2419 Alcove Foster Ct · Fresno, TX 77545

$235,000

3 bd · 2.0 ba · 1,964 sqft · SingleFamily public records · 21 Days on market

Built 2007 5,728 sqft lot Est $271k · 13% under $46/mo HOA · 2% of rent

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Why this score? — see what drove the C 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).

• Cash flow +15.4/30.0
• ARV discount +13.5/15.0
• 1% rule +6.2/10.0
• DSCR +4.7/10.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Listing remarks

Aggressively priced for a quick move, this beautifully maintained brick home in the desirable Winfield Lakes subdivision offers the perfect blend of comfort, functionality, and energy efficiency! Featuring 3 bedrooms, 2 full baths, and a dedicated office/study that could easily serve as an optional 4th bedroom, this home is designed to fit a variety of lifestyles. Inside, you’ll find a spacious layout with a cozy gas fireplace creating the perfect focal point for the living area. The private primary suite includes a relaxing soaking tub, separate stand-up shower, and plenty of space to unwind. Step outside to enjoy the covered back porch, ideal for entertaining or relaxing evenings at

Key facts

• Cozy gas fireplace
• Soaking tub
• Brick home

Tags

• BRICK HOME
• WINFIELD LAKES SUBDIVISION
• DEDICATED OFFICE
• COZY GAS FIREPLACE
• PRIVATE PRIMARY SUITE
• SOAKING TUB

Property features AI

Finance

• HOA & community: Triquest Management HOA; Annual association fee of $550; Community curbs

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Single-story entry (all main rooms listed on first floor); Composition roof
• Construction: Brick construction; Built in 2007; Pillar/post/pier and slab foundation
• Exterior features: Deck; Patio; Private yard; Fenced backyard; Located on a cul-de-sac; Subdivision setting; Concrete road access

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave
• Bedrooms: Primary bedroom on first floor; Additional bedrooms on first floor (total bedrooms possible: 4); Office on first floor
• Flooring: Carpet; Plank flooring; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning; Programmable thermostat
• Interior features: Double vanity; Entrance foyer; High ceilings; Kitchen/family room combo; Pantry; Soaking tub; Separate shower; Tub/shower combination; Ceiling fans; Kitchen/dining combo; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.4% in Fresno — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#943 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime C-, amenities F, 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.
• Zoned schools: Lake Olympia Middle (math 18% / reading 31%, grade F, #1,279 of 1,662 statewide, top 78%, 1,170 students, 71% FRL); Hightower H S (math 23% / reading 45%, grade F, #1,002 of 1,632 statewide, top 62%, 2,535 students, 67% FRL) — zoned schools average 69% FRL vs 35% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 175 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 34% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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 21 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• 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 $231,475 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $271,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2406 Grove View Trl	0.19mi	4/2.0 (+1)	2,165 (+10%)	2mo	$297,500	$137	67
2923 Vales Point Dr	0.47mi	4/2.0 (+1)	2,079 (+6%)	1mo	$306,900	$148	62
2811 Darby Brook Dr	0.31mi	4/2.0 (+1)	2,140 (+9%)	4mo	$275,000	$129	62
18622 Serapis St	0.52mi	4/3.0 (+1)	1,876 (-4%)	2mo	$381,920	$204	58
2022 Wellfleet Xing	0.56mi	4/2.0 (+1)	2,098 (+7%)	0mo	$290,000	$138	57
2719 Bergen Bay Ln	0.37mi	3/2.0	1,704 (-13%)	4mo	$255,999	$150	57
18539 Porta Marina Dr	0.56mi	4/3.0 (+1)	1,876 (-4%)	5mo	$337,740	$180	53
3019 Edgewick Elm St	0.49mi	2/2.5 (-1)	1,767 (-10%)	4mo	$215,000	$122	50
1927 Vermillion View St	0.50mi	4/2.5 (+1)	2,215 (+13%)	1mo	$277,500	$125	47
3119 Becker Glen St	0.61mi	3/2.5	1,702 (-13%)	2mo	$177,000	$104	46
3114 Becker Glen St	0.63mi	3/2.5	1,680 (-14%)	2mo	$219,900	$131	43
2011 Manchester Crossing Dr	0.75mi	3/2.0	1,703 (-13%)	4mo	$255,000	$150	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.98% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.55×
• Total profit: $-29,625
• Equity at exit: $45,850

10-year hold

• IRR: -8.7%
• Equity multiple: 0.42×
• Total profit: $-38,119
• Equity at exit: $39,383

Cash invested: $65,800 (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 77545

• Home prices YoY: -0.8%
• Rents YoY: -0.9%
• Active inventory: 175
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,640 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$619 /mo · $7,428/yr
• Insurance: −$98
• HOA: −$46
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $90

Break-even live

Break-even rent $2,526

Max offer price $235,000

Occupancy floor 92%

Sensitivity live

Price	-10% $224	-5% $157	+0% $90	+5% $24	+10% $-43
Rent	-10% $-118	-5% $-14	+0% $90	+5% $195	+10% $299
Rate	-1.0pp $209	-0.5pp $150	base $90	+0.5pp $30	+1.0pp $-32

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3106 Presley Jane Ct Missouri City, TX	3.0	2.0	2109	$2,271	$1.08	6d	1	0.89mi
3314 Dry Creek Dr Missouri City, TX	4.0	3.0	2600	$4,200	$1.62	44d	1	0.98mi
3218 Clayton Terrace Dr Missouri City, TX	4.0	3.0	2278	$2,395	$1.05	20d	1	1.00mi
3623 Elmwood Dale Dr Fresno, TX	3.0	2.0	1545	$1,765	$1.14	44d	1	1.09mi
3212 Aldridge Dr Missouri City, TX	4.0	2.5	2489	$2,650	$1.06	21d	1	1.14mi
2707 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	2d	1	1.15mi
2709 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	21d	1	1.15mi
2403 Orchard Run Fresno, TX	3.0	2.0	1459	$2,800	$1.92	4d	1	1.22mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: gas

Listing history 13 events

1. 2026-06-18
   days on market $235,000 Active 21 DOM
2. 2026-06-17
   statusdays on market $235,000 Active 20 DOM
3. 2026-06-15
   days on market $235,000 Pending 19 DOM
4. 2026-06-13
   days on market $235,000 Pending 17 DOM
5. 2026-06-09
   days on market $235,000 Pending 13 DOM
6. 2026-06-08
   statusdays on market $235,000 Pending 12 DOM
7. 2026-06-07
   days on market $235,000 Active 11 DOM
8. 2026-06-04
   days on market $235,000 Active 8 DOM
9. 2026-06-03
   days on market $235,000 Active 7 DOM
10. 2026-06-02
    days on market $235,000 Active 6 DOM
11. 2026-06-01
    days on market $235,000 Active 5 DOM
12. 2026-05-31
    days on market $235,000 Active 4 DOM
13. 2026-05-27
    listed $235,000 Active

ⓘ 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: $7,428 · $619/mo
• Projected year-2 tax: $7,428 · $619/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 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $31,683
• − Mortgage interest: −$13,164
• − Property taxes: −$7,428
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − HOA: −$552
• − Depreciation: −$6,836
• Taxable loss: −$2,542
• Est. tax savings @ 24.0%: +$610
• After-tax cash flow: $1,696/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 — Fresno

• Score: 62/100
• State rank: #943
• US rank: #16815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fresno, TX
• County: Fort Bend County · 836,777 people
• City population: 26,236
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,236
• Household income: $94,474
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 360.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 51% Hispanic / Latino 34% Two or more races 12% White 8% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada
• Languages at home: 67% English-only · Spanish 29% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -1.98%
• Current HPI: 231.3921
• Rent YoY: ▼ -0.95%
• 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

1 event — show timeline

• 2026-05-27 Listed $235,000 HARMLS

Property tax history

+3.3%/yr

Latest (2025): $7,428 · +9.7% YoY. Source: county tax records.