #1,758 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, commute F.
• 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: Brazos Bend El (math 47% / reading 54%, grade D+, #833 of 4,322 statewide, top 20%, 739 students, 44% FRL); Sartartia Middle (math 69% / reading 71%, grade A, #58 of 1,662 statewide, top 4%, 1,440 students, 24% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents flat; 553 active listings in the ZIP; 2 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).

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.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y ago 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $330,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $334,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Lissa Ln	0.02mi	3/2.0	1,950 (-5%)	1mo	$315,000	$162	86
102 Lindencrest Ct	0.03mi	4/2.5 (+1)	2,273 (+11%)	1mo	$350,000	$154	73
126 Selkirk Dr	0.23mi	3/2.5	2,286 (+11%)	0mo	$350,000	$153	68
4222 W Meadows Dr	0.33mi	3/2.0	1,910 (-7%)	1mo	$350,000	$183	68
4211 Margate Dr	0.31mi	3/2.5	2,286 (+11%)	2mo	$365,000	$160	63
4211 W Meadows Dr	0.30mi	3/2.5	2,286 (+11%)	3mo	$339,500	$149	62
214 Indian Summer Ct	0.24mi	3/2.0	1,813 (-12%)	4mo	$337,000	$186	62
4106 N New Meadows Dr	0.51mi	3/2.0	1,896 (-8%)	2mo	$325,000	$171	58
818 Presley Way	0.74mi	3/2.0	2,049 (-0%)	6mo	$335,000	$163	56
546 Ivy Cross Ln	0.72mi	4/2.0 (+1)	2,236 (+9%)	2mo	$365,000	$163	41
542 Ivy Cross Ln	0.71mi	4/2.5 (+1)	2,336 (+14%)	1mo	$445,000	$190	36
4415 Casey Cir	0.70mi	4/2.5 (+1)	2,336 (+14%)	4mo	$388,000	$166	34

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.49×
• Total profit: $-47,040
• Equity at exit: $49,204

10-year hold

• IRR: -10.3%
• Equity multiple: 0.44×
• Total profit: $-51,905
• Equity at exit: $28,532

Cash invested: $92,400 (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 77479

• Home prices YoY: -34.9%
• Rents YoY: 0.8%
• Active inventory: 553
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,499 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$590 /mo · $7,085/yr
• Insurance: −$138
• HOA: −$90
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $216

Break-even live

Break-even rent $3,226

Max offer price $330,000

Occupancy floor 89%

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 High Meadows Dr Sugar Land, TX	4.0	3.0	2619	$2,600	$0.99	44d	1	0.39mi
4315 Trailwood Dr Sugar Land, TX	4.0	2.5	2250	$5,800	$2.58	13d	1	0.48mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 7 events

1. 2026-06-18
   days on market $330,000 Active 10 DOM
2. 2026-06-17
   days on market $330,000 Active 9 DOM
3. 2026-06-16
   days on market $330,000 Active 8 DOM
4. 2026-06-15
   days on market $330,000 Active 7 DOM
5. 2026-06-13
   days on market $330,000 Active 5 DOM
6. 2026-06-08
   remarks 699-char remark
7. 2026-06-08
   listed $330,000 Active 1 DOM

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $7,085 · $590/mo
• Projected year-2 tax: $7,085 · $590/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,985
• − Mortgage interest: −$18,485
• − Property taxes: −$7,085
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,359
• − Management: −$3,359
• − HOA: −$1,080
• − Depreciation: −$9,600
• Taxable loss: −$2,633
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $3,218/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.

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 — Sugar Land

• Score: 80/100
• State rank: #38
• US rank: #1758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugar Land, TX
• County: Fort Bend County · 836,777 people
• City population: 168,209
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 92,221
• Household income: $156,735
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 1207.0

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 0.67)
• Race & ethnicity: Asian 47% White 30% Hispanic / Latino 10% Black 8% Two or more races 8%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 42% · China, Canada, Vietnam
• Languages at home: 52% English-only · Other Indo-European 16% Chinese 13% Spanish 6%

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: ▼ -121.96%
• Current HPI: 227.7544
• Rent YoY: ▲ 0.82%
• 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

+106.4% since first listed

10 events — show timeline

• 2026-06-08 Listed $330,000 HARMLS
• 2014-05-19 Sold (Public Records) — Public Records
• 2014-04-30 Sold (MLS) — HARMLS
• 2014-04-07 Pending — HARMLS
• 2014-04-01 Price Changed $254,900 HARMLS
• 2014-03-28 Pending — HARMLS
• 2014-03-25 Listed $224,900 HARMLS
• 2006-02-21 Listing Removed — HARMLS
• 2005-12-09 Listed $159,909 HARMLS
• 1994-06-24 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $7,085 · +14.0% YoY. Source: county tax records.