1610 Country Air Ln · Sienna, TX 77459

$369,900

4 bd · 3.0 ba · 2,388 sqft · SingleFamily public records · 405 Days on market

Built 2021 Good condition 8,337 sqft lot $155/sqft · 14% below area Est $431k · 14% under $132/mo HOA · 3% of rent ↓ 9% since listing

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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 +19.3/30.0
• ARV discount +13.9/15.0
• 1% rule +7.6/10.0
• DSCR +6.1/10.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Welcome to 1610 Country Air! This stunning Single-Family home boasts 4 bedrooms, 3 bathrooms, and 2388 square feet of living space. Built in 2021, this property features a spacious study, open family room, island kitchen with walk-in pantry. The master suite offers a shower w/seat, dual sinks, private toilet enclosure, and large closet. Don't miss out on this excellent home. Call today for a private showing!

Key facts

• 8,337 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $370k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $370k).
• Recommended offer: $326k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Market conditions: Rents soft (-0.1%/yr); 1215 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 43% 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 $3k of loan paydown is wiped out by about $6k 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 405 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $43k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• 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 $325,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 6.6

CMA / ARV

• ARV (median comp): $430,794
• List price: $369,900
• Delta: -14.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1610 Country Air Ln	0.00mi	4/3.0	2,388 (0%)	0mo	$369,900	$155	100
8723 Arbor Trail Dr	0.25mi	4/3.0	2,381 (-0%)	3mo	$365,000	$153	85
8711 Fairbrook Dr	0.20mi	4/3.5	2,413 (+1%)	6mo	$409,900	$170	82
8726 Windsong Trail Dr	0.26mi	4/3.0	2,517 (+5%)	5mo	$359,900	$143	75
1743 Country Air Ln	0.15mi	3/2.5 (-1)	2,290 (-4%)	6mo	$385,000	$168	74
1919 Waters Branch Dr	0.24mi	4/3.0	2,591 (+8%)	7mo	$439,990	$170	69
1706 Country Air Ln	0.06mi	4/3.5	2,700 (+13%)	6mo	$375,000	$139	68
2119 Long Spring Dr	0.53mi	4/3.0	2,522 (+6%)	8mo	$410,989	$163	59
2023 Green Haven Ct	0.51mi	4/3.0	2,623 (+10%)	8mo	$450,000	$172	53
1306 Shaded Rock Dr	0.50mi	4/2.5	2,046 (-14%)	2mo	$365,915	$179	49
8703 Red Heron Ln	0.62mi	3/3.5 (-1)	2,615 (+10%)	8mo	$459,000	$176	42
10210 Water Harbor Dr	0.62mi	3/3.0 (-1)	2,033 (-15%)	2mo	$344,900	$170	39

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: -6.3%
• Equity multiple: 0.75×
• Total profit: $-26,065
• Equity at exit: $77,579

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-20,837
• Equity at exit: $71,857

Cash invested: $103,572 (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: 6.6×

Monthly cashflow live

• Estimated rent: $4,655 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$1,044 /mo · $12,532/yr
• Insurance: −$154
• HOA: −$132
• Vacancy / Maint / Mgmt: −$978
• Net cashflow: $407

Break-even live

Break-even rent $4,140

Max offer price $369,900

Occupancy floor 86%

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8719 Fox Trail Dr Missouri City, TX	4.0	3.5	2143	$6,000	$2.80	22d	1	0.33mi
2142 Ironwood Pass Dr Missouri City, TX	4.0	3.0	2140	$6,000	$2.80	1d	1	0.55mi
1714 Forest Mist Dr Missouri City, TX	3.0	3.0	1979	$3,000	$1.52	44d	1	0.64mi
2718 Van Gogh Ln Missouri City, TX	4.0	2.5	3036	$3,595	$1.18	10d	1	1.27mi

HOA detail

• Monthly dues: $132 · $1,584/yr

Listing history 15 events

1. 2026-05-21
   status Pending 411-char remark

   Show marketing remark (411 chars)

   Welcome to 1610 Country Air! This stunning Single-Family home boasts 4 bedrooms, 3 bathrooms, and 2388 square feet of living space. Built in 2021, this property features a spacious study, open family room, island kitchen with walk-in pantry. The master suite offers a shower w/seat, dual sinks, private toilet enclosure, and large closet. Don't miss out on this excellent home. Call today for a private showing!

2. 2026-05-13
   status Pending 411-char remark

   Show marketing remark (411 chars)

   Welcome to 1610 Country Air! This stunning Single-Family home boasts 4 bedrooms, 3 bathrooms, and 2388 square feet of living space. Built in 2021, this property features a spacious study, open family room, island kitchen with walk-in pantry. The master suite offers a shower w/seat, dual sinks, private toilet enclosure, and large closet. Don't miss out on this excellent home. Call today for a private showing!

3. 2026-03-10
   price $369,900 411-char remark

   Show marketing remark (411 chars)

   Welcome to 1610 Country Air! This stunning Single-Family home boasts 4 bedrooms, 3 bathrooms, and 2388 square feet of living space. Built in 2021, this property features a spacious study, open family room, island kitchen with walk-in pantry. The master suite offers a shower w/seat, dual sinks, private toilet enclosure, and large closet. Don't miss out on this excellent home. Call today for a private showing!

4. 2026-02-17
   price $379,900 411-char remark

   Show marketing remark (411 chars)

   Welcome to 1610 Country Air! This stunning Single-Family home boasts 4 bedrooms, 3 bathrooms, and 2388 square feet of living space. Built in 2021, this property features a spacious study, open family room, island kitchen with walk-in pantry. The master suite offers a shower w/seat, dual sinks, private toilet enclosure, and large closet. Don't miss out on this excellent home. Call today for a private showing!

5. 2026-01-28
   price $385,000 411-char remark

   Show marketing remark (411 chars)

   Welcome to 1610 Country Air! This stunning Single-Family home boasts 4 bedrooms, 3 bathrooms, and 2388 square feet of living space. Built in 2021, this property features a spacious study, open family room, island kitchen with walk-in pantry. The master suite offers a shower w/seat, dual sinks, private toilet enclosure, and large closet. Don't miss out on this excellent home. Call today for a private showing!

6. 2025-12-11
   status Active 411-char remark

   Show marketing remark (411 chars)

   Welcome to 1610 Country Air! This stunning Single-Family home boasts 4 bedrooms, 3 bathrooms, and 2388 square feet of living space. Built in 2021, this property features a spacious study, open family room, island kitchen with walk-in pantry. The master suite offers a shower w/seat, dual sinks, private toilet enclosure, and large closet. Don't miss out on this excellent home. Call today for a private showing!

7. 2025-12-10
   historical 411-char remark

   Show marketing remark (411 chars)

   Welcome to 1610 Country Air! This stunning Single-Family home boasts 4 bedrooms, 3 bathrooms, and 2388 square feet of living space. Built in 2021, this property features a spacious study, open family room, island kitchen with walk-in pantry. The master suite offers a shower w/seat, dual sinks, private toilet enclosure, and large closet. Don't miss out on this excellent home. Call today for a private showing!

8. 2025-10-10
   price $395,000 411-char remark

   Show marketing remark (411 chars)

   Welcome to 1610 Country Air! This stunning Single-Family home boasts 4 bedrooms, 3 bathrooms, and 2388 square feet of living space. Built in 2021, this property features a spacious study, open family room, island kitchen with walk-in pantry. The master suite offers a shower w/seat, dual sinks, private toilet enclosure, and large closet. Don't miss out on this excellent home. Call today for a private showing!

9. 2025-08-14
   price $399,990 411-char remark

   Show marketing remark (411 chars)

   Welcome to 1610 Country Air! This stunning Single-Family home boasts 4 bedrooms, 3 bathrooms, and 2388 square feet of living space. Built in 2021, this property features a spacious study, open family room, island kitchen with walk-in pantry. The master suite offers a shower w/seat, dual sinks, private toilet enclosure, and large closet. Don't miss out on this excellent home. Call today for a private showing!

10. 2025-04-09
    listed $412,500 Active 411-char remark

    Show marketing remark (411 chars)

    Welcome to 1610 Country Air! This stunning Single-Family home boasts 4 bedrooms, 3 bathrooms, and 2388 square feet of living space. Built in 2021, this property features a spacious study, open family room, island kitchen with walk-in pantry. The master suite offers a shower w/seat, dual sinks, private toilet enclosure, and large closet. Don't miss out on this excellent home. Call today for a private showing!

11. 2022-01-28
    soldstatus Sold 540-char remark

    Show marketing remark (540 chars)

    NEW! Lennar Brookstone Collection "Russo II" Plan with Brick/Stone Elevation "D" in Sienna! The generous single story Russo plan by Lennar features a welcoming entry foyer, a spacious study, an open family room, an open island kitchen with large walk-in pantry, and an open dining room with boxed windows and access to a relaxing covered rear patio. The generous master suite features a shower w/seat, dual sinks, a private toilet enclosure, and a large master closet. *HOME ESTIMATED TO BE COMPLETE, SEPTEMBER 2021*

12. 2021-08-27
    status Pending 540-char remark

    Show marketing remark (540 chars)

    NEW! Lennar Brookstone Collection "Russo II" Plan with Brick/Stone Elevation "D" in Sienna! The generous single story Russo plan by Lennar features a welcoming entry foyer, a spacious study, an open family room, an open island kitchen with large walk-in pantry, and an open dining room with boxed windows and access to a relaxing covered rear patio. The generous master suite features a shower w/seat, dual sinks, a private toilet enclosure, and a large master closet. *HOME ESTIMATED TO BE COMPLETE, SEPTEMBER 2021*

13. 2021-08-14
    price $376,000 540-char remark

    Show marketing remark (540 chars)

    NEW! Lennar Brookstone Collection "Russo II" Plan with Brick/Stone Elevation "D" in Sienna! The generous single story Russo plan by Lennar features a welcoming entry foyer, a spacious study, an open family room, an open island kitchen with large walk-in pantry, and an open dining room with boxed windows and access to a relaxing covered rear patio. The generous master suite features a shower w/seat, dual sinks, a private toilet enclosure, and a large master closet. *HOME ESTIMATED TO BE COMPLETE, SEPTEMBER 2021*

14. 2021-07-27
    price $390,000 540-char remark

    Show marketing remark (540 chars)

    NEW! Lennar Brookstone Collection "Russo II" Plan with Brick/Stone Elevation "D" in Sienna! The generous single story Russo plan by Lennar features a welcoming entry foyer, a spacious study, an open family room, an open island kitchen with large walk-in pantry, and an open dining room with boxed windows and access to a relaxing covered rear patio. The generous master suite features a shower w/seat, dual sinks, a private toilet enclosure, and a large master closet. *HOME ESTIMATED TO BE COMPLETE, SEPTEMBER 2021*

15. 2021-06-03
    listed $404,590 Active 540-char remark

    Show marketing remark (540 chars)

    NEW! Lennar Brookstone Collection "Russo II" Plan with Brick/Stone Elevation "D" in Sienna! The generous single story Russo plan by Lennar features a welcoming entry foyer, a spacious study, an open family room, an open island kitchen with large walk-in pantry, and an open dining room with boxed windows and access to a relaxing covered rear patio. The generous master suite features a shower w/seat, dual sinks, a private toilet enclosure, and a large master closet. *HOME ESTIMATED TO BE COMPLETE, SEPTEMBER 2021*

ⓘ 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: $12,532 · $1,044/mo
• Projected year-2 tax: $12,532 · $1,044/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $55,859
• − Mortgage interest: −$20,720
• − Property taxes: −$12,532
• − Insurance: −$1,850
• − Repairs & maintenance: −$4,469
• − Management: −$4,469
• − HOA: −$1,584
• − Depreciation: −$10,761
• Taxable loss: −$525
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $5,011/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 75/100 Cosmetic rehab

This single-family home is in good condition with a well-maintained exterior and interior. It is ready for a fresh coat of paint and landscaping improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Rental HVAC maintenance — Ensures comfort and reduces utility costs

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Rental HVAC maintenance — Ensures comfort and reduces utility 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

-8.6% since first listed

15 events — show timeline

• 2026-05-21 Pending — HARMLS
• 2026-05-13 Pending — HARMLS
• 2026-03-10 Price Changed $369,900 HARMLS
• 2026-02-17 Price Changed $379,900 HARMLS
• 2026-01-28 Price Changed $385,000 HARMLS
• 2025-12-11 Relisted — HARMLS
• 2025-12-10 Listing Removed — HARMLS
• 2025-10-10 Price Changed $395,000 HARMLS
• 2025-08-14 Price Changed $399,990 HARMLS
• 2025-04-09 Listed $412,500 HARMLS
• 2022-01-28 Sold (MLS) — HARMLS
• 2021-08-27 Pending — HARMLS
• 2021-08-14 Price Changed $376,000 HARMLS
• 2021-07-27 Price Changed $390,000 HARMLS
• 2021-06-03 Listed $404,590 HARMLS

Property tax history

+6.9%/yr

Latest (2025): $12,532 · +1.7% YoY. Source: county tax records.