3519 Benjamin Franklin Ln · Missouri City, TX 77459

$289,000

3 bd · 3.0 ba · 2,439 sqft · SingleFamily public records · 112 Days on market

Built 2003 5,248 sqft lot $118/sqft · at area comps Est $303k · at est. $28/mo HOA · 1% of rent

---

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).

• ARV discount +9.5/15.0
• Cash flow +8.1/30.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

More Attractive Price! Discover this stunning two-story home in the desirable Lexington Square neighborhood of Missouri City, featuring 3 spacious bedrooms and 2.5 bathrooms. The open-concept floor plan seamlessly connects the living room to the kitchen, creating an inviting space for everyday living and entertaining. Abundant windows flood the living and kitchen areas with natural sunlight, enhancing the bright and airy feel. The living room boasts a cozy gas fireplace—perfect for chilly evenings and creating a warm, welcoming atmosphere during winter. A flexible front room offers versatile options as a home office, formal dining area, or additional living space. Upstairs, you'll find a generously sized game room and three well-proportioned bedrooms. The luxurious master suite includes relaxing jet tub and an oversized walk-in closet for ample storage. This beautiful home combines comfort, functionality, and modern appeal in a great location! make this house as your next dream home!

Key facts

• Cozy gas fireplace
• Flexible front room
• Jet tub

Tags

• TWO STORY HOME
• OPEN CONCEPT FLOOR PLAN
• COZY GAS FIREPLACE
• FLEXIBLE FRONT ROOM
• GENEROUSLY SIZED GAME ROOM
• JET TUB

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (16.8% below list).
• Recommended offer: $238k (17.6% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.5% in Missouri City — 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 67/100 on livability (#526 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: amenities F, commute F, health & safety 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.
• Market conditions: Rents soft (-0.1%/yr); 1215 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 (-1.7%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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

• It's been on market 112 days — a 9% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $238,201 (17.6% 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 112 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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: 0.83% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 10.0

CMA / ARV

• ARV (median comp): $302,700
• List price: $289,000
• Delta: -4.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3627 Benjamin Frankli Ln	0.10mi	3/2.5	2,437 (-0%)	13mo	$265,000	$109	82
1122 Americana Dr	0.14mi	3/2.0	2,197 (-10%)	4mo	$299,000	$136	70
3511 Benjamin Franklin Ln	0.02mi	3/2.5	2,151 (-12%)	9mo	$280,000	$130	70
4110 Lilac Ct	0.72mi	4/2.5 (+1)	2,474 (+1%)	4mo	$396,000	$160	54
1003 Birchstone Dr	0.73mi	3/2.0	2,421 (-1%)	12mo	$349,992	$145	51
638 Meadow Knoll Dr	0.59mi	4/2.5 (+1)	2,638 (+8%)	4mo	$289,000	$110	48
534 Shady Dale Dr	0.64mi	3/2.5	2,169 (-11%)	3mo	$250,000	$115	48
1242 Berrystone Trl	0.60mi	3/2.5	2,099 (-14%)	1mo	$249,000	$119	46
2523 Carriage Ln	0.70mi	4/2.5 (+1)	2,241 (-8%)	3mo	$300,000	$134	44
2519 Palace Dr	0.72mi	3/2.5	2,568 (+5%)	15mo	$330,000	$129	43
1315 Forest Hollow Dr	0.61mi	3/2.0	2,642 (+8%)	13mo	$340,000	$129	43
1839 Lakewinds Dr	0.71mi	4/2.0 (+1)	2,763 (+13%)	2mo	$429,000	$155	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.67% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.31×
• Total profit: $-55,570
• Equity at exit: $60,612

10-year hold

• IRR: -14.9%
• Equity multiple: -0.03×
• Total profit: $-83,644
• Equity at exit: $56,141

Cash invested: $80,920 (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 77459

• Home prices YoY: -0.8%
• Rents YoY: -0.1%
• Active inventory: 1215
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,405 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$523 /mo · $6,281/yr
• Insurance: −$120
• HOA: −$28
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-288

Break-even live

Break-even rent $2,769

Max offer price $238,201

Occupancy floor —

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 Revolution Way Missouri City, TX	3.0	2.5	1649	$2,250	$1.36	43d	1	0.24mi
1547 Revolution Way Missouri City, TX	3.0	3.0	1680	$2,300	$1.37	12d	1	0.35mi
1250 Kings Creek Trl Missouri City, TX	4.0	2.5	2360	$2,295	$0.97	20d	1	0.65mi
4223 Shady Village Ct Missouri City, TX	3.0	2.5	2650	$2,440	$0.92	43d	1	0.70mi
812 Hollyhock Dr Stafford, TX	4.0	2.0	2082	$2,200	$1.06	20d	1	0.72mi
2120 Bermuda Dunes Dr Missouri City, TX	3.0	2.5	2100	$2,200	$1.05	24d	1	1.19mi
1504 Sheffield Dr Missouri City, TX	4.0	2.5	2557	$2,650	$1.04	43d	1	1.22mi

HOA detail

• Monthly dues: $28 · $336/yr
• Likely covers: gas

Listing history 28 events

1. 2026-06-18
   days on market $289,000 Active 112 DOM
2. 2026-06-17
   days on market $289,000 Active 111 DOM
3. 2026-06-16
   days on market $289,000 Active 110 DOM
4. 2026-06-15
   days on market $289,000 Active 109 DOM
5. 2026-06-13
   days on market $289,000 Active 107 DOM
6. 2026-06-09
   days on market $289,000 Active 103 DOM
7. 2026-06-07
   days on market $289,000 Active 101 DOM
8. 2026-06-04
   days on market $289,000 Active 98 DOM
9. 2026-06-03
   days on market $289,000 Active 97 DOM
10. 2026-06-02
    days on market $289,000 Active 96 DOM
11. 2026-06-01
    days on market $289,000 Active 95 DOM
12. 2026-05-31
    days on market $289,000 Active 94 DOM
13. 2026-05-09
    price $289,000 1006-char remark

    Show marketing remark (1006 chars)

    More Attractive Price! Discover this stunning two-story home in the desirable Lexington Square neighborhood of Missouri City, featuring 3 spacious bedrooms and 2.5 bathrooms. The open-concept floor plan seamlessly connects the living room to the kitchen, creating an inviting space for everyday living and entertaining. Abundant windows flood the living and kitchen areas with natural sunlight, enhancing the bright and airy feel. The living room boasts a cozy gas fireplace—perfect for chilly evenings and creating a warm, welcoming atmosphere during winter. A flexible front room offers versatile options as a home office, formal dining area, or additional living space. Upstairs, you'll find a generously sized game room and three well-proportioned bedrooms. The luxurious master suite includes relaxing jet tub and an oversized walk-in closet for ample storage. This beautiful home combines comfort, functionality, and modern appeal in a great location! make this house as your next dream home!

14. 2026-02-27
    listed $299,000 Active 1006-char remark

    Show marketing remark (1006 chars)

    More Attractive Price! Discover this stunning two-story home in the desirable Lexington Square neighborhood of Missouri City, featuring 3 spacious bedrooms and 2.5 bathrooms. The open-concept floor plan seamlessly connects the living room to the kitchen, creating an inviting space for everyday living and entertaining. Abundant windows flood the living and kitchen areas with natural sunlight, enhancing the bright and airy feel. The living room boasts a cozy gas fireplace—perfect for chilly evenings and creating a warm, welcoming atmosphere during winter. A flexible front room offers versatile options as a home office, formal dining area, or additional living space. Upstairs, you'll find a generously sized game room and three well-proportioned bedrooms. The luxurious master suite includes relaxing jet tub and an oversized walk-in closet for ample storage. This beautiful home combines comfort, functionality, and modern appeal in a great location! make this house as your next dream home!

15. 2026-02-16
    historical $2,100
16. 2026-01-05
    listed $2,100
17. 2025-12-12
    historical $2,199
18. 2025-10-26
    listed $2,199
19. 2023-10-14
    historical $2,095
20. 2023-09-06
    price $2,095
21. 2023-07-31
    price $2,145
22. 2021-01-28
    soldstatus
23. 2021-01-26
    soldstatus Sold 344-char remark

    Show marketing remark (344 chars)

    Look no further! This 3 bedroom/2.5 bath makes you feel instantly at home. The open concept kitchen flows into the den/living room making it great for entertaining. Hardwood and tile floors are installed throughout the downstairs. Upstairs features a huge game room with spacious bedrooms! Schedule your appointment now! Zoned to Fort Bend ISD

24. 2021-01-07
    status Pending 344-char remark

    Show marketing remark (344 chars)

    Look no further! This 3 bedroom/2.5 bath makes you feel instantly at home. The open concept kitchen flows into the den/living room making it great for entertaining. Hardwood and tile floors are installed throughout the downstairs. Upstairs features a huge game room with spacious bedrooms! Schedule your appointment now! Zoned to Fort Bend ISD

25. 2021-01-06
    status Option Pending 344-char remark

    Show marketing remark (344 chars)

    Look no further! This 3 bedroom/2.5 bath makes you feel instantly at home. The open concept kitchen flows into the den/living room making it great for entertaining. Hardwood and tile floors are installed throughout the downstairs. Upstairs features a huge game room with spacious bedrooms! Schedule your appointment now! Zoned to Fort Bend ISD

26. 2020-11-28
    status Pending 344-char remark

    Show marketing remark (344 chars)

    Look no further! This 3 bedroom/2.5 bath makes you feel instantly at home. The open concept kitchen flows into the den/living room making it great for entertaining. Hardwood and tile floors are installed throughout the downstairs. Upstairs features a huge game room with spacious bedrooms! Schedule your appointment now! Zoned to Fort Bend ISD

27. 2020-11-18
    status Option Pending 344-char remark

    Show marketing remark (344 chars)

    Look no further! This 3 bedroom/2.5 bath makes you feel instantly at home. The open concept kitchen flows into the den/living room making it great for entertaining. Hardwood and tile floors are installed throughout the downstairs. Upstairs features a huge game room with spacious bedrooms! Schedule your appointment now! Zoned to Fort Bend ISD

28. 2020-11-12
    listed $209,999 Active 344-char remark

    Show marketing remark (344 chars)

    Look no further! This 3 bedroom/2.5 bath makes you feel instantly at home. The open concept kitchen flows into the den/living room making it great for entertaining. Hardwood and tile floors are installed throughout the downstairs. Upstairs features a huge game room with spacious bedrooms! Schedule your appointment now! Zoned to Fort Bend ISD

ⓘ 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: $6,281 · $523/mo
• Projected year-2 tax: $6,281 · $523/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,858
• − Mortgage interest: −$16,188
• − Property taxes: −$6,281
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − HOA: −$336
• − Depreciation: −$8,407
• Taxable loss: −$8,417
• Est. tax savings @ 24.0%: +$2,020
• After-tax cash flow: $-1,431/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 — Missouri City

• Score: 67/100
• State rank: #526
• US rank: #10308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Missouri City, TX
• County: Fort Bend County · 836,777 people
• City population: 123,513
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 84,221
• Household income: $129,151
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 1004.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 34% Black 26% Asian 22% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 73% English-only · Other Asian/Pacific 8% Spanish 7% Other Indo-European 5%

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: ▼ -1.67%
• Current HPI: 212.3573
• Rent YoY: ▼ -0.15%
• 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

+37.6% since first listed

16 events — show timeline

• 2026-05-09 Price Changed $289,000 HARMLS
• 2026-02-27 Listed $299,000 HARMLS
• 2026-02-16 Rental Removed $2,100 HARMLS
• 2026-01-05 Listed for Rent $2,100 HARMLS
• 2025-12-12 Rental Removed $2,199 HARMLS
• 2025-10-26 Listed for Rent $2,199 HARMLS
• 2023-10-14 Rental Removed $2,095 HARMLS
• 2023-09-06 Price Changed $2,095 HARMLS
• 2023-07-31 Price Changed $2,145 HARMLS
• 2021-01-28 Sold (Public Records) — Public Records
• 2021-01-26 Sold (MLS) — HARMLS
• 2021-01-07 Pending — HARMLS
• 2021-01-06 Pending — HARMLS
• 2020-11-28 Pending — HARMLS
• 2020-11-18 Pending — HARMLS
• 2020-11-12 Listed $209,999 HARMLS

Property tax history

+3.5%/yr

Latest (2025): $6,281 · -4.5% YoY. Source: county tax records.