3414 Dartmouth Field Ln · Fresno, TX 77545

$249,000

3 bd · 3.0 ba · 1,888 sqft · SingleFamily public records · 153 Days on market

Built 2005 4,342 sqft lot $132/sqft · 8% above area Est $231k · 8% over $48/mo HOA · 2% of rent

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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 +12.4/30.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• ARV discount +4.0/15.0
• Appreciation +4.0/10.0
• DSCR +3.7/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Listing remarks MLS

New Roof New AC will be installed w/ full price offer! Well-maintained two-story home located in the desirable Winfield Lakes community. This property offers 3 bedrooms and 2.5 bathrooms with a functional floor plan designed for comfortable everyday living. The open living and dining areas provide great natural light and flow seamlessly into the kitchen, making it ideal for entertaining. Spacious primary suite with private bath, plus generously sized secondary bedrooms. Low-maintenance backyard perfect for relaxing or outdoor enjoyment. Conveniently located near schools, shopping, and major highways with easy access to Houston and surrounding areas. A great opportunity for homeowners or investors alike. Owner / Agent

Key facts

• Two story home
• 4,342 sq ft lot
• Garage

Tags

• TWO STORY HOME
• WINFIELD LAKES COMMUNITY
• OPEN LIVING AND DINING AREAS
• FUNCTIONAL FLOOR PLAN
• LOW MAINTENANCE BACKYARD
• EASY ACCESS TO HOUSTON

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-42 ($-501/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (7.7% below list).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#943 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime C-, amenities F, commute 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.
• Zoned schools: Rosa Parks El (math 16% / reading 27%, grade F, #3,470 of 4,322 statewide, top 81%, 651 students, 76% FRL); Lake Olympia Middle (math 18% / reading 31%, grade F, #1,279 of 1,662 statewide, top 78%, 1,170 students, 71% FRL); Fort Bend Co Alter (26 students, 0% FRL).
• Zoned-school proficiency averages 23% at this address vs 48% district-wide (-26 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 177 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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).

Forward outlook

• Local home prices are declining (-2.0%/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 153 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,120 (12.0% 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. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 0.92% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 9.0

CMA / ARV

• ARV (median comp): $231,197
• List price: $249,000
• Delta: 7.70%
• 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
3407 Becker Glen St	0.08mi	3/2.5	1,948 (+3%)	0mo	$229,999	$118	89
2215 Beacon Light Ln	0.21mi	4/2.0 (+1)	1,820 (-4%)	0mo	$249,000	$137	75
4026 Ashview Ln	0.46mi	3/2.0	1,859 (-2%)	1mo	$239,900	$129	72
3119 Becker Glen St	0.21mi	3/2.5	1,702 (-10%)	2mo	$177,000	$104	70
3114 Becker Glen St	0.19mi	3/2.5	1,680 (-11%)	2mo	$219,900	$131	70
3019 Edgewick Elm St	0.32mi	2/2.5 (-1)	1,767 (-6%)	4mo	$215,000	$122	64
2011 Manchester Crossing Dr	0.43mi	3/2.0	1,703 (-10%)	4mo	$255,000	$150	56
2923 Vales Point Dr	0.41mi	4/2.0 (+1)	2,079 (+10%)	1mo	$306,900	$148	54
2719 Bergen Bay Ln	0.53mi	3/2.0	1,704 (-10%)	4mo	$255,999	$150	52
2022 Wellfleet Xing	0.50mi	4/2.0 (+1)	2,098 (+11%)	0mo	$290,000	$138	49
2811 Darby Brook Dr	0.49mi	4/2.0 (+1)	2,140 (+13%)	4mo	$275,000	$129	43
2406 Grove View Trl	0.61mi	4/2.0 (+1)	2,165 (+15%)	2mo	$297,500	$137	36

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

Projected returns pro-forma

-1.98% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.44×
• Total profit: $-38,858
• Equity at exit: $48,582

10-year hold

• IRR: -11.5%
• Equity multiple: 0.24×
• Total profit: $-53,203
• Equity at exit: $41,729

Cash invested: $69,720 (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 77545

• Home prices YoY: -0.8%
• Rents YoY: -0.9%
• Active inventory: 177
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,299 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$401 /mo · $4,806/yr
• Insurance: −$104
• HOA: −$48
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-42

Break-even live

Break-even rent $2,352

Max offer price $241,628

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $29	+0% $-42	+5% $-112	+10% $-183
Rent	-10% $-223	-5% $-133	+0% $-42	+5% $49	+10% $140
Rate	-1.0pp $84	-0.5pp $22	base $-42	+0.5pp $-106	+1.0pp $-172

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3235 Becker Glen St Fresno, TX	3.0	2.0	1284	$1,786	$1.39	0d	1	0.14mi
3623 Elmwood Dale Dr Fresno, TX	3.0	2.0	1545	$1,765	$1.14	45d	1	0.29mi
2403 Orchard Run Fresno, TX	3.0	2.0	1459	$2,800	$1.92	5d	1	0.43mi
3932 Teal Run Place Ct Fresno, TX	4.0	2.0	1914	$2,150	$1.12	45d	1	0.77mi
3806 Teal Maple Ct Fresno, TX	4.0	3.5	2318	$2,146	$0.93	4d	1	0.89mi
2703 Facet Creek Dr Fresno, TX	4.0	2.0	2099	$2,226	$1.06	0d	1	1.06mi
11727 Highway 6 Fresno, TX	1.0–3.0	1.0–2.0	962	$2,929	$3.04	7d	15	1.07mi
3314 Dry Creek Dr Missouri City, TX	4.0	3.0	2600	$4,200	$1.62	45d	1	1.07mi
2644 Blue Abbot Dr Fresno, TX	4.0	2.5	2435	$2,450	$1.01	45d	1	1.26mi
3106 Presley Jane Ct Missouri City, TX	3.0	2.0	2109	$2,271	$1.08	7d	1	1.26mi
3218 Clayton Terrace Dr Missouri City, TX	4.0	3.0	2278	$2,395	$1.05	21d	1	1.35mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 21 events

1. 2026-06-21
   days on market $249,000 Active 153 DOM
2. 2026-06-18
   days on market $249,000 Active 150 DOM
3. 2026-06-17
   days on market $249,000 Active 149 DOM
4. 2026-06-16
   days on market $249,000 Active 148 DOM
5. 2026-06-15
   days on market $249,000 Active 147 DOM
6. 2026-06-13
   days on market $249,000 Active 145 DOM
7. 2026-06-09
   days on market $249,000 Active 141 DOM
8. 2026-06-07
   days on market $249,000 Active 139 DOM
9. 2026-06-04
   days on market $249,000 Active 136 DOM
10. 2026-06-03
    days on market $249,000 Active 135 DOM
11. 2026-06-02
    days on market $249,000 Active 134 DOM
12. 2026-06-01
    days on market $249,000 Active 133 DOM
13. 2026-05-31
    days on market $249,000 Active 132 DOM
14. 2026-02-20
    price $249,000 732-char remark

    Show marketing remark (732 chars)

    New Roof New AC will be installed w/ full price offer! Well-maintained two-story home located in the desirable Winfield Lakes community. This property offers 3 bedrooms and 2.5 bathrooms with a functional floor plan designed for comfortable everyday living. The open living and dining areas provide great natural light and flow seamlessly into the kitchen, making it ideal for entertaining. Spacious primary suite with private bath, plus generously sized secondary bedrooms. Low-maintenance backyard perfect for relaxing or outdoor enjoyment. Conveniently located near schools, shopping, and major highways with easy access to Houston and surrounding areas. A great opportunity for homeowners or investors alike. Owner / Agent

15. 2026-02-05
    price $259,000 732-char remark

    Show marketing remark (732 chars)

    New Roof New AC will be installed w/ full price offer! Well-maintained two-story home located in the desirable Winfield Lakes community. This property offers 3 bedrooms and 2.5 bathrooms with a functional floor plan designed for comfortable everyday living. The open living and dining areas provide great natural light and flow seamlessly into the kitchen, making it ideal for entertaining. Spacious primary suite with private bath, plus generously sized secondary bedrooms. Low-maintenance backyard perfect for relaxing or outdoor enjoyment. Conveniently located near schools, shopping, and major highways with easy access to Houston and surrounding areas. A great opportunity for homeowners or investors alike. Owner / Agent

16. 2026-01-19
    listed $265,000 Active 732-char remark

    Show marketing remark (732 chars)

    New Roof New AC will be installed w/ full price offer! Well-maintained two-story home located in the desirable Winfield Lakes community. This property offers 3 bedrooms and 2.5 bathrooms with a functional floor plan designed for comfortable everyday living. The open living and dining areas provide great natural light and flow seamlessly into the kitchen, making it ideal for entertaining. Spacious primary suite with private bath, plus generously sized secondary bedrooms. Low-maintenance backyard perfect for relaxing or outdoor enjoyment. Conveniently located near schools, shopping, and major highways with easy access to Houston and surrounding areas. A great opportunity for homeowners or investors alike. Owner / Agent

17. 2010-05-04
    soldstatus 198-char remark

    Show marketing remark (198 chars)

    This is a lovley 2 story home with gameroom only 4 years old it features 3 bedrooms and 2.5 bath w/ 1 car garage. Need a little comestic work but could be a show place with a large fenced back yard.

18. 2010-04-13
    historical 198-char remark

    Show marketing remark (198 chars)

    This is a lovley 2 story home with gameroom only 4 years old it features 3 bedrooms and 2.5 bath w/ 1 car garage. Need a little comestic work but could be a show place with a large fenced back yard.

19. 2010-03-08
    listed $80,000 198-char remark

    Show marketing remark (198 chars)

    This is a lovley 2 story home with gameroom only 4 years old it features 3 bedrooms and 2.5 bath w/ 1 car garage. Need a little comestic work but could be a show place with a large fenced back yard.

20. 2010-03-01
    historical
21. 2009-06-15
    listed $90,000

ⓘ 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: $4,806 · $401/mo
• Projected year-2 tax: $4,806 · $401/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $27,590
• − Mortgage interest: −$13,948
• − Property taxes: −$4,806
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − HOA: −$576
• − Depreciation: −$7,244
• Taxable loss: −$4,643
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $614/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 — Fresno

• Score: 62/100
• State rank: #943
• US rank: #16815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fresno, TX
• County: Fort Bend County · 836,777 people
• City population: 26,236
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,236
• Household income: $94,474
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 360.0

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 0.61)
• Race & ethnicity: Black 51% Hispanic / Latino 34% Two or more races 12% White 8% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada
• Languages at home: 67% English-only · Spanish 29% Other Asian/Pacific 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: ▼ -1.98%
• Current HPI: 231.3921
• Rent YoY: ▼ -0.95%
• 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

+176.7% since first listed

8 events — show timeline

• 2026-02-20 Price Changed $249,000 HARMLS
• 2026-02-05 Price Changed $259,000 HARMLS
• 2026-01-19 Listed $265,000 HARMLS
• 2010-05-04 Sold (MLS) — HARMLS
• 2010-04-13 Listing Removed — HARMLS
• 2010-03-08 Listed $80,000 HARMLS
• 2010-03-01 Listing Removed — HARMLS
• 2009-06-15 Listed $90,000 HARMLS

Property tax history

+2.8%/yr

Latest (2025): $4,806 · +24.0% YoY. Source: county tax records.