Mimosa Plan · Iowa Colony, TX 77583

$369,990

4 bd · 2.5 ba · 2,730 sqft · SingleFamily · 297 Days on market

Good condition ↓ 6% since listing

---

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 +5.6/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedrooms | 2.5 Bathrooms | Approx. 2,730 Sq. Ft. The Mimosa blends open-concept design with practical flexibility, creating a space that feels both grand and welcoming-perfect for those who value comfort and connection. As you enter, a soaring foyer sets the tone for the home's spacious feel. Just off the entry, a formal dining room offers the perfect setting for hosting or family meals and can also function as a private study, providing flexibility for work or entertaining. Moving further inside, the home opens into an expansive great room, casual dining area, and kitchen, where a large island and walk-in pantry anchor the space. Designed for both daily life and special occasions, these open living areas connect effortlessly. Enjoy the effortless flow of seamless indoor/outdoor living with a covered patio located off the main living area. For additional outdoor space an option to extend the patio is available. Upstairs, the primary suite is privately situated at the back of the home, featuring a relaxing soaking tub, separate shower, and dual vanities for everyday comfort. A spacious walk-in closet with generous hanging space keeps the retreat organized and serene. Three secondary bedrooms share a convenient full bath, while a bright game room at the top of the stairs creates a comfortable hub for family gatherings, study time, or relaxation.

Key facts

• Formal dining room
• Soaking tub
• Primary suite

Tags

• CHEF INSPIRED KITCHEN
• WALK IN PANTRY
• FORMAL DINING ROOM
• PRIMARY SUITE
• LUXURIOUS BATH
• SOAKING TUB

🏗️ New construction. The $369,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $403,349.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $370k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-842 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (33.4% below list).
• Recommended offer: $246k (33.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#757 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Alvin ISD (suburban): math 39% / reading 48% proficiency, ranked #255 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1445 active listings in the ZIP; high-income renter base; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

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.
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,291 (33.4% 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 297 days. Have you received any prior offers? Is the seller open to a 33% 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. 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: 0.61% ✗
• Cap rate: 3.79%
• Cash-on-cash: -8.94%
• DSCR: 0.60
• GRM: 13.6

CMA / ARV

• ARV (median comp): $403,349
• List price: $369,990
• Delta: -8.27%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2805 Ruby Laurel Dr	0.24mi	4/3.0	2,679 (-2%)	2mo	$379,990	$142	82
2502 Caspian Creek Ln	0.20mi	4/3.0	2,543 (-7%)	1mo	$449,990	$177	76
2702 Ruby Laurel Dr	0.28mi	4/3.0	2,575 (-6%)	1mo	$439,532	$171	75
2514 Shallow Lake Ln	0.32mi	4/3.0	2,543 (-7%)	3mo	$449,990	$177	70
13742 Olympic River Ln	0.51mi	4/3.5	2,516 (-8%)	3mo	$449,888	$179	56
2714 Ruby Laurel Dr	0.28mi	4/3.5	3,100 (+14%)	10mo	$419,990	$135	52

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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -35.0%
• Equity multiple: -0.11×
• Total profit: $-125,121
• Equity at exit: $60,141

10-year hold

• IRR: -65.2%
• Equity multiple: -0.79×
• Total profit: $-201,951
• Equity at exit: $34,874

Cash invested: $112,938 (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: 59 active · 9 under contract
• Months of supply: 32.2 mo (3%/mo absorbed)
• Median asking: $384,990 ($153/sqft)
• Median days on market: 29 d
• This list price: 41% of active listings are priced below it
• ARV vs active asking: -3.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77583

• Rents YoY: 0.4%
• Active inventory: 1445
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,463 medium
• Mortgage (P&I): −$2,115
• Tax est. 1.5%: −$504 /mo · $6,050/yr
• Insurance: −$168
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-842

Break-even live

Break-even rent $3,528

Max offer price $281,546

Occupancy floor —

Sensitivity live

Price	-10% $-563	-5% $-702	+0% $-842	+5% $-981	+10% $-1,121
Rent	-10% $-1,036	-5% $-939	+0% $-842	+5% $-744	+10% $-647
Rate	-1.0pp $-639	-0.5pp $-739	base $-842	+0.5pp $-946	+1.0pp $-1,053

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: $100,837
• Closing costs: $12,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $369,990 Active 297 DOM
2. 2026-08-06
   days on market $369,990 Active 295 DOM
3. 2026-08-05
   days on market $369,990 Active 294 DOM
4. 2026-08-04
   days on market $369,990 Active 293 DOM
5. 2026-08-03
   days on market $369,990 Active 292 DOM
6. 2026-07-31
   days on market $369,990 Active 289 DOM
7. 2026-07-30
   days on market $369,990 Active 287 DOM
8. 2026-07-28
   days on market $369,990 Active 286 DOM
9. 2026-07-26
   days on market $369,990 Active 284 DOM
10. 2026-07-24
    days on market $369,990 Active 282 DOM
11. 2026-07-23
    days on market $369,990 Active 281 DOM
12. 2026-07-22
    days on market $369,990 Active 280 DOM
13. 2026-07-21
    days on market $369,990 Active 279 DOM
14. 2026-07-20
    days on market $369,990 Active 278 DOM
15. 2026-07-18
    pricedays on market $369,990 Active 276 DOM
16. 2026-07-18
    days on market $380,990 Active 275 DOM
17. 2026-07-16
    days on market $380,990 Active 274 DOM
18. 2026-07-15
    days on market $380,990 Active 273 DOM
19. 2026-07-13
    days on market $380,990 Active 271 DOM
20. 2026-07-13
    days on market $380,990 Active 270 DOM
21. 2026-07-11
    days on market $380,990 Active 269 DOM
22. 2026-07-10
    days on market $380,990 Active 268 DOM
23. 2026-07-09
    days on market $380,990 Active 267 DOM
24. 2026-07-07
    days on market $380,990 Active 265 DOM
25. 2026-07-06
    days on market $380,990 Active 264 DOM
26. 2026-07-06
    days on market $380,990 Active 263 DOM
27. 2026-07-05
    days on market $380,990 Active 262 DOM
28. 2026-07-03
    days on market $380,990 Active 261 DOM
29. 2026-07-02
    days on market $380,990 Active 260 DOM
30. 2026-07-01
    days on market $380,990 Active 259 DOM
31. 2026-06-30
    days on market $380,990 Active 258 DOM
32. 2026-06-29
    days on market $380,990 Active 257 DOM
33. 2026-06-28
    days on market $380,990 Active 256 DOM
34. 2026-06-27
    days on market $380,990 Active 255 DOM
35. 2026-06-26
    days on market $380,990 Active 254 DOM
36. 2026-06-24
    days on market $380,990 Active 252 DOM
37. 2026-06-22
    days on market $380,990 Active 250 DOM
38. 2026-06-21
    days on market $380,990 Active 249 DOM
39. 2026-06-18
    days on market $380,990 Active 246 DOM
40. 2026-06-17
    days on market $380,990 Active 245 DOM
41. 2026-06-16
    days on market $380,990 Active 244 DOM
42. 2026-06-15
    days on market $380,990 Active 243 DOM
43. 2026-06-13
    days on market $380,990 Active 241 DOM
44. 2026-06-13
    days on market $380,990 Active 240 DOM
45. 2026-06-09
    days on market $380,990 Active 237 DOM
46. 2026-06-08
    days on market $380,990 Active 236 DOM
47. 2026-06-07
    days on market $380,990 Active 235 DOM
48. 2026-06-04
    days on market $380,990 Active 232 DOM
49. 2026-06-03
    days on market $380,990 Active 231 DOM
50. 2026-06-02
    pricedays on market $380,990 Active 230 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: $29,555
• − Mortgage interest: −$22,594
• − Property taxes: −$6,050
• − Insurance: −$2,017
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − Depreciation: −$11,734
• Taxable loss: −$17,568
• Est. tax savings @ 24.0%: +$4,216
• After-tax cash flow: $-5,885/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 · 1 photo

Good 80/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑
• Both New bathroom fixtures — Enhances functionality and adds value ↑

Schools (NCES district)

• District: Alvin ISD
• NCES district ID: 4808090
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $66,740
• Composite: 38.96/100
• National rank: #4080
• State rank: #255 of 826 in TX

C Composite livability gradescore 64/100

Livability — Iowa Colony

• Score: 64/100
• State rank: #757
• US rank: #13904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brazoria County · 420,414 people
• City population: 52,747
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,747
• Household income: $119,287
• Rent vs Own: 9.8% rent · 90.2% own

---

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 34% White 20% Two or more races 18% Asian 5%
• Hispanic origin (detail): Mexican 31% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 28% Other Asian/Pacific 2% Vietnamese 1%

---

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.19%
• Current HPI: 198.6559
• Rent YoY: ▲ 0.44%
• 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

-6.3% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $370,990 Zillow
• 2025-11-01 Price Changed $377,990 Zillow
• 2025-10-15 Listed $395,990 Zillow