BRIDGEPORT Plan · Brookshire, TX 77423

$269,990

4 bd · 2.0 ba · 1,582 sqft · SingleFamily · 627 Days on market

Good condition ↓ 7% 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 +10.3/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Bridgeport brings everything together in one comfortable, convenient single-story floor plan. Centered around an airy, open kitchen that overlooks a dining room and a great room, the main living area is spacious and inviting. The lavish primary suite boasts a private bath with a walk-in shower, dual vanities, and a walk-in closet. Adjacent, you'll find three additional bedrooms, offering ample space for rest and relaxation.

Key facts

• Open-concept design
• Covered patio
• 2 garage spots

Tags

• OPEN-CONCEPT DESIGN
• PRIVATE PRIMARY SUITE
• COVERED PATIO

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $287,400.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (14.2% below list).
• Recommended offer: $232k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#960 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute 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: Huggins El (math 61% / reading 63%, grade B, #321 of 4,322 statewide, top 8%, 893 students, 23% FRL); Briscoe J H (math 59% / reading 60%, grade B, #166 of 1,662 statewide, top 11%, 1,914 students, 38% FRL); Foster H S (math 64% / reading 74%, grade B, #141 of 1,632 statewide, top 9%, 2,388 students, 34% FRL).
• Zoned-school proficiency averages 64% at this address vs 52% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Lamar CISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.0%/yr); 1014 active listings in the ZIP; solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 627 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $231,610 (14.2% 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 627 days. Have you received any prior offers? Is the seller open to a 14% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.81% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $287,400
• List price: $269,990
• Delta: -6.06%
• 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
32806 Laureate Dr	0.12mi	4/2.5	1,785 (+13%)	1mo	$289,900	$162	70
32818 Laureate Dr	0.15mi	4/2.5	1,785 (+13%)	1mo	$274,900	$154	69
4031 Windy Whisper Dr	0.11mi	3/2.0 (-1)	1,388 (-12%)	1mo	$265,900	$192	68
4011 Crowning Ct	0.16mi	4/2.5	1,785 (+13%)	1mo	$284,900	$160	68
4015 Crowning Ct	0.16mi	3/2.0 (-1)	1,388 (-12%)	3mo	$264,900	$191	65
32863 Laureate Dr	0.24mi	4/2.5	1,785 (+13%)	3mo	$284,900	$160	63
4019 Ancient Honor Dr	0.22mi	3/2.0 (-1)	1,388 (-12%)	7mo	$274,900	$198	58
4007 Ancient Honor Dr	0.23mi	3/2.0 (-1)	1,388 (-12%)	7mo	$259,900	$187	58
3935 Flora Field Dr	0.27mi	4/2.5	1,785 (+13%)	7mo	$279,900	$157	58
4014 Ancient Honor Dr	0.32mi	4/2.5	1,785 (+13%)	6mo	$299,900	$168	57
3927 Flora Field Dr	0.28mi	3/2.0 (-1)	1,388 (-12%)	7mo	$266,900	$192	56
3919 Flora Field Dr	0.29mi	3/2.0 (-1)	1,388 (-12%)	8mo	$263,900	$190	54

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: -23.6%
• Equity multiple: 0.21×
• Total profit: $-63,287
• Equity at exit: $42,852

10-year hold

• IRR: -29.6%
• Equity multiple: -0.17×
• Total profit: $-94,029
• Equity at exit: $24,849

Cash invested: $80,472 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,316 medium
• Mortgage (P&I): −$1,507
• Tax est. 1.5%: −$359 /mo · $4,311/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-156

Break-even live

Break-even rent $2,514

Max offer price $264,763

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-57	+0% $-156	+5% $-256	+10% $-355
Rent	-10% $-339	-5% $-248	+0% $-156	+5% $-65	+10% $27
Rate	-1.0pp $-12	-0.5pp $-83	base $-156	+0.5pp $-231	+1.0pp $-307

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: $71,850
• Closing costs: $8,622
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $269,990 Active 627 DOM
2. 2026-06-18
   days on market $269,990 Active 624 DOM
3. 2026-06-17
   days on market $269,990 Active 623 DOM
4. 2026-06-16
   days on market $269,990 Active 622 DOM
5. 2026-06-15
   days on market $269,990 Active 621 DOM
6. 2026-06-13
   days on market $269,990 Active 619 DOM
7. 2026-06-10
   days on market $269,990 Active 615 DOM
8. 2026-06-08
   days on market $269,990 Active 614 DOM
9. 2026-06-07
   days on market $269,990 Active 613 DOM
10. 2026-06-04
    days on market $269,990 Active 610 DOM
11. 2026-06-03
    days on market $269,990 Active 609 DOM
12. 2026-06-02
    days on market $269,990 Active 608 DOM
13. 2026-06-01
    days on market $269,990 Active 607 DOM
14. 2026-05-31
    days on market $269,990 Active 606 DOM
15. 2025-06-12
    price $269,990 431-char remark

    Show marketing remark (431 chars)

    The Bridgeport brings everything together in one comfortable, convenient single-story floor plan. Centered around an airy, open kitchen that overlooks a dining room and a great room, the main living area is spacious and inviting. The lavish primary suite boasts a private bath with a walk-in shower, dual vanities, and a walk-in closet. Adjacent, you'll find three additional bedrooms, offering ample space for rest and relaxation.

16. 2024-10-02
    listed $289,990 Active 431-char remark

    Show marketing remark (431 chars)

    The Bridgeport brings everything together in one comfortable, convenient single-story floor plan. Centered around an airy, open kitchen that overlooks a dining room and a great room, the main living area is spacious and inviting. The lavish primary suite boasts a private bath with a walk-in shower, dual vanities, and a walk-in closet. Adjacent, you'll find three additional bedrooms, offering ample space for rest and relaxation.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 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: $27,793
• − Mortgage interest: −$16,099
• − Property taxes: −$4,311
• − Insurance: −$1,437
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − Depreciation: −$8,361
• Taxable loss: −$6,861
• Est. tax savings @ 24.0%: +$1,647
• After-tax cash flow: $-231/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 · 6 photos

Good 80/100 Cosmetic rehab

The Bridgeport single-family home is in good condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level, and minor updates to the exterior and interior can significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and appeal to potential buyers.
• Resale Upgrading the flooring in the bathrooms — Updated flooring can make bathrooms more appealing and modern.
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants.
• Both Upgrading the lighting fixtures — Modern lighting can enhance the overall aesthetic and functionality of the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and appeal to potential buyers. ↑
• Resale Upgrading the flooring in the bathrooms — Updated flooring can make bathrooms more appealing and modern. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Both Upgrading the lighting fixtures — Modern lighting can enhance the overall aesthetic and functionality of 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: 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 — Brookshire

• Score: 62/100
• State rank: #960
• US rank: #17059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Waller County · 18,767 people
• 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

-6.9% since first listed

2 events — show timeline

• 2025-06-12 Price Changed $269,990 Zillow
• 2024-10-02 Listed $289,990 Zillow