1008 Wilson Dr · Rosenberg, TX 77471

$140,000

3 bd · 2.0 ba · 1,552 sqft · SingleFamily public records · 1 Days on market

Built 1953 0.31 ac lot Est $239k · 41% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity! Situated on an oversized lot of more than a quarter acre, this property offers excellent potential in a desirable location in Rosenberg, conveniently located near U. S. Highway 90 and just minutes from Interstate 69/U. S. Highway 59. This estate-owned property presents a unique opportunity for investors, builders, or buyers seeking their next project. The current heirs have limited knowledge of the property's condition and history. Property is being sold as-is, and cash offers only will be considered. Don't miss this chance to unlock the potential of a generously sized lot in a growing area.

Key facts

• Generously sized lot
• Oversized lot
• 0.31 acre lot

Tags

• OVERSIZED LOT
• GENEROUSLY SIZED LOT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first level entry)
• Construction: Built in 1953; Unknown construction materials; Slab foundation; Composition roof
• Exterior features: Subdivision lot; Lot about 0.31 acres

Interior

• Bedrooms: Three first-level bedrooms
• Bathrooms: One full bathroom
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 11.6% vs local median 3.4% in Rosenberg — 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 62/100 on livability (#922 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D-, amenities F, commute 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 (-1.0%/yr); 716 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.90%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $239,008
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Lindsey Dr	0.23mi	3/2.0	1,638 (+6%)	22mo	$239,900	$146	61
1215 Courtney Dr	0.57mi	3/2.0	1,721 (+11%)	3mo	$275,000	$160	52
1508 Hawthorn Dr	0.62mi	3/2.0	1,602 (+3%)	16mo	$228,000	$142	52
5014 Fairwater Ct	0.63mi	3/2.0	1,620 (+4%)	15mo	$250,000	$154	51
4430 Misty Woods Trl	0.65mi	3/2.0	1,399 (-10%)	10mo	$245,000	$175	45
4702 Gentle Rain Ln	0.54mi	3/2.0	1,380 (-11%)	15mo	$239,000	$173	44
5023 Vancouver Blvd	0.46mi	4/2.0 (+1)	1,657 (+7%)	24mo	$241,000	$145	42
1504 Holly Cir	0.45mi	3/2.0	1,759 (+13%)	22mo	$180,000	$102	39

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $10,790
• Equity at exit: $20,874

10-year hold

• IRR: 13.8%
• Equity multiple: 1.95×
• Total profit: $37,422
• Equity at exit: $12,105

Cash invested: $39,200 (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 77471

• Home prices YoY: -19.3%
• Rents YoY: -1.0%
• Active inventory: 716
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$734
• Tax from tax record: −$177 /mo · $2,118/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $618

Break-even live

Break-even rent $1,227

Max offer price $140,000

Occupancy floor 64%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Wilson Dr Rosenberg, TX	3.0	2.0	1835	$2,171	$1.18	43d	1	0.23mi
4726 Reading Rd Rosenberg, TX	3.0	2.0	1060	$1,275	$1.20	43d	1	0.44mi
4720 Reading Rd Rosenberg, TX	2.0–3.0	1.0–2.0	930	$1,422	$1.53	2d	15	0.44mi
4932 Vancouver Blvd Richmond, TX	3.0	2.0	1321	$3,500	$2.65	12d	1	0.48mi
1803 Cypress Dr Richmond, TX	3.0	2.0	1601	$1,875	$1.17	24d	1	0.62mi
1806 Mustang Dr Richmond, TX	3.0	2.0	1296	$1,100	$0.85	43d	1	0.71mi
24500 Wildwood Park Rd Richmond, TX	1.0–2.0	1.0–2.0	999	$2,068	$2.07	1d	19	1.33mi
3828 Avenue N Rosenberg, TX	3.0	2.0	1238	$1,650	$1.33	43d	1	1.42mi

Listing history 2 events

1. 2026-06-17
   remarks 624-char remark
2. 2026-06-17
   listed $140,000 Active 1 DOM

ⓘ 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: $2,118 · $177/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$444/yr (+$37/mo · 20.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 19 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: $24,100
• − Mortgage interest: −$7,842
• − Property taxes: −$2,118
• − Insurance: −$700
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$4,073
• Taxable income: $5,511
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $6,088/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: 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 — Rosenberg

• Score: 62/100
• State rank: #922
• US rank: #16414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosenberg, TX
• County: Fort Bend County · 836,777 people
• City population: 115,151
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 45,325
• Household income: $73,186
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1688.0

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: Hispanic / Latino 56% White 23% Two or more races 21% Black 12% Asian 7%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 57% English-only · Spanish 35% Tagalog/Filipino 2% 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: ▼ -74.06%
• Current HPI: 309.5425
• Rent YoY: ▼ -0.97%
• 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

1 event — show timeline

• 2026-06-17 Listed $140,000 HARMLS

Property tax history

+3.9%/yr

Latest (2025): $2,118 · -21.5% YoY. Source: county tax records.