DIANA Plan · Fulshear, TX 77441

$280,990

3 bd · 2.0 ba · 1,535 sqft · SingleFamily · 166 Days on market

Good condition ↓ 12% 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 +9.8/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Diana floorplan is a spacious 1,535 sq ft single-story home featuring an inviting front porch that leads into a foyer and a centrally located family room that flows seamlessly into the dining area and kitchen, complete with a pantry, center island, and ample counter space. The thoughtfully layout includes 3 bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Enjoy Tamarron's resort-style pool, splash pad, fitness center, playgrounds, lakes, trails & sports fields. Close to shopping, dining, I-10, Grand Pkwy & Westpark Tollway. Zoned to top-rated LCISD schools.

Key facts

• Pantry
• Kitchen
• Front porch

Tags

• FRONT PORCH
• FAMILY ROOM
• DINING AREA
• KITCHEN
• PANTRY
• CENTER ISLAND

🏗️ New construction. The $280,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,767.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $281k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (16.3% below list).
• Recommended offer: $235k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.2% in Fulshear — 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 69/100 on livability (#430 in TX) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living 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.
• Market conditions: Rents soft (-1.6%/yr); 1213 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent is only 15% of the median local income ($184k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 166 days — a 12% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Recommended offer $235,234 (16.3% 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 166 days. Have you received any prior offers? Is the seller open to a 16% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.79% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $296,767
• List price: $280,990
• Delta: -5.32%
• 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
3906 Langridge Dr	0.67mi	3/2.0	1,575 (+3%)	3mo	$309,990	$197	62
4270 Westbrook Park Ln	0.70mi	3/2.0	1,595 (+4%)	9mo	$292,990	$184	53
31138 Winchester Falls Ct	0.61mi	4/2.0 (+1)	1,692 (+10%)	2mo	$294,990	$174	47
31135 Royal Acres Ct	0.57mi	4/2.0 (+1)	1,750 (+14%)	2mo	$309,990	$177	43
31147 Warwick Coast Ct	0.54mi	4/2.0 (+1)	1,748 (+14%)	4mo	$334,990	$192	43
31130 Warwick Coast Ct	0.59mi	4/2.0 (+1)	1,748 (+14%)	4mo	$300,000	$172	41
31266 Whistledown Ln	0.65mi	4/2.0 (+1)	1,748 (+14%)	1mo	$309,990	$177	41
31138 Brighton Mill Ct	0.66mi	4/2.0 (+1)	1,748 (+14%)	4mo	$321,990	$184	37
3723 Langridge Dr	0.71mi	4/2.0 (+1)	1,750 (+14%)	3mo	$318,990	$182	36
3911 Langridge Dr	0.71mi	4/2.0 (+1)	1,750 (+14%)	5mo	$304,990	$174	35
3815 Langridge Dr	0.70mi	4/2.0 (+1)	1,748 (+14%)	6mo	$304,990	$174	34
31106 Brighton Mill Ct	0.73mi	4/2.0 (+1)	1,750 (+14%)	5mo	$321,990	$184	33

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: -24.3%
• Equity multiple: 0.19×
• Total profit: $-67,211
• Equity at exit: $44,249

10-year hold

• IRR: -31.6%
• Equity multiple: -0.21×
• Total profit: $-100,814
• Equity at exit: $25,659

Cash invested: $83,095 (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 77441

• Rents YoY: -1.6%
• Active inventory: 1213
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,352 medium
• Mortgage (P&I): −$1,556
• Tax est. 1.5%: −$371 /mo · $4,452/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-193

Break-even live

Break-even rent $2,596

Max offer price $268,906

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-90	+0% $-193	+5% $-295	+10% $-398
Rent	-10% $-378	-5% $-285	+0% $-193	+5% $-100	+10% $-7
Rate	-1.0pp $-43	-0.5pp $-117	base $-193	+0.5pp $-269	+1.0pp $-348

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: $74,192
• Closing costs: $8,903
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3714 Sloane Peak Ln Fulshear, TX	3.0–4.0	2.0–2.5	1713	$2,170	$1.27	1d	25	1.04mi

Listing history 15 events

1. 2026-06-18
   days on market $280,990 Active 166 DOM
2. 2026-06-17
   days on market $280,990 Active 165 DOM
3. 2026-06-16
   days on market $280,990 Active 164 DOM
4. 2026-06-15
   days on market $280,990 Active 163 DOM
5. 2026-06-13
   days on market $280,990 Active 161 DOM
6. 2026-06-10
   days on market $280,990 Active 157 DOM
7. 2026-06-08
   days on market $280,990 Active 156 DOM
8. 2026-06-07
   days on market $280,990 Active 155 DOM
9. 2026-06-04
   days on market $280,990 Active 152 DOM
10. 2026-06-03
    pricedays on market $280,990 Active 151 DOM
11. 2026-06-02
    days on market $279,990 Active 150 DOM
12. 2026-06-01
    days on market $279,990 Active 149 DOM
13. 2026-05-31
    days on market $279,990 Active 148 DOM
14. 2026-04-28
    price $279,990 908-char remark

    Show marketing remark (908 chars)

    The Diana floorplan is a spacious 1,535 sq ft single-story home featuring an inviting front porch that leads into a foyer and a centrally located family room that flows seamlessly into the dining area and kitchen, complete with a pantry, center island, and ample counter space. The thoughtfully layout includes 3 bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Enjoy Tamarron's resort-style pool, splash pad, fitness center, playgrounds, lakes, trails & sports fields. Close to shopping, dining, I-10, Grand Pkwy & Westpark Tollway. Zoned to top-rated LCISD schools.

15. 2026-01-03
    listed $316,990 Active 908-char remark

    Show marketing remark (908 chars)

    The Diana floorplan is a spacious 1,535 sq ft single-story home featuring an inviting front porch that leads into a foyer and a centrally located family room that flows seamlessly into the dining area and kitchen, complete with a pantry, center island, and ample counter space. The thoughtfully layout includes 3 bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Enjoy Tamarron's resort-style pool, splash pad, fitness center, playgrounds, lakes, trails & sports fields. Close to shopping, dining, I-10, Grand Pkwy & Westpark Tollway. Zoned to top-rated LCISD schools.

ⓘ 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: $28,228
• − Mortgage interest: −$16,624
• − Property taxes: −$4,452
• − Insurance: −$1,484
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − Depreciation: −$8,633
• Taxable loss: −$7,481
• Est. tax savings @ 24.0%: +$1,795
• After-tax cash flow: $-515/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 Cosmetic rehab

The Diana floorplan is a well-maintained single-story home with good condition and potential for minor cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain
• Both Install smart home features — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

ⓘ 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 — Fulshear

• Score: 69/100
• State rank: #430
• US rank: #8901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fort Bend County · 836,777 people
• City population: 41,324
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 41,324
• Household income: $184,390
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 301.0

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 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 20% Two or more races 15% Asian 12% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 5% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 68% English-only · Spanish 17% German/W. Germanic 4% Chinese 4%

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: ▼ -154.74%
• Current HPI: 275.8798
• Rent YoY: ▼ -1.63%
• 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

-11.7% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $279,990 Zillow
• 2026-01-03 Listed $316,990 Zillow