6726 Gettysburg Dr · Sugar Land, TX 77469

$219,900

3 bd · 2.0 ba · 1,532 sqft · SingleFamily public records · 130 Days on market

Built 1978 6,686 sqft lot $144/sqft · 8% below area Est $240k · 8% under $13/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).

• ARV discount +11.2/15.0
• Cash flow +11.0/30.0
• Schools +4.6/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Renovated & Move-In Ready – 6726 Gettysburg Dr! This beautifully updated 3-bedroom, 2-bath home with a spacious bonus room is ready for new owners! Everything has been redone—new vinyl plank flooring, fresh carpet, and brand-new paint throughout. The kitchen features new stainless steel appliances and flows into a bright, open living space with updated LED lighting and ceiling fans. Both bathroom showers have been redone with modern tile showers, and the primary bathroom got a complete makeover. Other highlights: New water heater, Roof & AC are about 5 years old, Great layout with extra room for a home office, playroom, or second living area. You’ll love the fresh, clean feel and all the modern touches. Come check it out and see why this one won’t last long!

Key facts

• Fully renovated
• Modern tile showers
• Move in ready

Tags

• FULLY RENOVATED
• MOVE IN READY
• NEW VINYL PLANK FLOORING
• NEW STAINLESS STEEL APPLIANCES
• UPDATED LED LIGHTING
• MODERN TILE SHOWERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (8.6% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 2.6% in Sugar Land — 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 80/100 on livability (#38 in TX, #1,758 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, 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.
• Zoned schools: William Velasquez (math 36% / reading 37%, grade F, #1,883 of 4,322 statewide, top 44%, 497 students, 57% FRL); Reading J H (math 61% / reading 63%, grade B+, #134 of 1,662 statewide, top 8%, 1,588 students, 28% FRL); George Ranch H S (math 52% / reading 76%, grade B-, #224 of 1,632 statewide, top 14%, 2,511 students, 27% FRL).
• Market conditions: Rents soft (-1.8%/yr); 1345 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 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 $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

• It's been on market 130 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,512 (12.0% 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 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.91% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 9.1

CMA / ARV

• ARV (median comp): $239,541
• List price: $219,900
• Delta: -8.20%
• 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
6724 Pickett Dr	0.06mi	3/2.0	1,459 (-5%)	2mo	$250,000	$171	88
6731 Gettysburg Dr	0.03mi	3/2.0	1,628 (+6%)	2mo	$254,900	$157	87
6915 Kearney Dr	0.21mi	4/2.0 (+1)	1,517 (-1%)	2mo	$250,000	$165	82
6918 Gettysburg Dr	0.19mi	3/2.0	1,628 (+6%)	1mo	$239,000	$147	80
218 Tara Plantation Dr	0.34mi	3/2.0	1,580 (+3%)	3mo	$235,000	$149	77
213 Willoughby Dr	0.36mi	3/2.0	1,470 (-4%)	2mo	$244,880	$167	75
535 Shenandoah Dr	0.35mi	3/2.0	1,470 (-4%)	2mo	$225,000	$153	75
627 Stonewall Dr	0.28mi	3/2.0	1,419 (-7%)	2mo	$235,000	$166	73
7126 Sharpsburg Dr	0.53mi	3/2.0	1,580 (+3%)	4mo	$242,000	$153	67
6603 Harpers Dr	0.28mi	3/2.0	1,732 (+13%)	3mo	$255,000	$147	63
6930 Kearney Dr	0.27mi	3/2.0	1,303 (-15%)	1mo	$219,999	$169	62
7226 Buchanan Dr	0.60mi	3/2.0	1,740 (+14%)	1mo	$269,990	$155	49

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: -23.0%
• Equity multiple: 0.23×
• Total profit: $-47,192
• Equity at exit: $32,788

10-year hold

• IRR: -29.7%
• Equity multiple: -0.15×
• Total profit: $-70,805
• Equity at exit: $19,013

Cash invested: $61,572 (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 77469

• Home prices YoY: -25.1%
• Rents YoY: -1.8%
• Active inventory: 1345
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$422 /mo · $5,060/yr
• Insurance: −$92
• HOA: −$13
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-91

Break-even live

Break-even rent $2,126

Max offer price $203,829

Occupancy floor 100%

Sensitivity live

Price	-10% $34	-5% $-29	+0% $-91	+5% $-153	+10% $-215
Rent	-10% $-250	-5% $-170	+0% $-91	+5% $-12	+10% $68
Rate	-1.0pp $20	-0.5pp $-35	base $-91	+0.5pp $-148	+1.0pp $-206

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6826 Blue Ridge Dr Richmond, TX	3.0	2.0	1580	$1,769	$1.12	45d	1	0.11mi
6915 Renfro Dr Richmond, TX	4.0	2.0	1517	$1,745	$1.15	22d	1	0.28mi
1601 Crabb River Rd Richmond, TX	2.0	2.0	1149	$1,939	$1.69	20d	1	0.73mi
5200 Pointe West Cir Richmond, TX	1.0–3.0	1.0–2.0	1125	$2,550	$2.27	0d	16	1.32mi
5200 Pointe West Cir Richmond, TX	2.0	2.0	1149	$1,939	$1.69	45d	1	1.32mi
5200 Pointe West Cir Richmond, TX	2.0	2.0	1149	$1,939	$1.69	26d	1	1.32mi
5200 Pointe West Cir Unit 5233 Richmond, TX	3.0	2.0	1507	$2,429	$1.61	45d	1	1.34mi
5200 Pointe West Cir Unit 3174 Richmond, TX	3.0	2.0	1507	$2,306	$1.53	18d	1	1.34mi
5200 Pointe West Cir Unit 2174 Richmond, TX	2.0	2.0	1149	$1,943	$1.69	18d	1	1.34mi
5200 Pointe West Cir Unit 5237 Richmond, TX	2.0	2.0	1244	$2,152	$1.73	45d	1	1.34mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-15
   days on market $219,900 Pending 130 DOM
2. 2026-06-13
   days on market $219,900 Pending 128 DOM
3. 2026-06-10
   days on market $219,900 Pending 124 DOM
4. 2026-06-08
   days on market $219,900 Pending 123 DOM
5. 2026-06-07
   statusdays on market $219,900 Pending 122 DOM
6. 2026-06-04
   days on market $219,900 Active 119 DOM
7. 2026-06-03
   days on market $219,900 Active 118 DOM
8. 2026-06-02
   days on market $219,900 Active 117 DOM
9. 2026-06-01
   days on market $219,900 Active 116 DOM
10. 2026-05-31
    days on market $219,900 Active 115 DOM
11. 2026-04-20
    status Active 806-char remark

    Show marketing remark (806 chars)

    Fully Renovated & Move-In Ready – 6726 Gettysburg Dr! This beautifully updated 3-bedroom, 2-bath home with a spacious bonus room is ready for new owners! Everything has been redone—new vinyl plank flooring, fresh carpet, and brand-new paint throughout. The kitchen features new stainless steel appliances and flows into a bright, open living space with updated LED lighting and ceiling fans. Both bathroom showers have been redone with modern tile showers, and the primary bathroom got a complete makeover. Other highlights: New water heater, Roof & AC are about 5 years old, Great layout with extra room for a home office, playroom, or second living area. You’ll love the fresh, clean feel and all the modern touches. Come check it out and see why this one won’t last long!

12. 2026-04-18
    status Pending 806-char remark

    Show marketing remark (806 chars)

    Fully Renovated & Move-In Ready – 6726 Gettysburg Dr! This beautifully updated 3-bedroom, 2-bath home with a spacious bonus room is ready for new owners! Everything has been redone—new vinyl plank flooring, fresh carpet, and brand-new paint throughout. The kitchen features new stainless steel appliances and flows into a bright, open living space with updated LED lighting and ceiling fans. Both bathroom showers have been redone with modern tile showers, and the primary bathroom got a complete makeover. Other highlights: New water heater, Roof & AC are about 5 years old, Great layout with extra room for a home office, playroom, or second living area. You’ll love the fresh, clean feel and all the modern touches. Come check it out and see why this one won’t last long!

13. 2026-03-20
    status Active 806-char remark

    Show marketing remark (806 chars)

    Fully Renovated & Move-In Ready – 6726 Gettysburg Dr! This beautifully updated 3-bedroom, 2-bath home with a spacious bonus room is ready for new owners! Everything has been redone—new vinyl plank flooring, fresh carpet, and brand-new paint throughout. The kitchen features new stainless steel appliances and flows into a bright, open living space with updated LED lighting and ceiling fans. Both bathroom showers have been redone with modern tile showers, and the primary bathroom got a complete makeover. Other highlights: New water heater, Roof & AC are about 5 years old, Great layout with extra room for a home office, playroom, or second living area. You’ll love the fresh, clean feel and all the modern touches. Come check it out and see why this one won’t last long!

14. 2026-03-16
    status Pending 806-char remark

    Show marketing remark (806 chars)

    Fully Renovated & Move-In Ready – 6726 Gettysburg Dr! This beautifully updated 3-bedroom, 2-bath home with a spacious bonus room is ready for new owners! Everything has been redone—new vinyl plank flooring, fresh carpet, and brand-new paint throughout. The kitchen features new stainless steel appliances and flows into a bright, open living space with updated LED lighting and ceiling fans. Both bathroom showers have been redone with modern tile showers, and the primary bathroom got a complete makeover. Other highlights: New water heater, Roof & AC are about 5 years old, Great layout with extra room for a home office, playroom, or second living area. You’ll love the fresh, clean feel and all the modern touches. Come check it out and see why this one won’t last long!

15. 2026-03-13
    price $219,900 806-char remark

    Show marketing remark (806 chars)

    Fully Renovated & Move-In Ready – 6726 Gettysburg Dr! This beautifully updated 3-bedroom, 2-bath home with a spacious bonus room is ready for new owners! Everything has been redone—new vinyl plank flooring, fresh carpet, and brand-new paint throughout. The kitchen features new stainless steel appliances and flows into a bright, open living space with updated LED lighting and ceiling fans. Both bathroom showers have been redone with modern tile showers, and the primary bathroom got a complete makeover. Other highlights: New water heater, Roof & AC are about 5 years old, Great layout with extra room for a home office, playroom, or second living area. You’ll love the fresh, clean feel and all the modern touches. Come check it out and see why this one won’t last long!

16. 2026-02-24
    price $229,900 806-char remark

    Show marketing remark (806 chars)

    Fully Renovated & Move-In Ready – 6726 Gettysburg Dr! This beautifully updated 3-bedroom, 2-bath home with a spacious bonus room is ready for new owners! Everything has been redone—new vinyl plank flooring, fresh carpet, and brand-new paint throughout. The kitchen features new stainless steel appliances and flows into a bright, open living space with updated LED lighting and ceiling fans. Both bathroom showers have been redone with modern tile showers, and the primary bathroom got a complete makeover. Other highlights: New water heater, Roof & AC are about 5 years old, Great layout with extra room for a home office, playroom, or second living area. You’ll love the fresh, clean feel and all the modern touches. Come check it out and see why this one won’t last long!

17. 2026-02-05
    listed $240,000 Active 806-char remark

    Show marketing remark (806 chars)

    Fully Renovated & Move-In Ready – 6726 Gettysburg Dr! This beautifully updated 3-bedroom, 2-bath home with a spacious bonus room is ready for new owners! Everything has been redone—new vinyl plank flooring, fresh carpet, and brand-new paint throughout. The kitchen features new stainless steel appliances and flows into a bright, open living space with updated LED lighting and ceiling fans. Both bathroom showers have been redone with modern tile showers, and the primary bathroom got a complete makeover. Other highlights: New water heater, Roof & AC are about 5 years old, Great layout with extra room for a home office, playroom, or second living area. You’ll love the fresh, clean feel and all the modern touches. Come check it out and see why this one won’t last long!

18. 2026-01-26
    historical
19. 2025-07-26
    listed $240,000 Active
20. 2025-05-30
    soldstatus Sold
21. 2025-05-27
    soldstatus
22. 2025-05-12
    status Pending
23. 2025-05-12
    listed $130,000 Active
24. 2025-05-08
    historical $130,000

ⓘ 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: $5,060 · $422/mo
• Projected year-2 tax: $5,060 · $422/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $24,129
• − Mortgage interest: −$12,318
• − Property taxes: −$5,060
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − HOA: −$156
• − Depreciation: −$6,397
• Taxable loss: −$4,762
• Est. tax savings @ 24.0%: +$1,143
• After-tax cash flow: $51/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 — Sugar Land

• Score: 80/100
• State rank: #38
• US rank: #1758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fort Bend County · 836,777 people
• City population: 168,209
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,826
• Household income: $102,125
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 1292.0

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: Hispanic / Latino 29% White 27% Black 25% Two or more races 15% Asian 15%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Vietnam, China
• Languages at home: 65% English-only · Spanish 17% Other Indo-European 7% Other Asian/Pacific 2%

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: ▼ -78.66%
• Current HPI: 234.9892
• Rent YoY: ▼ -1.81%
• 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

+69.2% since first listed

14 events — show timeline

• 2026-04-20 Relisted — HARMLS
• 2026-04-18 Pending — HARMLS
• 2026-03-20 Relisted — HARMLS
• 2026-03-16 Pending — HARMLS
• 2026-03-13 Price Changed $219,900 HARMLS
• 2026-02-24 Price Changed $229,900 HARMLS
• 2026-02-05 Listed $240,000 HARMLS
• 2026-01-26 Listing Removed — HARMLS
• 2025-07-26 Listed $240,000 HARMLS
• 2025-05-30 Sold (MLS) — HARMLS
• 2025-05-27 Sold (Public Records) — Public Records
• 2025-05-12 Pending — HARMLS
• 2025-05-12 Listed $130,000 HARMLS
• 2025-05-08 Coming Soon $130,000 HARMLS

Property tax history

+5.4%/yr

Latest (2025): $5,060 · +3.5% YoY. Source: county tax records.