2703 N Colosseum Ct · Roman Forest, TX 77357

$260,000

4 bd · 2.0 ba · 1,534 sqft · SingleFamily public records · 17 Days on market

Built 1974 0.46 ac lot $169/sqft · 14% below area Est $302k · 14% under

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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 +13.7/15.0
• Cash flow +9.4/30.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely renovated 4BD/2BA brick home nestled on a large, private lot in the beloved Roman Forest community. Every inch has been updated — new roof, new windows, new LVP flooring, and fresh paint inside and out. The open-concept living area flows seamlessly into a stunning new kitchen featuring white shaker cabinets, quartz countertops, stainless steel appliances, and a designer island range hood. Both bathrooms are fully reimagined with marble-look tile, new vanities, and modern fixtures. Enjoy four spacious bedrooms, each with ceiling fans and tree-line views. A dedicated laundry room and oversized 2-car garage add everyday convenience. Step out back to a generous, tree-shaded lot

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1974

Property features AI

Finance

• Other: Lot with concrete road access; Lot is approximately 0.46 acre
• HOA & community: Community picnic area; Community playground; Gutters

Exterior

• Parking: Attached 2-car garage; Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces south
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1974
• Exterior features: Deck; Patio; Fenced backyard; Storage shed; Subdivision setting

Interior

• Kitchen: Dishwasher; Electric range; Oven; Disposal
• Bedrooms: Primary bedroom (First floor); Bedroom (First floor) — 15 x 12.5; Bedroom (First floor) — 9 x 14; Bedroom (First floor) — 11 x 10; Total bedrooms possible: 4
• Flooring: Plank flooring; Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Pantry; Tub with shower; Ceiling fans; Kitchen/dining combo
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (14.8% below list).
• Recommended offer: $222k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#595 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime F, amenities F, commute F.
• New Caney ISD (suburban): math 31% / reading 32% proficiency, ranked #570 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Keefer Crossing Middle (math 35% / reading 31%, grade F, #930 of 1,662 statewide, top 57%, 1,213 students, 81% FRL); New Caney H S (math 24% / reading 31%, grade F, #1,183 of 1,632 statewide, top 73%, 2,428 students, 78% FRL) — zoned schools average 79% FRL vs 57% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 979 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 35% of the median local income ($76k/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 $8k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,582 (14.8% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 9.8

CMA / ARV

• ARV (median comp): $301,885
• List price: $260,000
• Delta: -13.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2810 Parthenon Pl	0.23mi	4/2.0	1,600 (+4%)	12mo	$309,990	$194	72
2811 Parthenon Pl	0.21mi	3/2.0 (-1)	1,606 (+5%)	18mo	$299,990	$187	62
2623 S Colosseum Ct	0.16mi	3/2.0 (-1)	1,714 (+12%)	11mo	$300,000	$175	58
2802 Parthenon Pl	0.23mi	4/2.0	1,741 (+14%)	14mo	$349,990	$201	55
607 Dogwood Ln	0.39mi	3/2.0 (-1)	1,682 (+10%)	19mo	$210,000	$125	45
606 Magnolia Bnd	0.39mi	3/2.5 (-1)	1,728 (+13%)	18mo	$339,000	$196	39
607 Shadylake Dr	0.56mi	3/2.0 (-1)	1,762 (+15%)	11mo	$364,900	$207	35
17375 Crossroads	0.69mi	3/2.0 (-1)	1,673 (+9%)	24mo	$325,000	$194	28
2507 Michaelangelo St	0.62mi	3/2.5 (-1)	1,759 (+15%)	20mo	$372,943	$212	23

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.18×
• Total profit: $-59,953
• Equity at exit: $38,767

10-year hold

• IRR: -33.1%
• Equity multiple: -0.24×
• Total profit: $-90,514
• Equity at exit: $22,480

Cash invested: $72,800 (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 77357

• Home prices YoY: -24.7%
• Rents YoY: 0.2%
• Active inventory: 979
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$465 /mo · $5,585/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-187

Break-even live

Break-even rent $2,452

Max offer price $227,022

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-113	+0% $-187	+5% $-260	+10% $-334
Rent	-10% $-362	-5% $-274	+0% $-187	+5% $-99	+10% $-12
Rate	-1.0pp $-56	-0.5pp $-121	base $-187	+0.5pp $-254	+1.0pp $-323

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2407 S Colosseum Ct New Caney, TX	4.0	3.0	2074	$3,300	$1.59	44d	1	0.29mi
634 Magnolia Bnd New Caney, TX	3.0	2.5	1450	$1,485	$1.02	21d	1	0.34mi
630 Magnolia Bnd Roman Forest, TX	3.0	2.5	1450	$1,545	$1.07	25d	1	0.35mi
100 Artesian Way Roman Forest, TX	3.0	3.0	1569	$1,495	$0.95	44d	1	0.57mi
25687 Roy Rogers Ct Splendora, TX	4.0	3.0	1607	$1,895	$1.18	5d	1	1.42mi
25687 Roy Rogers Ct Splendora, TX	4.0	2.5	1968	$1,983	$1.01	11d	1	1.42mi

Listing history 4 events

1. 2026-05-13
   listed $250,000 Active 848-char remark
2. 2026-05-12
   historical $250,000 848-char remark
3. 2025-10-23
   soldstatus
4. 2003-11-21
   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: $5,585 · $465/mo
• Projected year-2 tax: $5,585 · $465/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $26,590
• − Mortgage interest: −$14,564
• − Property taxes: −$5,585
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$7,564
• Taxable loss: −$6,677
• Est. tax savings @ 24.0%: +$1,602
• After-tax cash flow: $-638/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: New Caney ISD
• NCES district ID: 4832400
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $55,380
• Composite: 27.97/100
• National rank: #6857
• State rank: #570 of 826 in TX

Livability — Roman Forest

• Score: 66/100
• State rank: #595
• US rank: #11338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roman Forest, TX
• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 37,592
• Household income: $76,050
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 487.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 49% White 45% Two or more races 31% Black 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 2% Romanian 1% Iranian 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 40% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.71%
• Current HPI: 266.8315
• Rent YoY: ▲ 0.21%
• 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

+4.0% since first listed

7 events — show timeline

• 2026-05-31 Pending — HARMLS
• 2026-05-19 Pending — HARMLS
• 2026-05-19 Price Changed $260,000 HARMLS
• 2026-05-13 Listed $250,000 HARMLS
• 2026-05-12 Coming Soon $250,000 HARMLS
• 2025-10-23 Sold (Public Records) — Public Records
• 2003-11-21 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $5,585 · +11.7% YoY. Source: county tax records.