2810 Straight Elm St · Fresno, TX 77545

$350,000

5 bd · 3.0 ba · 3,187 sqft · SingleFamily public records · 12 Days on market

Built 2009 9,452 sqft lot Est $360k · at est. $48/mo HOA · 1% of rent

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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 +11.1/30.0
• ARV discount +8.8/15.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Appreciation +4.0/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Listing remarks

Located on a cul-de-sac in the desirable Winfield Lakes community, this spacious & versatile home offers a functional layout designed for everyday living & entertaining! Featuring a 3 car garage, extra wide driveway, media room, office & flex/5th bedroom PLUS solar panels & generator, this home combines convenience with efficiency. Two story ceilings w/ abundance of natural light. Easy to maintain wood-look tile throughout most of the 1st floor. Private office w/ French glass doors. Kitchen- stainless steel appliances, granite countertops & BIG island. Spacious primary w/ ensuite bathroom- double sinks, jetted tub, shower and BIG walk-in closet. TWO half baths-

Key facts

• Flex bedroom
• Private office
• Solar panels

Tags

• WINFIELD LAKES COMMUNITY
• MEDIA ROOM
• FLEX BEDROOM
• SOLAR PANELS
• GENERATOR
• PRIVATE OFFICE

Property features AI

Finance

• HOA & community: Community association (Triquest Management Services); Annual association fee; Community pool; Playground

Exterior

• Parking: Attached garage with 3 spaces; Driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric with generator
• Home design: Residential property; Faces east; Built in 2009; Slab foundation
• Construction: Brick and stone exterior; Composition roof
• Exterior features: Deck; Patio; Fence (back yard); Sprinkler/irrigation; Private yard; Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Oven
• Bedrooms: Primary bedroom on the first floor (18x14); Additional bedrooms on the second floor (11x13; 11x15; 13x11); Home has space for 5 bedrooms total
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Breakfast bar; Crown molding; Double vanity; Entrance foyer; Granite counters; High ceilings; Jetted tub; Kitchen island; Kitchen/family room combo; Bath in primary bedroom; Pantry; Separate shower; Tub/shower; Vanity; Window treatments; Ceiling fan(s); Programmable thermostat; Has fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (7.5% below list).
• Recommended offer: $324k (7.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#943 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime C-, amenities F, commute F.
• 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: Rosa Parks El (math 16% / reading 27%, grade F, #3,470 of 4,322 statewide, top 81%, 651 students, 76% FRL); Lake Olympia Middle (math 18% / reading 31%, grade F, #1,279 of 1,662 statewide, top 78%, 1,170 students, 71% FRL); Fort Bend Co Alter (26 students, 0% FRL).
• Zoned-school proficiency averages 23% at this address vs 48% district-wide (-26 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 177 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 41% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $323,786 (7.5% 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 D-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. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $360,131
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2810 Straight Elm St	0.00mi	4/3.0 (-1)	3,187 (0%)	1mo	$350,000	$110	94
2919 Youpon Glen Way	0.13mi	4/2.5 (-1)	3,292 (+3%)	4mo	$365,000	$111	79
3023 Youpon Glen Way	0.18mi	4/2.5 (-1)	3,073 (-4%)	1mo	$282,000	$92	78
2343 Bright Sunrise Trl	0.44mi	4/2.5 (-1)	3,195 (+0%)	1mo	$359,990	$113	71
2723 Fawn Mountain Dr	0.25mi	4/2.5 (-1)	2,785 (-13%)	0mo	$359,000	$129	60
2811 Acacia Fair Ln	0.18mi	4/3.0 (-1)	2,756 (-14%)	5mo	$298,500	$108	60
2803 Darby Brook Dr	0.23mi	4/3.0 (-1)	2,756 (-14%)	3mo	$240,000	$87	59
2618 Balsam Ridge Way	0.27mi	4/2.5 (-1)	2,764 (-13%)	1mo	$300,000	$109	57
2002 Casterly Ct	0.60mi	5/3.5	2,921 (-8%)	3mo	$360,000	$123	54
2443 Inlet Ct	0.52mi	5/3.5	2,750 (-14%)	3mo	$424,990	$155	48
3011 Matthew Aaron Ct	0.57mi	4/3.5 (-1)	2,848 (-11%)	2mo	$395,000	$139	47
2231 Bright Sunrise Trl	0.60mi	4/2.5 (-1)	2,845 (-11%)	6mo	$365,000	$128	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.98% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.39×
• Total profit: $-59,923
• Equity at exit: $68,287

10-year hold

• IRR: -13.6%
• Equity multiple: 0.12×
• Total profit: $-86,124
• Equity at exit: $58,656

Cash invested: $98,000 (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 77545

• Home prices YoY: -0.8%
• Rents YoY: -0.9%
• Active inventory: 177
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,238 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$671 /mo · $8,054/yr
• Insurance: −$146
• HOA: −$48
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $-142

Break-even live

Break-even rent $3,418

Max offer price $324,827

Occupancy floor 99%

Sensitivity live

Price	-10% $56	-5% $-43	+0% $-142	+5% $-242	+10% $-341
Rent	-10% $-398	-5% $-270	+0% $-142	+5% $-15	+10% $113
Rate	-1.0pp $34	-0.5pp $-53	base $-142	+0.5pp $-233	+1.0pp $-325

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2123 Witham Park Ln Fresno, TX	4.0	4.0	3026	$2,850	$0.94	45d	1	0.58mi
2642 Sunlit Meadow Trl Fresno, TX	5.0	3.5	2785	$4,000	$1.44	45d	1	0.62mi
3526 Cambridge Falls Dr Fresno, TX	4.0	3.0	3136	$2,624	$0.84	22d	1	0.63mi
3314 Dry Creek Dr Missouri City, TX	4.0	3.0	2600	$4,200	$1.62	45d	1	0.70mi
3218 Clayton Terrace Dr Missouri City, TX	4.0	3.0	2278	$2,395	$1.05	21d	1	0.86mi
3211 Breckinridge Ct Missouri City, TX	4.0	2.5	2920	$2,550	$0.87	22d	1	0.89mi
3212 Aldridge Dr Missouri City, TX	4.0	2.5	2489	$2,650	$1.06	22d	1	1.05mi
3806 Teal Maple Ct Fresno, TX	4.0	3.5	2318	$2,146	$0.93	4d	1	1.40mi
2235 Argos Dr Missouri City, TX	4.0	3.5	2838	$2,550	$0.90	22d	1	1.42mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-05-11
   status Pending
3. 2026-05-07
   listed $350,000 Active

ⓘ 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: $8,054 · $671/mo
• Projected year-2 tax: $8,054 · $671/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 (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 25 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: $38,854
• − Mortgage interest: −$19,605
• − Property taxes: −$8,054
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,108
• − Management: −$3,108
• − HOA: −$576
• − Depreciation: −$10,182
• Taxable loss: −$7,529
• Est. tax savings @ 24.0%: +$1,807
• After-tax cash flow: $97/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.

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 — Fresno

• Score: 62/100
• State rank: #943
• US rank: #16815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fresno, TX
• County: Fort Bend County · 836,777 people
• City population: 26,236
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,236
• Household income: $94,474
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 360.0

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 0.61)
• Race & ethnicity: Black 51% Hispanic / Latino 34% Two or more races 12% White 8% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada
• Languages at home: 67% English-only · Spanish 29% Other Asian/Pacific 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: ▼ -1.98%
• Current HPI: 231.3921
• Rent YoY: ▼ -0.95%
• 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

3 events — show timeline

• 2026-05-19 Pending — HARMLS
• 2026-05-11 Pending — HARMLS
• 2026-05-07 Listed $350,000 HARMLS

Property tax history

+15.4%/yr

Latest (2025): $8,054 · +10.4% YoY. Source: county tax records.