10114 Native Grove Dr · Sienna, TX 77459

$329,999

4 bd · 3.0 ba · 2,122 sqft · Other public records · 2 Days on market

Built 2022 Good condition 4,984 sqft lot $156/sqft · 17% below area Est $400k · 17% under $129/mo HOA · 4% 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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• 1% rule +5.4/10.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

STUNNING 2-Story Home featuring 4 Bedrooms & 3 Full Baths w/ UPGRADES GALORE in sought-after community of SIENNA w/ tons of amenities! FANTASTIC Foyer w/ Custom Front Door & Terrific Tile flooring upon entry! Gourmet Kitchen boasts sleek countertops, Island, Stainless Steel appliances & charming cabinetry. Luxurious Living Room offers abundance of space to make your own & overlooks the Beautiful Backyard through WALL OF WINDOWS. PRISTINE Primary Suite w/ terrific tile flooring & enormous amounts of natural lighting. RESORT-like Primary Bath Oasis features shower w/ built in shelves, oversized HIS and HER VANITY & large walk-in closet. Ideal for multi-gene

Key facts

• Gourmet kitchen
• Cozy covered patio
• Custom front door

Tags

• GOURMET KITCHEN
• CUSTOM FRONT DOOR
• RESORT-LIKE PRIMARY BATH OASIS
• COZY COVERED PATIO
• ABUNDANCE OF GREENSPACE
• ZONED TO TOP RATED FBISD

Property features AI

Other

• Other: Seller disclosure available; Energy-efficient features including radiant attic barrier, upgraded appliances, HVAC, insulation, lighting, thermostat, and windows; Total rooms: 8; Living area approximately 2,122

Finance

• HOA & community: Sienna HOA; Annual association fee of $1,543; HOA includes clubhouse, common areas, and recreation facilities; Community pool; Curbs

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces north; Built in 2022; Entry on slab foundation
• Construction: Brick and wood siding exterior; Composition roof; Slab foundation; Built in 2022
• Exterior features: Deck; Patio; Private yard; Sprinkler/irrigation; Concrete road surface; Located in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Oven; Kitchen island; Walk-in pantry; Breakfast bar
• Bedrooms: Primary bedroom on first floor (15 x 14.3); Bedroom on first floor (12.6 x 10); Bedroom on second floor (10.5 x 10.1); Bedroom on second floor (10.5 x 10)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; Double vanity(s); Separate shower(s); Tub/shower combinations
• Heating & cooling: Central heating (gas); Central air conditioning (gas)
• Interior features: Breakfast bar; Double vanity; High ceilings; Kitchen island; Kitchen and family room combo; Pantry; Separate shower; Tub with shower; Vanity; Walk-in pantry; Window treatments; Ceiling fans; Kitchen and dining combo; Loft; Programmable thermostat; Low emissivity windows; Window coverings; ENERGY STAR qualified appliances
• Laundry & utility: Programmable thermostat

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (5.7% below list).
• Meets the 1% rule at list price ($3k rent vs $330k).
• Recommended offer: $311k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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); 1229 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 3y 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: major flood risk; 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 $311,106 (5.7% 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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 8.0

CMA / ARV

• ARV (median comp): $399,989
• List price: $329,999
• Delta: -12.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.67% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.45×
• Total profit: $-51,137
• Equity at exit: $69,210

10-year hold

• IRR: -11.4%
• Equity multiple: 0.20×
• Total profit: $-73,484
• Equity at exit: $64,105

Cash invested: $92,400 (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: 1229
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,424 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$815 /mo · $9,782/yr
• Insurance: −$137
• HOA: −$129
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $-107

Break-even live

Break-even rent $3,560

Max offer price $311,106

Occupancy floor 98%

Sensitivity live

Price	-10% $80	-5% $-14	+0% $-107	+5% $-200	+10% $-294
Rent	-10% $-377	-5% $-242	+0% $-107	+5% $28	+10% $164
Rate	-1.0pp $59	-0.5pp $-23	base $-107	+0.5pp $-192	+1.0pp $-279

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: $82,500
• Closing costs: $9,900
• 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	45d	1	0.06mi
8719 Fox Trail Dr Missouri City, TX	4.0	3.5	2143	$6,000	$2.80	23d	1	0.88mi
2142 Ironwood Pass Dr Missouri City, TX	4.0	3.0	2140	$6,000	$2.80	0d	1	0.99mi

HOA detail

• Monthly dues: $129 · $1,548/yr

Listing history 33 events

1. 2026-06-21
   pricedays on marketlisting id $329,999 Active 2 DOM
2. 2026-06-18
   days on market $335,000 Active 22 DOM
3. 2026-06-17
   days on market $335,000 Active 21 DOM
4. 2026-06-16
   days on market $335,000 Active 20 DOM
5. 2026-06-15
   days on market $335,000 Active 19 DOM
6. 2026-06-13
   days on market $335,000 Active 17 DOM
7. 2026-06-09
   days on market $335,000 Active 13 DOM
8. 2026-06-08
   days on market $335,000 Active 12 DOM
9. 2026-06-07
   days on market $335,000 Active 11 DOM
10. 2026-06-04
    days on market $335,000 Active 8 DOM
11. 2026-06-03
    days on market $335,000 Active 7 DOM
12. 2026-06-02
    days on market $335,000 Active 6 DOM
13. 2026-06-01
    days on market $335,000 Active 5 DOM
14. 2026-05-31
    days on market $335,000 Active 4 DOM
15. 2026-02-26
    listed $349,900 Active 1035-char remark
16. 2026-02-04
    historical
17. 2025-12-11
    listed $355,000 Active
18. 2025-08-01
    historical
19. 2025-07-29
    historical $2,900
20. 2025-07-08
    listed $2,900
21. 2025-06-30
    historical $2,900
22. 2025-04-04
    listed $375,000 Active
23. 2025-04-02
    historical
24. 2025-03-18
    listed $2,900
25. 2025-03-17
    historical $3,000
26. 2025-03-11
    listed $384,000 Active
27. 2025-03-10
    historical
28. 2025-01-31
    listed $3,000
29. 2025-01-30
    listed $399,000 Active
30. 2023-10-03
    historical $2,950
31. 2023-10-03
    historical
32. 2023-09-15
    listed $399,000 Active
33. 2023-09-13
    listed $2,950

ⓘ 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: $9,782 · $815/mo
• Projected year-2 tax: $9,782 · $815/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 6/10 Major FEMA zone X · 70% 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: $41,093
• − Mortgage interest: −$18,485
• − Property taxes: −$9,782
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,287
• − Management: −$3,287
• − HOA: −$1,548
• − Depreciation: −$9,600
• Taxable loss: −$6,547
• Est. tax savings @ 24.0%: +$1,571
• After-tax cash flow: $288/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

Good 80/100 Cosmetic rehab

This 2-story home in Sienna is in good condition with modern finishes and a well-maintained exterior. It offers a good balance of upgrades and potential for further value enhancement through minor cosmetic improvements and maintenance.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping and garden maintenance — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants.
• Rental HVAC maintenance — A clean and efficient HVAC system is essential for rental properties and can attract tenants.
• Resale Kitchen appliances maintenance — Modern appliances can appeal to potential buyers and add value to the home.
• Resale Bathroom fixtures maintenance — Up-to-date fixtures can enhance the appeal of the bathrooms and add value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping and garden maintenance — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Rental HVAC maintenance — A clean and efficient HVAC system is essential for rental properties and can attract tenants. ↑
• Resale Kitchen appliances maintenance — Modern appliances can appeal to potential buyers and add value to the home. ↑
• Resale Bathroom fixtures maintenance — Up-to-date fixtures can enhance the appeal of the bathrooms and add value to the home. ↑

ⓘ 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

+11086.4% since first listed

23 events — show timeline

• 2026-06-19 Listed $329,999 HARMLS
• 2026-06-19 Listing Removed — HARMLS
• 2026-05-27 Listing Removed — HARMLS
• 2026-05-27 Listed $335,000 HARMLS
• 2026-02-26 Listed $349,900 HARMLS
• 2026-02-04 Listing Removed — HARMLS
• 2025-12-11 Listed $355,000 HARMLS
• 2025-08-01 Listing Removed — HARMLS
• 2025-07-29 Rental Removed $2,900 HARMLS
• 2025-07-08 Listed for Rent $2,900 HARMLS
• 2025-06-30 Rental Removed $2,900 HARMLS
• 2025-04-04 Listed $375,000 HARMLS
• 2025-04-02 Listing Removed — HARMLS
• 2025-03-18 Listed for Rent $2,900 HARMLS
• 2025-03-17 Rental Removed $3,000 HARMLS
• 2025-03-11 Listed $384,000 HARMLS
• 2025-03-10 Listing Removed — HARMLS
• 2025-01-31 Listed for Rent $3,000 HARMLS
• 2025-01-30 Listed $399,000 HARMLS
• 2023-10-03 Rental Removed $2,950 HARMLS
• 2023-10-03 Listing Removed — HARMLS
• 2023-09-15 Listed $399,000 HARMLS
• 2023-09-13 Listed for Rent $2,950 HARMLS

Property tax history

+108.8%/yr

Latest (2025): $9,782 · -4.1% YoY. Source: county tax records.