1137 Sunlit Cir · Pattison, TX 77423

$289,990

4 bd · 2.5 ba · 2,406 sqft · SingleFamily · 128 Days on market

Built 2026 Good condition $121/sqft · 13% below area Est $334k · 13% under $100/mo HOA · 4% of rent ↓ 4% 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).

• ARV discount +13.4/15.0
• Cash flow +9.1/30.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into your next home and be greeted by a flex room and the stairs leading to the second floor. As you continue through the main level, you'll find the kitchen, dining area, and family room, with a back patio located just off the dining space. On the opposite side of the family room, there's a powder bath, coat closet, mudroom, and access to the two-car garage. Upstairs, a loft connects three additional bedrooms-one featuring a walk-in closet-and a shared full bath. A laundry room is conveniently located across from the third bedroom. On the opposite side of the loft, you'll find the primary bedroom, complete with a walk-in closet and private primary bath.

Key facts

• Large island
• Soft close cabinets
• Granite countertops

Tags

• OPEN CONCEPT MAIN LEVEL
• GRANITE COUNTERTOPS
• LARGE ISLAND
• SOFT CLOSE CABINETS
• STAINLESS STEEL APPLIANCES
• FLEXIBLE LIVING SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (17.9% below list).
• Recommended offer: $238k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.4% in Pattison — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#876 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: schools F, 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.
• Market conditions: Rents soft (-1.0%/yr); 997 active listings in the ZIP; solid renter incomes; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).
• This rent runs 34% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $9k 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 128 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $238,001 (17.9% 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 128 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 10.2

CMA / ARV

• ARV (median comp): $334,140
• List price: $289,990
• Delta: -13.21%
• 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
1136 Sunlit Cir	0.03mi	4/2.5	2,338 (-3%)	0mo	$354,490	$152	94
1088 Sunlit Cir	0.10mi	4/2.5	2,338 (-3%)	1mo	$279,990	$120	89
3041 Duskshine Dr	0.39mi	4/3.0	2,410 (+0%)	1mo	$383,990	$159	79
1020 Daybreak Dr	0.08mi	4/2.5	2,717 (+13%)	1mo	$369,540	$136	74
1184 Sunlit Cir	0.07mi	4/2.5	2,717 (+13%)	1mo	$380,290	$140	74
3036 Avalos Dr	0.61mi	4/3.0	2,410 (+0%)	2mo	$404,990	$168	68
1116 Sunlit Cir	0.06mi	5/3.0 (+1)	2,722 (+13%)	2mo	$380,790	$140	67
2085 Blue Mar Dr	0.33mi	4/3.0	2,172 (-10%)	1mo	$423,166	$195	66
1008 Sunlit Cir	0.12mi	5/3.0 (+1)	2,722 (+13%)	1mo	$375,040	$138	65
1060 Sunlit Cir	0.12mi	5/3.0 (+1)	2,722 (+13%)	1mo	$380,790	$140	64
2074 Solstice Landing Dr	0.61mi	4/2.5	2,263 (-6%)	1mo	$346,990	$153	61
1032 Selene Sky Dr	0.47mi	5/3.0 (+1)	2,733 (+14%)	1mo	$377,990	$138	48

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: -25.4%
• Equity multiple: 0.16×
• Total profit: $-68,125
• Equity at exit: $43,238

10-year hold

• IRR: -35.8%
• Equity multiple: -0.28×
• Total profit: $-104,240
• Equity at exit: $25,073

Cash invested: $81,197 (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 77423

• Rents YoY: -1.0%
• Active inventory: 997
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,380 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$100
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-224

Break-even live

Break-even rent $2,663

Max offer price $257,599

Occupancy floor —

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: $72,498
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 19 events

1. 2026-06-18
   days on market $289,990 Active 128 DOM
2. 2026-06-17
   days on market $289,990 Active 127 DOM
3. 2026-06-16
   days on market $289,990 Active 126 DOM
4. 2026-06-15
   days on market $289,990 Active 125 DOM
5. 2026-06-13
   days on market $289,990 Active 123 DOM
6. 2026-06-10
   pricestatus $289,990 Active 119 DOM
7. 2026-06-07
   statusdays on market $360,040 Pending 119 DOM
8. 2026-06-04
   days on market $360,040 Active 118 DOM
9. 2026-06-03
   days on market $360,040 Active 117 DOM
10. 2026-06-02
    days on market $360,040 Active 116 DOM
11. 2026-06-01
    pricedays on market $360,040 Active 115 DOM
12. 2026-05-31
    pricedays on market $289,990 Active 114 DOM
13. 2026-04-10
    price $274,990 667-char remark

    Show marketing remark (667 chars)

    Step into your next home and be greeted by a flex room and the stairs leading to the second floor. As you continue through the main level, you'll find the kitchen, dining area, and family room, with a back patio located just off the dining space. On the opposite side of the family room, there's a powder bath, coat closet, mudroom, and access to the two-car garage. Upstairs, a loft connects three additional bedrooms-one featuring a walk-in closet-and a shared full bath. A laundry room is conveniently located across from the third bedroom. On the opposite side of the loft, you'll find the primary bedroom, complete with a walk-in closet and private primary bath.

14. 2026-04-07
    price $274,990 917-char remark

    Show marketing remark (917 chars)

    BRAND NEW TWO STORY HOME WITH OPEN AND FLEXIBLE DESIGN Introducing the Solstice floorplan, a well designed two story home offering 4 bedrooms, 2.5 bathrooms, and approximately 2,406 square feet of comfortable living space. All bedrooms are located upstairs, creating a clear separation between entertaining and private areas, while the open concept main level connects the kitchen, dining, and living spaces for easy everyday living. The kitchen features granite countertops, a large island, and soft close cabinets and drawers, with stainless steel appliances included for added convenience. Flexible living space on the first floor provides room for work or relaxation, and the private primary suite upstairs includes a walk in closet and an en suite bathroom. A fully fenced backyard completes this inviting home in Sunterra Lakes, which provides a comfortable setting designed for modern living and everyday ease.

15. 2026-04-07
    price $269,990 917-char remark

    Show marketing remark (917 chars)

    BRAND NEW TWO STORY HOME WITH OPEN AND FLEXIBLE DESIGN Introducing the Solstice floorplan, a well designed two story home offering 4 bedrooms, 2.5 bathrooms, and approximately 2,406 square feet of comfortable living space. All bedrooms are located upstairs, creating a clear separation between entertaining and private areas, while the open concept main level connects the kitchen, dining, and living spaces for easy everyday living. The kitchen features granite countertops, a large island, and soft close cabinets and drawers, with stainless steel appliances included for added convenience. Flexible living space on the first floor provides room for work or relaxation, and the private primary suite upstairs includes a walk in closet and an en suite bathroom. A fully fenced backyard completes this inviting home in Sunterra Lakes, which provides a comfortable setting designed for modern living and everyday ease.

16. 2026-03-28
    price $274,990 917-char remark

    Show marketing remark (917 chars)

    BRAND NEW TWO STORY HOME WITH OPEN AND FLEXIBLE DESIGN Introducing the Solstice floorplan, a well designed two story home offering 4 bedrooms, 2.5 bathrooms, and approximately 2,406 square feet of comfortable living space. All bedrooms are located upstairs, creating a clear separation between entertaining and private areas, while the open concept main level connects the kitchen, dining, and living spaces for easy everyday living. The kitchen features granite countertops, a large island, and soft close cabinets and drawers, with stainless steel appliances included for added convenience. Flexible living space on the first floor provides room for work or relaxation, and the private primary suite upstairs includes a walk in closet and an en suite bathroom. A fully fenced backyard completes this inviting home in Sunterra Lakes, which provides a comfortable setting designed for modern living and everyday ease.

17. 2026-03-27
    listed $279,990 Active 667-char remark

    Show marketing remark (667 chars)

    Step into your next home and be greeted by a flex room and the stairs leading to the second floor. As you continue through the main level, you'll find the kitchen, dining area, and family room, with a back patio located just off the dining space. On the opposite side of the family room, there's a powder bath, coat closet, mudroom, and access to the two-car garage. Upstairs, a loft connects three additional bedrooms-one featuring a walk-in closet-and a shared full bath. A laundry room is conveniently located across from the third bedroom. On the opposite side of the loft, you'll find the primary bedroom, complete with a walk-in closet and private primary bath.

18. 2026-03-26
    price $279,990 917-char remark

    Show marketing remark (917 chars)

    BRAND NEW TWO STORY HOME WITH OPEN AND FLEXIBLE DESIGN Introducing the Solstice floorplan, a well designed two story home offering 4 bedrooms, 2.5 bathrooms, and approximately 2,406 square feet of comfortable living space. All bedrooms are located upstairs, creating a clear separation between entertaining and private areas, while the open concept main level connects the kitchen, dining, and living spaces for easy everyday living. The kitchen features granite countertops, a large island, and soft close cabinets and drawers, with stainless steel appliances included for added convenience. Flexible living space on the first floor provides room for work or relaxation, and the private primary suite upstairs includes a walk in closet and an en suite bathroom. A fully fenced backyard completes this inviting home in Sunterra Lakes, which provides a comfortable setting designed for modern living and everyday ease.

19. 2026-02-06
    listed $284,990 Active 917-char remark

    Show marketing remark (917 chars)

    BRAND NEW TWO STORY HOME WITH OPEN AND FLEXIBLE DESIGN Introducing the Solstice floorplan, a well designed two story home offering 4 bedrooms, 2.5 bathrooms, and approximately 2,406 square feet of comfortable living space. All bedrooms are located upstairs, creating a clear separation between entertaining and private areas, while the open concept main level connects the kitchen, dining, and living spaces for easy everyday living. The kitchen features granite countertops, a large island, and soft close cabinets and drawers, with stainless steel appliances included for added convenience. Flexible living space on the first floor provides room for work or relaxation, and the private primary suite upstairs includes a walk in closet and an en suite bathroom. A fully fenced backyard completes this inviting home in Sunterra Lakes, which provides a comfortable setting designed for modern living and everyday ease.

ⓘ 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: $28,560
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − HOA: −$1,200
• − Depreciation: −$8,436
• Taxable loss: −$7,689
• Est. tax savings @ 24.0%: +$1,845
• After-tax cash flow: $-841/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 · 2 photos

Good 80/100 None rehab

This two-story home is in good condition with a modern kitchen and bathrooms, and a well-maintained exterior. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Resale Kitchen backsplash — A backsplash can add a modern touch and increase the kitchen's value.
• Resale Bathroom updates — Updating bathrooms can improve the home's overall appeal and value.
• Resale Flooring in bathrooms — Upgrading flooring in bathrooms can enhance the home's overall appeal and value.
• Both Lighting upgrades — Modern lighting can improve the home's ambiance and increase its value.
• Both Smart home integration — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen backsplash — A backsplash can add a modern touch and increase the kitchen's value. ↑
• Resale Bathroom updates — Updating bathrooms can improve the home's overall appeal and value. ↑
• Resale Flooring in bathrooms — Upgrading flooring in bathrooms can enhance the home's overall appeal and value. ↑
• Both Lighting upgrades — Modern lighting can improve the home's ambiance and increase its value. ↑
• Both Smart home integration — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

Livability — Pattison

• Score: 63/100
• State rank: #876
• US rank: #15789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Waller County · 18,767 people
• City population: 18,767
• 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: 20.0

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%

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%

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

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

-3.5% since first listed

7 events — show timeline

• 2026-04-10 Price Changed $274,990 Zillow
• 2026-04-07 Price Changed $274,990 HARMLS
• 2026-04-07 Price Changed $269,990 HARMLS
• 2026-03-28 Price Changed $274,990 HARMLS
• 2026-03-27 Listed $279,990 Zillow
• 2026-03-26 Price Changed $279,990 HARMLS
• 2026-02-06 Listed $284,990 HARMLS