1111 Campside Dr · Rosenberg, TX 77417

$312,900

3 bd · 2.0 ba · 1,613 sqft · Land · 11 Days on market

Built 2026 $140/mo HOA · 6% of rent ↓ 2% since listing

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The gorgeous Pintail features three bedrooms, two bathrooms, a laundry room and abundant curb appeal. Hosting friends and family is a breeze in the open-concept Pintail. The chef-ready kitchen features a full suite of Whirlpool appliances, a walk-in pantry, granite countertops, high-grade wood cabinets and recessed LED lighting. An island with a breakfast bar overlooks the sprawling family room, which features plank flooring, a ceiling fan and access to the back yard. To extend the entertainment space, an extended back patio can be used for so much fun! The master suite showcases a spacious attached bathroom with a soaker tub, glass-enclosed shower, sprawling vanity, plus a walk-in closet!

Key facts

• Open-concept
• Chef-ready kitchen
• Granite countertops

Tags

• OPEN-CONCEPT
• CHEF-READY KITCHEN
• WALK-IN PANTRY
• GRANITE COUNTERTOPS
• HIGH-GRADE WOOD CABINETS
• RECESSED LED LIGHTING

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Emberly Homeowners Association; Annual association fee

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Single-story (entry level: First floor)
• Construction: Built in 2026; Brick construction; Composition roof; Slab foundation
• Exterior features: Back yard fencing; Fence; Sprinkler/irrigation; Paved driveway

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Disposal; Refrigerator
• Bedrooms: Primary bedroom (First floor) — 13 x 15; Bedroom (First floor) — 10 x 10; Bedroom (First floor) — 10 x 11
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Primary bathroom (First floor) — 9 x 12; Bathroom (First floor) — 7 x 8
• Heating & cooling: Heat pump heating; Central air conditioning (electric)
• Interior features: Entrance foyer; Granite counters; High ceilings; Kitchen island; Pantry; Soaking tub; Separate shower; Tub/shower; Vanity; Window treatments; Ceiling fans; Kitchen/dining combo; Living/dining room; Programmable thermostat; Low emissivity windows; Window coverings; ENERGY STAR qualified appliances; Instant hot water; Tankless water heater
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (First floor) — 6 x 6

🏗️ New construction. The $312,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $287,143.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $313k.

Deal economics

• At list price, monthly cash flow is $-19 ($-230/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (24.1% below list).
• Recommended offer: $238k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.4% in Rosenberg — 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 62/100 on livability (#922 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Lamar CISD (suburban): math 50% / reading 53% proficiency, ranked #116 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Beasley El (math 42% / reading 27%, grade F, #1,995 of 4,322 statewide, top 50%, 366 students, 86% FRL); Lamar J H (math 30% / reading 34%, grade F, #971 of 1,662 statewide, top 60%, 1,246 students, 71% FRL); Lamar Cons H S (math 26% / reading 48%, grade F, #897 of 1,632 statewide, top 57%, 1,762 students, 62% FRL) — zoned schools average 73% FRL vs 43% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 52% district-wide (-17 pts) — the specific schools serving this property underperform the Lamar CISD average; the district grade overstates school quality for this exact location.
• Market conditions: 232 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (4.2% local appreciation)).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Recommended offer $237,500 (24.1% 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 D-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: 0.83% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $287,143
• List price: $312,900
• Delta: 10.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.64×
• Total profit: $51,264
• Equity at exit: $148,165

10-year hold

• IRR: 12.1%
• Equity multiple: 3.03×
• Total profit: $163,175
• Equity at exit: $244,417

Cash invested: $80,400 (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 77417

• Home prices YoY: 1.2%
• Active inventory: 232
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$1,506
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$120
• HOA: −$140
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-19

Break-even live

Break-even rent $2,399

Max offer price $283,764

Occupancy floor 96%

Sensitivity live

Price	-10% $143	-5% $62	+0% $-19	+5% $-100	+10% $-182
Rent	-10% $-207	-5% $-113	+0% $-19	+5% $75	+10% $168
Rate	-1.0pp $125	-0.5pp $54	base $-19	+0.5pp $-94	+1.0pp $-169

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: $71,786
• Closing costs: $8,614
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10730 Sky Creek Ln Beasley, TX	3.0–4.0	2.0–2.5	1869	$2,375	$1.27	0d	1	0.65mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: pool

Listing history 14 events

1. 2026-06-21
   days on market $312,900 Active 11 DOM
2. 2026-06-18
   days on market $312,900 Active 8 DOM
3. 2026-06-17
   days on market $312,900 Active 7 DOM
4. 2026-06-16
   days on market $312,900 Active 6 DOM
5. 2026-06-15
   days on market $312,900 Active 5 DOM
6. 2026-06-13
   days on marketlisting id $312,900 Active 3 DOM
7. 2026-06-08
   days on market $312,900 Active 47 DOM
8. 2026-06-07
   days on market $312,900 Active 46 DOM
9. 2026-06-04
   pricedays on market $312,900 Active 43 DOM
10. 2026-06-03
    days on market $317,900 Active 42 DOM
11. 2026-06-02
    days on market $317,900 Active 41 DOM
12. 2026-06-01
    days on market $317,900 Active 40 DOM
13. 2026-05-31
    days on market $317,900 Active 39 DOM
14. 2026-04-22
    listed $317,900 Active 698-char remark

ⓘ 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: $1,559 · $130/mo
• Projected year-2 tax: $5,726 · $477/mo
• Expected delta: +$4,167/yr (+$347/mo · 267.3%)

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

Taxation est. · year 1

• Rental income: $28,500
• − Mortgage interest: −$16,084
• − Property taxes: −$1,559
• − Insurance: −$1,436
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − HOA: −$1,680
• − Depreciation: −$8,353
• Taxable loss: −$5,173
• Est. tax savings @ 24.0%: +$1,241
• After-tax cash flow: $1,012/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: Lamar CISD
• NCES district ID: 4826580
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $75,213
• Composite: 46.43/100
• National rank: #2452
• State rank: #116 of 826 in TX

Livability — Rosenberg

• Score: 62/100
• State rank: #922
• US rank: #16414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 115,151
• Population (ZIP): 3,232

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 49% White 22% Black 8%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 76% English-only · Spanish 24%

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: ▲ 4.15%
• Current HPI: 337.8236
• Rent YoY: —
• Metro: —
• 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

-1.6% since first listed

5 events — show timeline

• 2026-06-10 Listed $312,900 HARMLS
• 2026-06-08 Listing Removed — HARMLS
• 2026-06-05 Listed for Rent $2,595 HARMLS
• 2026-06-03 Price Changed $312,900 HARMLS
• 2026-04-22 Listed $317,900 HARMLS