6550 Summer Azure Ln · Needville, TX 77461

$212,991

3 bd · 2.0 ba · 1,621 sqft · SingleFamily · 114 Days on market

Built 2026 Good condition 2-car garage $183/mo HOA · 8% of rent ↓ 9% 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

New Construction Lennar Houston Home - The Mays Floor Plan - This new single-story home offers a low-maintenance layout designed for modern lifestyles. Two secondary bedrooms are located off the foyer, surrounding a full bathroom. An open-concept floorplan blends the kitchen, dining room and family room for seamless everyday transitions and multitasking. A luxurious owner’s suite is nestled into a private corner, complete with an en-suite bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Single story home
• En-suite bathroom

Tags

• SINGLE STORY HOME
• LOW MAINTENANCE LAYOUT
• OPEN CONCEPT FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $212,991 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $273,540.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $213k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-335 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $213k).
• Recommended offer: $194k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#137 in TX, #3,992 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Needville ISD (rural): math 55% / reading 55% proficiency, ranked #95 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Needville El (math 58% / reading 53%, grade C, #587 of 4,322 statewide, top 14%, 1,129 students, 49% FRL); Needville Middle (math 56% / reading 56%, grade B-, #234 of 1,662 statewide, top 14%, 819 students, 45% FRL); Needville H S (math 50% / reading 56%, grade C-, #437 of 1,632 statewide, top 27%, 1,067 students, 41% FRL).
• Market conditions: 516 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 114 days — a 9% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $193,821 (9.0% 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 114 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 0.80% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.25%
• DSCR: 0.77
• GRM: 10.4

CMA / ARV

• ARV (median comp): $273,540
• List price: $212,991
• Delta: -20.31%
• 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
6554 Summer Azure Ln	0.01mi	3/2.0	1,602 (-1%)	2mo	$259,990	$162	96
6802 Papillon Ln	0.22mi	3/2.0	1,635 (+1%)	3mo	$254,990	$156	86
6606 Sleepy Orange Ct	0.22mi	3/2.0	1,600 (-1%)	3mo	$255,990	$160	85
6814 Papillon Ln	0.24mi	3/2.0	1,749 (+8%)	3mo	$277,590	$159	73
5003 Wild Bergamot Ct	0.39mi	3/2.0	1,522 (-6%)	2mo	$224,290	$147	70
5015 Palamedes Swallowtail Ln	0.45mi	4/2.0 (+1)	1,656 (+2%)	3mo	$229,990	$139	68
5003 Palamedes Swallowtail Ln	0.43mi	3/2.0	1,461 (-10%)	2mo	$227,740	$156	61
6325 Kamas Ln	0.51mi	3/1.0	1,536 (-5%)	3mo	$220,000	$143	61
5014 Palamedes Swallowtail Ln	0.44mi	3/2.0	1,451 (-10%)	3mo	$206,391	$142	60
7507 Barcelona Spgs	0.71mi	4/2.0 (+1)	1,600 (-1%)	3mo	$234,990	$147	57
4938 Valencia Frst	0.69mi	3/2.0	1,411 (-13%)	3mo	$219,990	$156	44
7602 Barcelona Spgs	0.74mi	3/2.0	1,411 (-13%)	1mo	$197,991	$140	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.14×
• Total profit: $-65,540
• Equity at exit: $40,786

10-year hold

• IRR: -21.0%
• Equity multiple: -0.10×
• Total profit: $-83,984
• Equity at exit: $23,651

Cash invested: $76,591 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 63 active · 87 under contract
• Months of supply: 5.6 mo (18%/mo absorbed)
• Median asking: $245,990 ($148/sqft)
• Median days on market: 77 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +13.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77461

• Home prices YoY: -22.9%
• Active inventory: 516
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,434
• Tax est. 1.5%: −$342 /mo · $4,103/yr
• Insurance: −$114
• HOA: −$183
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-335

Break-even live

Break-even rent $2,625

Max offer price $225,011

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-241	+0% $-335	+5% $-430	+10% $-524
Rent	-10% $-509	-5% $-422	+0% $-335	+5% $-248	+10% $-162
Rate	-1.0pp $-198	-0.5pp $-266	base $-335	+0.5pp $-406	+1.0pp $-478

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: $68,385
• Closing costs: $8,206
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 Pine Meadow Dr Richmond, TX	3.0	2.0	1594	$2,200	$1.38	98d	1	0.25mi

Property features AI

Finance

• Financial info: Annual association fee: $2,200
• HOA & community: Association (ACMI) with annual fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick constructionComposition roofSlab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Primary bedroom on first floor (approx. 12 x 14)Two additional bedrooms on first floor (each approx. 12 x 11)One bedroom on first floor (approx. 12 x 11)Dining room on first floor (approx. 14 x 10)Family room on first floor (approx. 19 x 14)Total of 5 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Kitchen/family room comboTub with shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $212,991 Active 114 DOM
2. 2026-09-23
   days on market $212,991 Active 113 DOM
3. 2026-09-22
   pricedays on market $212,991 Active 112 DOM
4. 2026-09-21
   days on market $217,991 Active 111 DOM
5. 2026-09-20
   days on market $217,991 Active 110 DOM
6. 2026-09-19
   days on market $217,991 Active 109 DOM
7. 2026-09-18
   days on market $217,991 Active 108 DOM
8. 2026-09-17
   days on market $217,991 Active 107 DOM
9. 2026-09-16
   days on market $217,991 Active 106 DOM
10. 2026-09-15
    days on market $217,991 Active 105 DOM
11. 2026-09-14
    days on market $217,991 Active 104 DOM
12. 2026-09-13
    days on market $217,991 Active 103 DOM
13. 2026-09-12
    days on market $217,991 Active 102 DOM
14. 2026-09-11
    pricedays on market $217,991 Active 101 DOM
15. 2026-09-05
    days on market $224,991 Active 95 DOM
16. 2026-09-04
    days on market $224,991 Active 94 DOM
17. 2026-09-02
    days on market $224,991 Active 92 DOM
18. 2026-08-31
    pricedays on market $224,991 Active 90 DOM
19. 2026-08-29
    days on market $229,991 Active 88 DOM
20. 2026-08-28
    days on market $229,991 Active 87 DOM
21. 2026-08-27
    days on market $229,991 Active 86 DOM
22. 2026-08-26
    days on market $229,991 Active 85 DOM
23. 2026-08-25
    days on market $229,991 Active 84 DOM
24. 2026-08-24
    days on market $229,991 Active 83 DOM
25. 2026-08-23
    days on market $229,991 Active 82 DOM
26. 2026-08-22
    days on market $229,991 Active 81 DOM
27. 2026-08-21
    days on market $229,991 Active 80 DOM
28. 2026-08-20
    days on market $229,991 Active 79 DOM
29. 2026-08-19
    days on market $229,991 Active 78 DOM
30. 2026-08-18
    days on market $229,991 Active 77 DOM
31. 2026-08-17
    days on market $229,991 Active 76 DOM
32. 2026-08-16
    days on market $229,991 Active 75 DOM
33. 2026-08-15
    days on market $229,991 Active 74 DOM
34. 2026-08-14
    days on market $229,991 Active 73 DOM
35. 2026-08-13
    days on market $229,991 Active 72 DOM
36. 2026-08-12
    days on market $229,991 Active 71 DOM
37. 2026-08-11
    price $229,991 Active 70 DOM
38. 2026-08-11
    days on market $236,991 Active 70 DOM
39. 2026-08-10
    days on market $236,991 Active 69 DOM
40. 2026-08-09
    days on market $236,991 Active 68 DOM
41. 2026-08-08
    days on market $236,991 Active 67 DOM
42. 2026-08-07
    price $236,991 Active 65 DOM
43. 2026-08-06
    days on market $243,991 Active 65 DOM
44. 2026-08-05
    days on market $243,991 Active 64 DOM
45. 2026-08-04
    days on market $243,991 Active 63 DOM
46. 2026-08-03
    days on market $243,991 Active 62 DOM
47. 2026-07-31
    days on market $243,991 Active 59 DOM
48. 2026-07-30
    days on market $243,991 Active 58 DOM
49. 2026-07-30
    days on market $243,991 Active 57 DOM
50. 2026-07-28
    days on market $243,991 Active 56 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$15,322
• − Property taxes: −$4,103
• − Insurance: −$1,368
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$2,196
• − Depreciation: −$7,958
• Taxable loss: −$8,771
• Est. tax savings @ 24.0%: +$2,105
• After-tax cash flow: $-1,919/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 Est. rehab $8,105–$24,315 screening

This single-story home is in excellent condition with a modern floor plan and low-maintenance design. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in living and dining areas — Improves aesthetics and adds value ↑
• Both New kitchen appliances — Enhances functionality and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Needville El C TX #587/4,322 Nat'l #9,513/41,679 Middle Needville J H B- TX #270/1,662 Nat'l #2,699/14,009 High Needville H S C- TX #437/1,632 Nat'l #4,893/17,239

Schools (NCES district)

• District: Needville ISD
• NCES district ID: 4832310
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $62,900
• Composite: 48.17/100
• National rank: #2176
• State rank: #95 of 826 in TX

B Composite livability gradescore 75/100

Livability — Needville

• Score: 75/100
• State rank: #137
• US rank: #3992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fort Bend · 1,004,526 people
• Metro: Houston-Pasadena-The Woodlands, TX
• Population (ZIP): 12,397
• Household income: $89,360
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 1% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (50%)
• Race & ethnicity: White 50% Hispanic / Latino 45% Two or more races 18% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 69% English-only · Spanish 28% German/W. Germanic 2%

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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: ▼ -96.17%
• Current HPI: 324.3807
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Financial info: Annual association fee: $2,200
• HOA & community: Association (ACMI) with annual fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick constructionComposition roofSlab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Primary bedroom on first floor (approx. 12 x 14)Two additional bedrooms on first floor (each approx. 12 x 11)One bedroom on first floor (approx. 12 x 11)Dining room on first floor (approx. 14 x 10)Family room on first floor (approx. 19 x 14)Total of 5 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Kitchen/family room comboTub with shower
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

-9.1% since first listed

4 events — show timeline

• 2026-06-26 Price Changed $258,991 HARMLS
• 2026-06-25 Price Changed $268,990 HARMLS
• 2026-06-08 Price Changed $271,040 HARMLS
• 2026-06-02 Listed $284,990 HARMLS