2029 Solstice Landing Dr · Brookshire, TX 77423

$255,990

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 26 Days on market

Built 2026 Good condition 2-car garage $100/mo HOA · 5% of rent ↓ 18% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.0/30.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-story home offers a layout that works well for both families and those who love to entertain. Two secondary bedrooms are tucked near the entry off the right of the foyer, which then leads into a family room. The family room seamlessly transitions into the kitchen, nook and a back covered patio. The owner's suite is tucked in the back with a large bedroom, bathroom and walk-in closet.

Key facts

• Walk-in closet
• Family room
• Owner's suite

Tags

• SINGLE-STORY HOME
• FAMILY ROOM
• BACK COVERED PATIO
• OWNER'S SUITE
• WALK-IN CLOSET

🏗️ New construction. The $255,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $336,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $256k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-794 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (19.1% below list).
• Recommended offer: $207k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 4.4% in Brookshire — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Royal ISD (rural): math 23% / reading 23% proficiency, ranked #744 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Royal El (math 27% / reading 20%, grade F, #3,247 of 4,322 statewide, top 76%, 762 students, 78% FRL); Royal J H (math 22% / reading 23%, grade F, #1,341 of 1,662 statewide, top 82%, 593 students, 73% FRL); Royal H S (math 17% / reading 26%, grade F, #1,377 of 1,632 statewide, top 85%, 842 students, 71% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 1235 active listings in the ZIP; solid renter incomes; 483 units permitted in Waller County in 2024 (89 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 $10k of value loss. Plan a longer hold.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $206,981 (19.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.61% ✗
• Cap rate: 3.47%
• Cash-on-cash: -10.09%
• DSCR: 0.55
• GRM: 13.6

CMA / ARV

• ARV (median comp): $336,990
• List price: $255,990
• Delta: -9.64%
• 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
3053 Duskshine Dr	0.37mi	3/2.0	1,600 (0%)	0mo	$253,990	$159	83
3073 Duskshine Dr	0.40mi	3/2.0	1,600 (0%)	2mo	$314,990	$197	80
1020 Star Skye Dr	0.24mi	3/2.0	1,769 (+11%)	0mo	$307,040	$174	71
1012 Sunlit Cir	0.37mi	3/2.0	1,769 (+11%)	1mo	$303,490	$172	64
3012 Duskshine Dr	0.32mi	3/2.0	1,792 (+12%)	4mo	$327,990	$183	62
3032 Duskshine Dr	0.34mi	3/2.0	1,792 (+12%)	3mo	$331,990	$185	62
3049 Duskshine Dr	0.36mi	3/2.0	1,792 (+12%)	3mo	$336,990	$188	60
3081 Duskshine Dr	0.41mi	3/2.0	1,792 (+12%)	2mo	$338,990	$189	60
1013 Daybreak Dr	0.45mi	3/2.0	1,769 (+11%)	2mo	$279,990	$158	59
1104 Sunlit Cir	0.52mi	3/2.0	1,786 (+12%)	1mo	$299,900	$168	56
1005 Sunlit Cir	0.39mi	4/2.0 (+1)	1,827 (+14%)	3mo	$315,790	$173	50
1113 Sunlit Cir	0.49mi	4/2.0 (+1)	1,827 (+14%)	2mo	$313,990	$172	47

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: -37.9%
• Equity multiple: -0.18×
• Total profit: $-111,132
• Equity at exit: $50,246

10-year hold

• IRR: -80.4%
• Equity multiple: -0.96×
• Total profit: $-184,931
• Equity at exit: $29,137

Cash invested: $94,357 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 61 active · 23 under contract
• Months of supply: 11.4 mo (9%/mo absorbed)
• Median asking: $309,990 ($176/sqft)
• Median days on market: 123 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +19.6% above current asking $/sqft

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

ZIP-level market 77423

• Rents YoY: -1.0%
• Active inventory: 1235
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,070 medium
• Mortgage (P&I): −$1,767
• Tax est. 1.5%: −$421 /mo · $5,055/yr
• Insurance: −$140
• HOA: −$100
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-794

Break-even live

Break-even rent $3,075

Max offer price $222,139

Occupancy floor —

Sensitivity live

Price	-10% $-561	-5% $-677	+0% $-794	+5% $-910	+10% $-1,027
Rent	-10% $-957	-5% $-875	+0% $-794	+5% $-712	+10% $-630
Rate	-1.0pp $-624	-0.5pp $-708	base $-794	+0.5pp $-881	+1.0pp $-970

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: $84,248
• Closing costs: $10,110
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Builder: Lennar Homes
• HOA & community: Sunterra Lakes Property Owners AssociationAnnual association fee of $1,200

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick and stucco constructionComposition roof
• Exterior features: Back yard fenceLocated in a subdivision

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Primary bedroom (first floor)Bedroom (first floor)Bedroom (first floor)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Double vanitySeparate showerTub/shower combination6 total rooms
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 23 events

1. 2026-08-08
   days on market $255,990 Active 26 DOM
2. 2026-08-06
   days on market $255,990 Active 24 DOM
3. 2026-08-05
   days on market $255,990 Active 23 DOM
4. 2026-08-04
   days on market $255,990 Active 22 DOM
5. 2026-08-03
   days on market $255,990 Active 21 DOM
6. 2026-07-31
   days on market $255,990 Active 18 DOM
7. 2026-07-30
   days on market $255,990 Active 16 DOM
8. 2026-07-28
   days on market $255,990 Active 15 DOM
9. 2026-07-26
   days on market $255,990 Active 13 DOM
10. 2026-07-24
    days on market $255,990 Active 11 DOM
11. 2026-07-23
    days on market $255,990 Active 10 DOM
12. 2026-07-22
    days on market $255,990 Active 9 DOM
13. 2026-07-21
    days on market $255,990 Active 8 DOM
14. 2026-07-20
    days on market $255,990 Active 7 DOM
15. 2026-07-18
    days on market $255,990 Active 5 DOM
16. 2026-07-18
    days on market $255,990 Active 4 DOM
17. 2026-07-16
    days on market $255,990 Active 3 DOM
18. 2026-07-15
    days on market $255,990 Active 2 DOM
19. 2026-07-14
    remarks 617-char remark
20. 2026-07-14
    days on marketlisting id $255,990 Active 1 DOM
21. 2026-07-13
    pricestatusdays on marketlisting id $255,990 Active 11 DOM

    Show marketing remark (398 chars)

    This single-story home offers a layout that works well for both families and those who love to entertain. Two secondary bedrooms are tucked near the entry off the right of the foyer, which then leads into a family room. The family room seamlessly transitions into the kitchen, nook and a back covered patio. The owner's suite is tucked in the back with a large bedroom, bathroom and walk-in closet.

22. 2026-05-07
    price $304,490 517-char remark
23. 2026-04-29
    listed $312,990 Active 517-char remark

ⓘ 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: $24,838
• − Mortgage interest: −$18,877
• − Property taxes: −$5,055
• − Insurance: −$1,685
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − HOA: −$1,200
• − Depreciation: −$9,803
• Taxable loss: −$15,756
• Est. tax savings @ 24.0%: +$3,781
• After-tax cash flow: $-5,743/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 $8,000–$24,000 screening

This single-story home is in excellent condition with a modern kitchen and bathrooms. It is move-in ready and has the potential to be further enhanced with minor updates to the exterior and interior.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the flooring in the bathrooms — Upgrading the flooring in the bathrooms can improve the overall look and feel of the home. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers/tenants. ↑

ⓘ 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.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Royal El F TX #3,247/4,322 Nat'l #31,549/41,679 Middle Royal J H F TX #1,341/1,662 Nat'l #11,105/14,009 High Royal H S F TX #1,377/1,632 Nat'l #13,899/17,239

Schools (NCES district)

• District: Royal ISD
• NCES district ID: 4838190
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $41,059
• Composite: 19.55/100
• National rank: #8760
• State rank: #744 of 826 in TX

C Composite livability gradescore 62/100

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 · 60,772 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: 10% of renters

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Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

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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%

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Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

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

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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

• Other: Builder: Lennar Homes
• HOA & community: Sunterra Lakes Property Owners AssociationAnnual association fee of $1,200

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Slab foundation
• Construction: Built in 2026Brick and stucco constructionComposition roof
• Exterior features: Back yard fenceLocated in a subdivision

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Primary bedroom (first floor)Bedroom (first floor)Bedroom (first floor)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Double vanitySeparate showerTub/shower combination6 total rooms
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

-18.2% since first listed

9 events — show timeline

• 2026-07-13 Relisted — Zillow
• 2026-07-13 Price Changed $255,990 Zillow
• 2026-07-13 Listed $255,990 HARMLS
• 2026-05-21 Listing Removed — HARMLS
• 2026-05-12 Delisted — Zillow
• 2026-05-08 Price Changed $304,490 Zillow
• 2026-05-07 Price Changed $304,490 HARMLS
• 2026-05-01 Listed $312,990 Zillow
• 2026-04-29 Listed $312,990 HARMLS