18526 Athena Flower Dr · Fresno, TX 77545

$370,635

4 bd · 3.5 ba · 2,239 sqft · SingleFamily · 61 Days on market

Built 2026 Excellent condition $54/mo HOA · 2% 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 +11.0/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.3/5.0

Listing remarks

LONG LAKE NEW CONSTRUCTION - Welcome home to 18526 Athena Flower Drive located in the New Community of Olympia Fields and zoned to Fort Bend ISD. This floor plan features 4 bedrooms, 3 full baths, 1 half bath, an expansive covered patio, and a spacious 2-car garage. Get ready to be enchanted by the breathtaking features that await you. Don't miss this opportunity. Call now to discover more details about this exceptional plan.

Key facts

• 2 garage spots
• Built 2026
• Listed 60 days

Property features AI

Finance

• Other: Municipal Utility District disclosure
• HOA & community: Community association managed by Principal Mgmt; Annual association fee ($650); Community park; Curbs and gutters in community

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Full ownership; Slab foundation; Composition roof; Built in 2026
• Construction: Brick and cement siding construction; Builder: Long Lake
• Exterior features: Covered patio; Deck; Patio; Private yard; Fence (back yard); Sprinkler/irrigation

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Oven; Kitchen island; Granite counters; Pantry
• Bedrooms: Primary bedroom on first floor (12 x 17); Three additional bedrooms on second floor (one listed as X; others 10 x 13 and 14 x 10)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom; Double vanities in at least one bathroom; Soaking tub and separate shower in primary or main bath
• Heating & cooling: Central heating (gas); Central electric air conditioning; Has heating and cooling
• Interior features: Double vanity; Granite counters; Kitchen island; Kitchen/family room combo; Pantry; Self-closing drawers; Soaking tub; Separate shower; Tub/shower; Window treatments; Ceiling fans; Low-e windows; Window coverings; ENERGY STAR qualified appliances; Instant hot water; Tankless water heater
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Tankless water heater; Instant hot water

🏗️ New construction. The $370,635 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $391,470.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $371k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-588 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (11.3% below list).
• Recommended offer: $306k (17.3% below list) — sets the bar for cash-flow.

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: Blue Ridge El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 263 students, 89% FRL); Christa Mcauliffe Middle (math 9% / reading 20%, grade F, #1,583 of 1,662 statewide, top 96%, 835 students, 94% FRL); Fort Bend Co Alter (26 students, 0% FRL) — zoned schools average 61% FRL vs 35% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 48% district-wide (-35 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% 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 $3k 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 61 days — a 6% lower offer ($348k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $306,393 (17.3% 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 61 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (median comp): $391,470
• List price: $370,635
• 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
2403 Tall Sequoia Dr	0.44mi	4/2.5	2,340 (+4%)	1mo	$332,500	$142	67
1927 Vermillion View St	0.64mi	4/2.5	2,215 (-1%)	1mo	$277,500	$125	64
18523 Porta Marina Dr	0.06mi	5/4.0 (+1)	2,532 (+13%)	7mo	$380,570	$150	63
18423 Porta Marina Dr	0.11mi	5/4.0 (+1)	2,532 (+13%)	8mo	$377,990	$149	59
2515 Feather Green Trl	0.63mi	4/2.5	2,258 (+1%)	12mo	$279,900	$124	56
1830 Bravos Manor Ln	0.74mi	4/2.5	2,246 (+0%)	8mo	$280,000	$125	54
2611 Cottage Step Trl Trl	0.66mi	4/2.5	2,392 (+7%)	2mo	$295,000	$123	53
2406 Grove View Trl	0.74mi	4/2.0	2,165 (-3%)	2mo	$297,500	$137	52
2215 Hidden Embers Path	0.69mi	4/2.5	2,403 (+7%)	8mo	$310,000	$129	45
1931 Acorn Glen Trl	0.69mi	4/2.5	2,480 (+11%)	1mo	$279,900	$113	45
2511 Oakleaf Ash Ln	0.45mi	4/2.5	2,571 (+15%)	8mo	$349,000	$136	44
1943 Bravos Manor Ln	0.75mi	4/2.0	2,053 (-8%)	12mo	$299,900	$146	36

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: -22.9%
• Equity multiple: 0.15×
• Total profit: $-93,246
• Equity at exit: $76,378

10-year hold

• IRR: -22.8%
• Equity multiple: -0.37×
• Total profit: $-150,147
• Equity at exit: $65,605

Cash invested: $109,612 (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: 9.4×

Monthly cashflow live

• Estimated rent: $3,289 medium
• Mortgage (P&I): −$2,053
• Tax est. 1.5%: −$489 /mo · $5,872/yr
• Insurance: −$163
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$54
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $-588

Break-even live

Break-even rent $4,033

Max offer price $306,393

Occupancy floor —

Sensitivity live

Price	-10% $-317	-5% $-453	+0% $-588	+5% $-723	+10% $-858
Rent	-10% $-848	-5% $-718	+0% $-588	+5% $-458	+10% $-328
Rate	-1.0pp $-391	-0.5pp $-488	base $-588	+0.5pp $-689	+1.0pp $-793

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: $97,868
• Closing costs: $11,744
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2642 Sunlit Meadow Trl Fresno, TX	5.0	3.5	2785	$4,000	$1.44	45d	1	0.49mi
3106 Presley Jane Ct Missouri City, TX	3.0	2.0	2109	$2,271	$1.08	7d	1	1.37mi
3218 Clayton Terrace Dr Missouri City, TX	4.0	3.0	2278	$2,395	$1.05	21d	1	1.47mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 15 events

1. 2026-06-21
   days on market $370,635 Active 61 DOM
2. 2026-06-18
   days on market $370,635 Active 58 DOM
3. 2026-06-17
   days on market $370,635 Active 57 DOM
4. 2026-06-16
   days on market $370,635 Active 56 DOM
5. 2026-06-15
   days on market $370,635 Active 55 DOM
6. 2026-06-13
   days on market $370,635 Active 53 DOM
7. 2026-06-09
   pricedays on market $370,635 Active 49 DOM
8. 2026-06-07
   days on market $368,635 Active 47 DOM
9. 2026-06-04
   days on market $368,635 Active 44 DOM
10. 2026-06-03
    days on market $368,635 Active 43 DOM
11. 2026-06-02
    days on market $368,635 Active 42 DOM
12. 2026-06-01
    days on market $368,635 Active 41 DOM
13. 2026-05-31
    days on market $368,635 Active 40 DOM
14. 2026-05-04
    price $368,635 429-char remark
15. 2026-04-16
    listed $353,635 Active 429-char remark

ⓘ 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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,463
• − Mortgage interest: −$21,928
• − Property taxes: −$5,872
• − Insurance: −$7,076
• − Repairs & maintenance: −$3,157
• − Management: −$3,157
• − HOA: −$648
• − Depreciation: −$11,388
• Taxable loss: −$13,764
• Est. tax savings @ 24.0%: +$3,303
• After-tax cash flow: $-3,752/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 · 3 photos

Excellent 100/100 None rehab

This is a new construction home with excellent condition and no repairs or maintenance needed. It is move-in ready and ideal for both resale and rental.

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

+4.8% since first listed

3 events — show timeline

• 2026-06-08 Price Changed $370,635 HARMLS
• 2026-05-04 Price Changed $368,635 HARMLS
• 2026-04-16 Listed $353,635 HARMLS