1711 Surrey Ct · Pecan Grove, TX 77406

$379,999

3 bd · 3.0 ba · 2,306 sqft · SingleFamily public records · 132 Days on market

Built 1983 0.36 ac lot $165/sqft · 12% above area Est $404k · 6% under $23/mo HOA · 1% of rent ↓ 11% since listing

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Why this score? — see what drove the F 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 +10.2/15.0
• Schools +4.5/10.0
• Cash flow +4.1/30.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh opportunity in Pecan Grove! Welcome to 1711 Surrey Ct, a beautifully updated home on one of the largest corner cul-de-sac lots in the community (15,531 sq. ft.), located in the desirable Pecan Grove golf course neighborhood—home to the Pecan Grove Golf Club. The property offers a total of 2,746 sq. ft., which includes the main home plus a 440 sq. ft. garage apartment with full bath, A/C, and mini kitchen—ideal for guests, multigenerational living, a home office, or income potential. Recent updates include a new roof, waterproof laminate flooring, quartz countertops, refreshed bathrooms, double oven, sleek vent hood, and fresh interior and exterior paint. Enjoy a bright game room, porte-cochere with privacy gate, tree-filled backyard, and new storage shed. Surrounded by parks, mature trees, and golf-course amenities, this move-in-ready home offers space, flexibility, and lifestyle at an excellent value. Schedule your showing today!

Key facts

• Quartz countertops
• Garage apartment
• Refreshed bathrooms

Tags

• CORNER CUL-DE-SAC LOT
• GARAGE APARTMENT
• NEW ROOF
• WATERPROOF LAMINATE FLOORING
• QUARTZ COUNTERTOPS
• REFRESHED BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (48.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (40.2% below list).
• Recommended offer: $194k (48.9% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 2.1% in Pecan Grove — 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 72/100 on livability (#256 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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 soft (-1.6%/yr); 1222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $3k of loan paydown is wiped out by about $11k 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 132 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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: major flood risk; 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 $194,168 (48.9% 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 132 days. Have you received any prior offers? Is the seller open to a 49% 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. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 2.97%
• Cash-on-cash: -11.86%
• DSCR: 0.47
• GRM: 13.9

CMA / ARV

• ARV (median comp): $403,896
• List price: $379,999
• Delta: -5.92%
• 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
1915 Rock Fence Dr	0.31mi	3/2.0	2,346 (+2%)	2mo	$410,000	$175	77
1115 Austin Colony Dr	0.35mi	4/2.5 (+1)	2,320 (+1%)	1mo	$389,000	$168	75
2330 Wren Meadow Rd	0.40mi	4/2.5 (+1)	2,320 (+1%)	3mo	$265,000	$114	71
1802 Quarterpath Dr	0.39mi	3/2.5	2,482 (+8%)	1mo	$380,000	$153	67
2010 Country Mile Ct	0.67mi	3/2.0	2,327 (+1%)	1mo	$310,000	$133	63
2203 Country Mile Ln	0.70mi	3/2.0	2,327 (+1%)	0mo	$399,000	$171	62
1126 Colonial Heights Dr	0.57mi	3/2.0	2,225 (-4%)	3mo	$319,900	$144	61
1222 Bittersweet Dr	0.55mi	4/2.5 (+1)	2,361 (+2%)	4mo	$365,000	$155	60
1211 Atlanta Dr	0.55mi	3/2.5	2,130 (-8%)	0mo	$265,000	$124	59
2307 Country Place Dr	0.48mi	4/2.5 (+1)	2,155 (-6%)	1mo	$335,000	$155	58
1207 Deerfield Rd	0.53mi	4/2.5 (+1)	2,554 (+11%)	1mo	$429,000	$168	50
606 Old Colony Dr	0.59mi	4/2.0 (+1)	2,004 (-13%)	2mo	$199,900	$100	40

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: -41.8%
• Equity multiple: -0.27×
• Total profit: $-135,061
• Equity at exit: $56,659

10-year hold

• IRR: -94.5%
• Equity multiple: -1.15×
• Total profit: $-228,910
• Equity at exit: $32,855

Cash invested: $106,400 (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 77406

• Home prices YoY: -26.2%
• Rents YoY: -1.6%
• Active inventory: 1222
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,271 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$672 /mo · $8,061/yr
• Insurance: −$158
• HOA: −$23
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-1,052

Break-even live

Break-even rent $3,602

Max offer price $194,168

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Land Grant Dr Richmond, TX	4.0	2.0	1994	$2,595	$1.30	43d	1	0.52mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: water

Listing history 28 events

1. 2026-06-13
   days on market $379,999 Pending 132 DOM
2. 2026-06-09
   days on market $379,999 Pending 131 DOM
3. 2026-06-07
   statusdays on market $379,999 Pending 129 DOM
4. 2026-06-04
   days on market $379,999 Active 126 DOM
5. 2026-06-03
   days on market $379,999 Active 125 DOM
6. 2026-06-02
   days on market $379,999 Active 124 DOM
7. 2026-06-01
   days on market $379,999 Active 123 DOM
8. 2026-05-31
   days on market $379,999 Active 122 DOM
9. 2026-04-07
   price $379,999 962-char remark

   Show marketing remark (962 chars)

   Fresh opportunity in Pecan Grove! Welcome to 1711 Surrey Ct, a beautifully updated home on one of the largest corner cul-de-sac lots in the community (15,531 sq. ft.), located in the desirable Pecan Grove golf course neighborhood—home to the Pecan Grove Golf Club. The property offers a total of 2,746 sq. ft., which includes the main home plus a 440 sq. ft. garage apartment with full bath, A/C, and mini kitchen—ideal for guests, multigenerational living, a home office, or income potential. Recent updates include a new roof, waterproof laminate flooring, quartz countertops, refreshed bathrooms, double oven, sleek vent hood, and fresh interior and exterior paint. Enjoy a bright game room, porte-cochere with privacy gate, tree-filled backyard, and new storage shed. Surrounded by parks, mature trees, and golf-course amenities, this move-in-ready home offers space, flexibility, and lifestyle at an excellent value. Schedule your showing today!

10. 2026-01-29
    listed $393,000 Active 962-char remark

    Show marketing remark (962 chars)

    Fresh opportunity in Pecan Grove! Welcome to 1711 Surrey Ct, a beautifully updated home on one of the largest corner cul-de-sac lots in the community (15,531 sq. ft.), located in the desirable Pecan Grove golf course neighborhood—home to the Pecan Grove Golf Club. The property offers a total of 2,746 sq. ft., which includes the main home plus a 440 sq. ft. garage apartment with full bath, A/C, and mini kitchen—ideal for guests, multigenerational living, a home office, or income potential. Recent updates include a new roof, waterproof laminate flooring, quartz countertops, refreshed bathrooms, double oven, sleek vent hood, and fresh interior and exterior paint. Enjoy a bright game room, porte-cochere with privacy gate, tree-filled backyard, and new storage shed. Surrounded by parks, mature trees, and golf-course amenities, this move-in-ready home offers space, flexibility, and lifestyle at an excellent value. Schedule your showing today!

11. 2026-01-16
    historical $3,000
12. 2026-01-15
    historical
13. 2025-12-24
    listed $3,000
14. 2025-09-26
    listed $399,000 Active
15. 2025-06-24
    status Pending
16. 2025-04-25
    status Pending
17. 2025-04-24
    historical
18. 2025-03-16
    status Active
19. 2025-03-11
    status Pending, Continue to Show
20. 2025-03-09
    price $400,000
21. 2025-02-16
    status Active
22. 2025-02-06
    historical
23. 2025-01-09
    listed $415,000 Active
24. 2025-01-09
    historical
25. 2024-11-27
    listed $425,000 Active
26. 2024-11-27
    historical
27. 2018-10-29
    soldstatus
28. 1998-12-22
    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: $8,061 · $672/mo
• Projected year-2 tax: $8,061 · $672/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 6/10 Major FEMA zone X · 70% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,248
• − Mortgage interest: −$21,286
• − Property taxes: −$8,061
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − HOA: −$276
• − Depreciation: −$11,055
• Taxable loss: −$19,688
• Est. tax savings @ 24.0%: +$4,725
• After-tax cash flow: $-7,898/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 — Pecan Grove

• Score: 72/100
• State rank: #256
• US rank: #6017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pecan Grove, TX
• County: Fort Bend County · 836,777 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,918
• Household income: $141,869
• Rent vs Own: 14.4% rent · 85.6% own
• Severe rent burden: 575.0

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 0.72)
• Race & ethnicity: White 43% Hispanic / Latino 26% Two or more races 15% Black 14% Asian 12%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 1% Iranian 1%
• Foreign-born: 17% · Canada, Vietnam, China
• Languages at home: 73% English-only · Spanish 14% Other Indo-European 3% Vietnamese 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: ▼ -79.18%
• Current HPI: 222.9525
• Rent YoY: ▼ -1.61%
• 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

-10.6% since first listed

20 events — show timeline

• 2026-04-07 Price Changed $379,999 HARMLS
• 2026-01-29 Listed $393,000 HARMLS
• 2026-01-16 Rental Removed $3,000 HARMLS
• 2026-01-15 Listing Removed — HARMLS
• 2025-12-24 Listed for Rent $3,000 HARMLS
• 2025-09-26 Listed $399,000 HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-04-25 Pending — HARMLS
• 2025-04-24 Listing Removed — HARMLS
• 2025-03-16 Relisted — HARMLS
• 2025-03-11 Pending — HARMLS
• 2025-03-09 Price Changed $400,000 HARMLS
• 2025-02-16 Relisted — HARMLS
• 2025-02-06 Listing Removed — HARMLS
• 2025-01-09 Listing Removed — HARMLS
• 2025-01-09 Listed $415,000 HARMLS
• 2024-11-27 Listed $425,000 HARMLS
• 2024-11-27 Coming Soon — HARMLS
• 2018-10-29 Sold (Public Records) — Public Records
• 1998-12-22 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $8,061 · +17.0% YoY. Source: county tax records.