32963 Ruthie Dean Dr · Fulshear, TX 77423

$390,000

5 bd · 3.0 ba · 2,752 sqft · SingleFamily public records · 3 Days on market

Built 2019 8,302 sqft lot Est $383k · at est. $77/mo HOA · 2% of rent ↓ 8% 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 +9.9/30.0
• ARV discount +6.6/15.0
• 1% rule +4.8/10.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! Located in sought-after Vanbrooke, offering over 3,000 sqft of thoughtfully designed living space, this spacious 5-beds, 4.5-bath home greets you w/ standout curb appeal, upgraded stone & brick on all 4 sides, on premium lot w/ iron fencing, sprinkler system, covered patio & no rear neighbors. Inside, a rare floor plan delivers 2 primary suites(one up & one down)plus a 3rd ensuite up. High ceilings & abundant natural light flow throughout, anchored by an open-concept island kitchen w/ gas cooking, SS appliances & walk-in pantry. Generously sized secondary bedrooms & multiple living areas make it easy to entertain, work from home or accommoda

Key facts

• Iron fencing
• No rear neighbors
• Rare floor plan

Tags

• PREMIUM LOT
• IRON FENCING
• SPRINKLER SYSTEM
• COVERED PATIO
• NO REAR NEIGHBORS
• RARE FLOOR PLAN

Property features AI

Finance

• HOA & community: Association (Associa); Annual association fee of $925; Association fee covers common areas and recreation facilities; Community pool, playground, picnic area, park, and trails; Community features include curbs

Exterior

• Parking: Attached garage (2 spaces); Driveway; Garage door opener; Oversized garage
• Security: Owned security system; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Slab foundation; Composition roof; Built in 2019; Concrete road access
• Construction: Brick, cement siding, and stone exterior
• Exterior features: Covered patio; Deck; Porch; Patio; Private yard; Fence (back yard); Sprinkler/irrigation; Pond on lot; Backs to greenbelt/park; Side yard; Cleared lot; Subdivision

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Disposal; Granite counters; Tankless water heater
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric); Zoned cooling
• Interior features: Crown molding; Entrance foyer; Kitchen/dining combo; Loft; Programmable thermostat; Bath in primary bedroom; Double vanity; Soaking tub; Separate shower; Tub/shower; Vanity; Window treatments; Ceiling fan(s); Insulated doors; Low emissivity windows; Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $382k (2.0% below list).
• Recommended offer: $347k (11.0% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.2% in Fulshear — 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 69/100 on livability (#430 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Dean Leaman J H School (math 59% / reading 56%, grade B, #206 of 1,662 statewide, top 13%, 2,191 students, 32% FRL); Fulshear H S (math 52% / reading 70%, grade C+, #258 of 1,632 statewide, top 16%, 2,464 students, 30% FRL).
• Market conditions: Rents soft (-1.0%/yr); 1014 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• At $3,821/mo this rent would consume 54% of the median local household income ($84k/yr) (locally 20% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y 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

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

Recommended offer $347,221 (11.0% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $382,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5218 Windy Plantation Dr	0.34mi	5/2.5	2,836 (+3%)	1mo	$374,999	$132	76
32922 Chase William Dr	0.19mi	4/3.0 (-1)	2,892 (+5%)	3mo	$399,000	$138	75
5210 Wyatt James Ln	0.32mi	4/2.5 (-1)	2,700 (-2%)	6mo	$350,000	$130	70
32919 Ruthie Dean Dr	0.09mi	5/3.0	2,439 (-11%)	9mo	$339,900	$139	69
32947 Turning Springs Dr	0.17mi	5/3.0	2,439 (-11%)	6mo	$344,900	$141	68
32927 Turning Springs Dr	0.15mi	5/3.0	2,439 (-11%)	8mo	$339,900	$139	67
32903 Silver Meadow Way	0.16mi	4/2.5 (-1)	2,509 (-9%)	5mo	$310,000	$124	67
5422 Sunstone Cir	0.48mi	4/3.5 (-1)	2,961 (+8%)	3mo	$450,000	$152	56
32734 Harvest Valley Dr	0.44mi	4/4.5 (-1)	2,950 (+7%)	1mo	$325,000	$110	56
5418 Rustic Ruby Dr	0.59mi	4/3.5 (-1)	2,899 (+5%)	5mo	$331,000	$114	53
4435 Pool Hill Rd	0.44mi	4/2.5 (-1)	3,138 (+14%)	5mo	$915,000	$292	45
32647 Turning Springs Dr	0.45mi	4/3.5 (-1)	3,122 (+13%)	7mo	$450,000	$144	44

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: -24.8%
• Equity multiple: 0.18×
• Total profit: $-89,413
• Equity at exit: $58,150

10-year hold

• IRR: -37.5%
• Equity multiple: -0.28×
• Total profit: $-139,348
• Equity at exit: $33,720

Cash invested: $109,200 (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 77423

• Rents YoY: -1.0%
• Active inventory: 1014
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,821 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$976 /mo · $11,712/yr
• Insurance: −$162
• HOA: −$77
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $-242

Break-even live

Break-even rent $4,127

Max offer price $347,221

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-132	+0% $-242	+5% $-353	+10% $-463
Rent	-10% $-544	-5% $-393	+0% $-242	+5% $-91	+10% $60
Rate	-1.0pp $-46	-0.5pp $-143	base $-242	+0.5pp $-343	+1.0pp $-446

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33002 Franklin Brooks Dr Pattison, TX	4.0	3.5	3255	$4,385	$1.35	0d	1	0.09mi
5222 Wyatt James Ln Brookshire, TX	4.0	2.5	2487	$3,250	$1.31	13d	1	0.33mi
5462 Grand View Dr Unit 1568482P Pattison, TX	5.0	3.5	2992	$3,732	$1.25	0d	1	0.55mi

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: gas

Listing history 3 events

1. 2026-06-21
   days on market $390,000 Active 3 DOM
2. 2026-06-18
   remarks 675-char remark
3. 2026-06-18
   listed $390,000 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: $11,712 · $976/mo
• Projected year-2 tax: $11,712 · $976/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,851
• − Mortgage interest: −$21,846
• − Property taxes: −$11,712
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,668
• − Management: −$3,668
• − HOA: −$924
• − Depreciation: −$11,345
• Taxable loss: −$9,262
• Est. tax savings @ 24.0%: +$2,223
• After-tax cash flow: $-683/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 — Fulshear

• Score: 69/100
• State rank: #430
• US rank: #8901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Waller County · 18,767 people
• City population: 41,324
• 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: 20.0

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 0.64)
• 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%

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: ▼ -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

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

-8.2% since first listed

22 events — show timeline

• 2026-06-18 Listed $390,000 HARMLS
• 2026-01-31 Listing Removed — HARMLS
• 2025-09-22 Listing Removed — HARMLS
• 2025-09-22 Listed $424,900 HARMLS
• 2025-08-08 Listed $424,900 HARMLS
• 2023-03-14 Sold (Public Records) — Public Records
• 2023-03-13 Sold (MLS) — HARMLS
• 2023-02-08 Pending — HARMLS
• 2023-02-02 Pending — HARMLS
• 2023-01-25 Price Changed $380,000 HARMLS
• 2023-01-21 Price Changed $385,000 HARMLS
• 2023-01-17 Price Changed $389,000 HARMLS
• 2023-01-08 Price Changed $392,500 HARMLS
• 2022-10-21 Price Changed $395,000 HARMLS
• 2022-10-12 Listed $399,000 HARMLS
• 2022-10-03 Listing Removed — HARMLS
• 2022-09-21 Price Changed $399,900 HARMLS
• 2022-09-01 Relisted — HARMLS
• 2022-07-20 Pending — HARMLS
• 2022-07-19 Pending — HARMLS
• 2022-05-17 Price Changed $410,000 HARMLS
• 2022-05-12 Listed $425,000 HARMLS

Property tax history

+110.9%/yr

Latest (2025): $11,712 · +2.1% YoY. Source: county tax records.