13805 Imperial Ct · Sugar Land, TX 77498

$285,000

3 bd · 2.0 ba · 2,416 sqft · SingleFamily public records · 71 Days on market

Built 1972 0.35 ac lot $118/sqft · 5% below area Est $301k · 5% under ↓ 25% 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 +9.9/15.0
• Cash flow +8.2/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come & Discover this Hidden Treasure ! Handy Man Special ! Just need some Tender Love & Care! Located in the heart of Sugar Land, zoned to A++ rated Fort Bend schools. This 4 bedroom / 2 bath home is on a huge corner lot, with plenty of space to enjoy the outdoors. Huge 15,000 sqft lot size on cul-d-sac. Enjoy the Mature trees, the lush landscaping and plenty of space to enjoy yourself and family. Enjoy a quiet evening by the fire or enjoy nature indoors with your very own, atrium. Large master, with space for a sitting area. This is truly your neighborhood home, enjoying meeting your neighbors, or taking walks around the neighborhood. Minutes from Town Center, shopping, great restaurants and First Colony Mall. Great opportunity in Sugar Land. Easy access to Hwy 90/ Hwy 59/ Hwy 6, stop by to see this home today.

Key facts

• 0.35 acre lot
• Garage
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (20.5% below list).
• Recommended offer: $227k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• 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.
• Market conditions: Rents flat; 277 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $9k 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 71 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $226,714 (20.5% 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. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.80% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 10.5

CMA / ARV

• ARV (median comp): $301,374
• List price: $285,000
• Delta: -5.43%
• 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
13802 Lynnwood Ln	0.03mi	3/2.0	2,385 (-1%)	1mo	$349,500	$147	96
2007 Sunflower Ct	0.48mi	3/2.5	2,339 (-3%)	4mo	$431,990	$185	67
2015 Gardenia Ct	0.62mi	3/2.5	2,365 (-2%)	4mo	$428,990	$181	63
2022 Gardenia Ct	0.65mi	3/2.5	2,371 (-2%)	4mo	$441,990	$186	61
1823 Pinewood Ct	0.22mi	4/2.5 (+1)	2,108 (-13%)	1mo	$285,000	$135	61
2007 Magnolia Ct	0.55mi	4/2.5 (+1)	2,325 (-4%)	4mo	$461,990	$199	58
2002 Gardenia Ct	0.63mi	3/2.5	2,319 (-4%)	5mo	$464,990	$201	58
13407 Beacon St	0.61mi	4/2.5 (+1)	2,336 (-3%)	4mo	$467,990	$200	56
1251 Misty Lake Ct	0.62mi	4/3.0 (+1)	2,514 (+4%)	3mo	$570,000	$227	53
2207 Desert Vine Ct	0.54mi	3/2.5	2,654 (+10%)	4mo	$438,000	$165	53
2006 Magnolia Ct	0.57mi	4/2.5 (+1)	2,691 (+11%)	5mo	$489,990	$182	44
1102 Ashdale Dr	0.71mi	3/3.0	2,105 (-13%)	6mo	$275,000	$131	36

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 · 0.61% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.14×
• Total profit: $-68,462
• Equity at exit: $42,494

10-year hold

• IRR: -33.1%
• Equity multiple: -0.28×
• Total profit: $-102,030
• Equity at exit: $24,642

Cash invested: $79,800 (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 77498

• Home prices YoY: -10.6%
• Rents YoY: 0.6%
• Active inventory: 277
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,267 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$445 /mo · $5,344/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-268

Break-even live

Break-even rent $2,606

Max offer price $237,726

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13935 Charterhouse Way Sugar Land, TX	4.0	2.0	2232	$2,500	$1.12	44d	1	0.40mi
1911 Michele Dr Sugar Land, TX	3.0	2.0	1736	$2,100	$1.21	3d	1	0.43mi
14810 Horse Creek Ln Sugar Land, TX	4.0	3.0	2600	$2,400	$0.92	44d	1	0.78mi
2414 Chelston Ct Sugar Land, TX	3.0	2.0	1736	$2,198	$1.27	3d	1	1.07mi
12826 Careywood Dr Sugar Land, TX	3.0	2.0	1836	$2,200	$1.20	12d	1	1.14mi
10527 Westedge Dr Sugar Land, TX	4.0	2.0	1604	$1,800	$1.12	44d	1	1.32mi
10515 Long River Dr Sugar Land, TX	3.0	2.0	1584	$1,695	$1.07	22d	1	1.37mi

Listing history 26 events

1. 2026-06-18
   days on market $285,000 Active 71 DOM
2. 2026-06-17
   days on market $285,000 Active 70 DOM
3. 2026-06-16
   days on market $285,000 Active 69 DOM
4. 2026-06-15
   days on market $285,000 Active 68 DOM
5. 2026-06-13
   days on market $285,000 Active 66 DOM
6. 2026-06-09
   days on market $285,000 Active 62 DOM
7. 2026-06-07
   days on market $285,000 Active 60 DOM
8. 2026-06-04
   days on market $285,000 Active 57 DOM
9. 2026-06-03
   days on market $285,000 Active 56 DOM
10. 2026-06-02
    days on market $285,000 Active 55 DOM
11. 2026-06-01
    days on market $285,000 Active 54 DOM
12. 2026-05-31
    days on market $285,000 Active 53 DOM
13. 2026-04-08
    listed $285,000 Active 831-char remark

    Show marketing remark (831 chars)

    Come & Discover this Hidden Treasure ! Handy Man Special ! Just need some Tender Love & Care! Located in the heart of Sugar Land, zoned to A++ rated Fort Bend schools. This 4 bedroom / 2 bath home is on a huge corner lot, with plenty of space to enjoy the outdoors. Huge 15,000 sqft lot size on cul-d-sac. Enjoy the Mature trees, the lush landscaping and plenty of space to enjoy yourself and family. Enjoy a quiet evening by the fire or enjoy nature indoors with your very own, atrium. Large master, with space for a sitting area. This is truly your neighborhood home, enjoying meeting your neighbors, or taking walks around the neighborhood. Minutes from Town Center, shopping, great restaurants and First Colony Mall. Great opportunity in Sugar Land. Easy access to Hwy 90/ Hwy 59/ Hwy 6, stop by to see this home today.

14. 2024-04-24
    historical
15. 2024-04-13
    historical $2,000
16. 2024-03-01
    price $2,000
17. 2023-12-30
    price $330,000
18. 2023-12-09
    price $340,000
19. 2023-10-11
    price $355,000
20. 2023-09-27
    price $2,200
21. 2023-09-24
    price $360,000
22. 2023-09-21
    listed $2,300
23. 2023-08-31
    price $365,000
24. 2023-08-26
    price $375,000
25. 2023-08-18
    listed $380,000 Active
26. 1997-06-12
    soldstatus

ⓘ 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: $5,344 · $445/mo
• Projected year-2 tax: $5,344 · $445/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,206
• − Mortgage interest: −$15,964
• − Property taxes: −$5,344
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − Depreciation: −$8,291
• Taxable loss: −$8,171
• Est. tax savings @ 24.0%: +$1,961
• After-tax cash flow: $-1,250/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 — 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

• Census place: Sugar Land, TX
• County: Fort Bend County · 836,777 people
• City population: 168,209
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,806
• Household income: $100,950
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 1252.0

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: Asian 28% White 27% Hispanic / Latino 22% Black 20% Two or more races 9%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 1% Ukrainian 1% Arab 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 18% Other Indo-European 10% Vietnamese 7%

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: ▼ -29.01%
• Current HPI: 245.1437
• Rent YoY: ▲ 0.61%
• 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

-25.0% since first listed

14 events — show timeline

• 2026-04-08 Listed $285,000 HARMLS
• 2024-04-24 Listing Removed — HARMLS
• 2024-04-13 Rental Removed $2,000 HARMLS
• 2024-03-01 Price Changed $2,000 HARMLS
• 2023-12-30 Price Changed $330,000 HARMLS
• 2023-12-09 Price Changed $340,000 HARMLS
• 2023-10-11 Price Changed $355,000 HARMLS
• 2023-09-27 Price Changed $2,200 HARMLS
• 2023-09-24 Price Changed $360,000 HARMLS
• 2023-09-21 Listed for Rent $2,300 HARMLS
• 2023-08-31 Price Changed $365,000 HARMLS
• 2023-08-26 Price Changed $375,000 HARMLS
• 2023-08-18 Listed $380,000 HARMLS
• 1997-06-12 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $5,344 · -5.1% YoY. Source: county tax records.