Oxford Plan · Brookshire, TX 77423

$260,990

4 bd · 2.0 ba · 1,776 sqft · SingleFamily · 264 Days on market

Good condition

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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 +7.4/30.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• THREE SECONDARY BEDROOMS

🏗️ New construction. The $260,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $330,490.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $261k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-429 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (10.0% below list).
• Recommended offer: $230k (12.0% below list) — sets the bar for market timing.

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).
• This rent runs 33% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 264 days — a 12% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,671 (12.0% 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 264 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $330,490
• List price: $260,990
• Delta: -21.03%
• 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
1020 Star Skye Dr	0.22mi	3/2.0 (-1)	1,769 (-0%)	0mo	$307,040	$174	84
1012 Sunlit Cir	0.37mi	3/2.0 (-1)	1,769 (-0%)	1mo	$303,490	$172	77
3053 Helios Haven Dr	0.06mi	4/2.0	2,035 (+15%)	0mo	$322,670	$159	73
3032 Helios Haven Dr	0.14mi	5/2.0 (+1)	1,942 (+9%)	1mo	$279,990	$144	72
3005 Helios Hvn	0.06mi	4/2.0	2,035 (+15%)	2mo	$314,670	$155	72
3081 Duskshine Dr	0.45mi	3/2.0 (-1)	1,792 (+1%)	2mo	$338,990	$189	71
1040 Star Skye Dr	0.26mi	4/3.0	1,912 (+8%)	1mo	$341,040	$178	71
1104 Sunlit Cir	0.52mi	3/2.0 (-1)	1,786 (+1%)	1mo	$299,900	$168	69
3101 Duskshine Dr	0.42mi	3/2.0 (-1)	1,880 (+6%)	0mo	$296,990	$158	65
3093 Duskshine Dr	0.43mi	3/2.0 (-1)	1,876 (+6%)	1mo	$325,990	$174	65
3053 Duskshine Dr	0.41mi	3/2.0 (-1)	1,600 (-10%)	0mo	$253,990	$159	59
1084 Sunlit Cir	0.48mi	4/2.0	2,012 (+13%)	1mo	$309,900	$154	54

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: -29.2%
• Equity multiple: 0.05×
• Total profit: $-87,706
• Equity at exit: $49,277

10-year hold

• IRR: -47.6%
• Equity multiple: -0.49×
• Total profit: $-137,987
• Equity at exit: $28,575

Cash invested: $92,537 (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: 92 active · 35 under contract
• Months of supply: 13.5 mo (7%/mo absorbed)
• Median asking: $314,990 ($169/sqft)
• Median days on market: 123 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +10.1% above 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: 9.3×

Monthly cashflow live

• Estimated rent: $2,348 medium
• Mortgage (P&I): −$1,733
• Tax est. 1.5%: −$413 /mo · $4,957/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-429

Break-even live

Break-even rent $2,891

Max offer price $268,452

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-315	+0% $-429	+5% $-543	+10% $-657
Rent	-10% $-614	-5% $-521	+0% $-429	+5% $-336	+10% $-243
Rate	-1.0pp $-262	-0.5pp $-345	base $-429	+0.5pp $-514	+1.0pp $-601

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: $82,622
• Closing costs: $9,915
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $260,990 Active 264 DOM
2. 2026-08-06
   days on market $260,990 Active 262 DOM
3. 2026-08-05
   days on market $260,990 Active 261 DOM
4. 2026-08-04
   days on market $260,990 Active 260 DOM
5. 2026-08-03
   days on market $260,990 Active 259 DOM
6. 2026-07-31
   days on market $260,990 Active 256 DOM
7. 2026-07-30
   days on market $260,990 Active 254 DOM
8. 2026-07-28
   days on market $260,990 Active 253 DOM
9. 2026-07-26
   days on market $260,990 Active 251 DOM
10. 2026-07-24
    days on market $260,990 Active 249 DOM
11. 2026-07-23
    days on market $260,990 Active 248 DOM
12. 2026-07-22
    days on market $260,990 Active 247 DOM
13. 2026-07-21
    days on market $260,990 Active 246 DOM
14. 2026-07-20
    days on market $260,990 Active 245 DOM
15. 2026-07-18
    days on market $260,990 Active 243 DOM
16. 2026-07-18
    days on market $260,990 Active 242 DOM
17. 2026-07-16
    days on market $260,990 Active 241 DOM
18. 2026-07-15
    days on market $260,990 Active 240 DOM
19. 2026-07-14
    days on market $260,990 Active 239 DOM
20. 2026-07-13
    days on market $260,990 Active 238 DOM
21. 2026-07-13
    days on market $260,990 Active 237 DOM
22. 2026-07-11
    days on market $260,990 Active 236 DOM
23. 2026-07-10
    days on market $260,990 Active 235 DOM
24. 2026-07-09
    days on market $260,990 Active 234 DOM
25. 2026-07-07
    price $260,990 Active 232 DOM
26. 2026-07-07
    days on market $270,990 Active 232 DOM
27. 2026-07-06
    days on market $270,990 Active 231 DOM
28. 2026-07-06
    days on market $270,990 Active 230 DOM
29. 2026-07-05
    days on market $270,990 Active 229 DOM
30. 2026-07-03
    days on market $270,990 Active 228 DOM
31. 2026-07-02
    days on market $270,990 Active 227 DOM
32. 2026-07-01
    days on market $270,990 Active 226 DOM
33. 2026-06-30
    days on market $270,990 Active 225 DOM
34. 2026-06-29
    days on market $270,990 Active 224 DOM
35. 2026-06-28
    days on market $270,990 Active 223 DOM
36. 2026-06-27
    days on market $270,990 Active 222 DOM
37. 2026-06-26
    days on market $270,990 Active 221 DOM
38. 2026-06-24
    days on market $270,990 Active 219 DOM
39. 2026-06-22
    days on market $270,990 Active 217 DOM
40. 2026-06-21
    pricedays on market $270,990 Active 216 DOM
41. 2026-06-18
    days on market $313,990 Active 213 DOM
42. 2026-06-17
    days on market $313,990 Active 212 DOM
43. 2026-06-16
    days on market $313,990 Active 211 DOM
44. 2026-06-15
    days on market $313,990 Active 210 DOM
45. 2026-06-13
    days on market $313,990 Active 208 DOM
46. 2026-06-10
    days on market $313,990 Active 204 DOM
47. 2026-06-08
    days on market $313,990 Active 203 DOM
48. 2026-06-07
    days on market $313,990 Active 202 DOM
49. 2026-06-04
    days on market $313,990 Active 199 DOM
50. 2026-06-03
    days on market $313,990 Active 198 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: $28,180
• − Mortgage interest: −$18,513
• − Property taxes: −$4,957
• − Insurance: −$1,652
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − Depreciation: −$9,614
• Taxable loss: −$11,065
• Est. tax savings @ 24.0%: +$2,656
• After-tax cash flow: $-2,489/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,880–$26,640 screening

This single-level home is in good condition with a spacious open floorplan and modern finishes. It is move-in ready and has the potential for further value increases through minor cosmetic upgrades.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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

Price history

1 event — show timeline

• 2025-11-17 Listed $313,990 Zillow