1535 Cathedral Bend Dr · Sienna, TX 77459

$310,000

3 bd · 2.0 ba · 1,728 sqft · Townhouse public records · 24 Days on market

Built 2024 Excellent condition 6,374 sqft lot $179/sqft · at area comps Est $300k · at est. $132/mo HOA · 3% of rent

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Why this score? — see what drove the C+ 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 +22.9/30.0
• 1% rule +8.1/10.0
• DSCR +7.3/10.0
• ARV discount +6.1/15.0
• Condition / age +5.0/5.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Welcome to 1535 Cathedral Bend Drive in Sienna! Built in 2024, this move-in ready 1 story home features 3 bedrooms, 2 baths, and an open-concept layout perfect for everyday living and entertaining. Enjoy a modern kitchen, spacious primary suite, and all appliances included! Walk to the brand-new amenity center—almost complete—plus enjoy top-tier community amenities, trails, and easy access to shopping and dining. Turn-key and ready to go—don’t miss it!

Key facts

• Modern kitchen
• Open-concept layout
• $132 HOA

Tags

• MODERN KITCHEN
• OPEN-CONCEPT LAYOUT
• BRAND-NEW AMENITY CENTER
• TOP-TIER COMMUNITY AMENITIES
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• Other: Builder: Chesmar
• HOA & community: Sienna community association; Annual association fee; Association amenities: clubhouse, fitness center, pool, tennis courts, playground, picnic area, trails, dog park, recreation facilities, common area maintenance

Exterior

• Parking: Attached garage (2 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Entry level: First floor
• Construction: Built in 2024; Brick and stone exterior; Composition roof; Slab foundation
• Exterior features: Association pool; Concrete road surface

Interior

• Kitchen: Convection oven; Gas cooktop; Microwave; Dishwasher; Disposal
• Bedrooms: Primary bedroom on First floor (approx. 12 x 17); Bedroom on First floor (approx. 10 x 12); Bedroom on First floor (approx. 10 x 12)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Kitchen/family room combo; Separate shower; Tub/shower; Insulated doors; Low emissivity windows
• Laundry & utility: Washer; Dryer; ENERGY STAR qualified appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $310k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Recommended offer: $305k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.3% in Sienna — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Ronald Thornton Middle (math 40% / reading 52%, grade D+, #462 of 1,662 statewide, top 28%, 1,529 students, 41% FRL).
• Market conditions: Rents soft (-0.1%/yr); 1228 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 38% of the median local income ($129k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 24 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,350 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.33
• GRM: 6.3

CMA / ARV

• ARV (median comp): $300,379
• List price: $310,000
• Delta: 3.20%
• 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
1543 Cathedral Bend Dr	0.01mi	3/2.0	1,638 (-5%)	10mo	$299,950	$183	82
1571 Rustling Creek Dr	0.12mi	3/2.5	1,941 (+12%)	2mo	$299,500	$154	70
1554 Rustling Creek Dr	0.09mi	3/2.5	1,858 (+8%)	14mo	$309,000	$166	70
10302 Water Harbor Dr	0.48mi	3/2.0	1,730 (+0%)	14mo	$358,475	$207	66
1519 Cathedral Bend Dr	0.02mi	3/2.5	1,908 (+10%)	18mo	$299,999	$157	65
10318 Water Harbor Dr	0.51mi	2/2.0 (-1)	1,730 (+0%)	9mo	$359,231	$208	64
10306 Water Harbor Dr	0.48mi	3/2.0	1,770 (+2%)	12mo	$403,546	$228	64
1623 Anchor Breeze Dr	0.53mi	3/2.0	1,770 (+2%)	12mo	$339,814	$192	61
1610 Sterling Water Dr	0.49mi	2/2.0 (-1)	1,730 (+0%)	13mo	$328,240	$190	61
10319 Tranquil Lake Dr	0.54mi	3/2.0	1,770 (+2%)	12mo	$398,068	$225	61
1610 Anchor Breeze Dr	0.56mi	3/2.0	1,730 (+0%)	18mo	$376,960	$218	59
10310 Water Harbor Dr	0.49mi	3/2.0	1,604 (-7%)	13mo	$390,289	$243	54

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: -2.7%
• Equity multiple: 0.89×
• Total profit: $-9,432
• Equity at exit: $65,016

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $7,938
• Equity at exit: $60,220

Cash invested: $86,800 (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: 1228
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $4,070 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$784 /mo · $9,412/yr
• Insurance: −$129
• HOA: −$132
• Vacancy / Maint / Mgmt: −$855
• Net cashflow: $544

Break-even live

Break-even rent $3,381

Max offer price $310,000

Occupancy floor 82%

Sensitivity live

Price	-10% $720	-5% $632	+0% $544	+5% $457	+10% $369
Rent	-10% $223	-5% $384	+0% $544	+5% $705	+10% $866
Rate	-1.0pp $701	-0.5pp $623	base $544	+0.5pp $464	+1.0pp $382

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1714 Forest Mist Dr Missouri City, TX	3.0	3.0	1979	$3,000	$1.52	44d	1	0.48mi
8719 Fox Trail Dr Missouri City, TX	4.0	3.5	2143	$6,000	$2.80	23d	1	0.60mi
2142 Ironwood Pass Dr Missouri City, TX	4.0	3.0	2140	$6,000	$2.80	0d	1	0.82mi

HOA detail

• Monthly dues: $132 · $1,584/yr

Listing history 17 events

1. 2026-06-21
   days on market $310,000 Active 24 DOM
2. 2026-06-18
   days on market $310,000 Active 21 DOM
3. 2026-06-17
   days on market $310,000 Active 20 DOM
4. 2026-06-16
   days on market $310,000 Active 19 DOM
5. 2026-06-15
   days on market $310,000 Active 18 DOM
6. 2026-06-13
   days on market $310,000 Active 16 DOM
7. 2026-06-09
   days on market $310,000 Active 12 DOM
8. 2026-06-08
   days on market $310,000 Active 11 DOM
9. 2026-06-07
   days on market $310,000 Active 10 DOM
10. 2026-06-04
    days on market $310,000 Active 7 DOM
11. 2026-06-03
    days on market $310,000 Active 6 DOM
12. 2026-06-02
    days on market $310,000 Active 5 DOM
13. 2026-06-01
    days on market $310,000 Active 4 DOM
14. 2026-05-31
    days on market $310,000 Active 3 DOM
15. 2026-05-18
    historical
16. 2026-04-23
    listed $310,000 Active
17. 2026-04-20
    historical

ⓘ 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: $9,412 · $784/mo
• Projected year-2 tax: $9,412 · $784/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 · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $48,846
• − Mortgage interest: −$17,365
• − Property taxes: −$9,412
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,908
• − Management: −$3,908
• − HOA: −$1,584
• − Depreciation: −$9,018
• Taxable income: $2,101
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $6,029/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

Excellent 100/100 None rehab

This move-in ready townhouse in Sienna is in excellent condition with modern finishes and top-tier community amenities. It's ready to go and perfect for everyday living and entertaining.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Replace the ceiling fans with energy-efficient models — Energy-efficient fans can improve comfort and reduce energy costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replace the ceiling fans with energy-efficient models — Energy-efficient fans can improve comfort and reduce energy costs. ↑

ⓘ 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: 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 — Sienna

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sienna, TX
• County: Fort Bend County · 836,777 people
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-28 Listed $310,000 HARMLS
• 2026-05-18 Listing Removed — HARMLS
• 2026-04-23 Listed $310,000 HARMLS
• 2026-04-20 Coming Soon — HARMLS

Property tax history

+964.3%/yr

Latest (2025): $9,412 · +964.3% YoY. Source: county tax records.