1934 Pleasant Grove Dr · Sienna, TX 77459

$599,000

4 bd · 4.0 ba · 2,993 sqft · SingleFamily public records · 72 Days on market

Built 2022 Good condition 8,777 sqft lot $200/sqft · 8% below area Est $651k · 8% under $109/mo HOA · 2% of rent ↓ 8% 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 +11.1/15.0
• Cash flow +6.7/30.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +0.9/10.0

Listing remarks MLS

Experience luxury living in this Sienna masterpiece. 3-car garage, 3 bedrooms down, 2 half bathrooms, in and under cabinets lighting, customized drapery, fully remolded bathrooms. This home radiates curb appeal with a lush front lawn that leads into a bright, open-concept interior boasting soaring ceilings, rich wood flooring, and an abundance of natural light. Work from home in the sun-drenched private office before entertaining in the elegant dining area, complete with a sophisticated dry bar. The breathtaking living room features a floor-to-ceiling tiled fireplace and massive windows. A chef’s dream, the modern kitchen shines with a large island, sleek white cabinetry with under-lighting, and premium stainless appliances. Retreat to the massive primary suite with its own cozy seating area, while guests enjoy the comfort of two additional downstairs bedrooms. Ideal size back yard with extended patio. Don't miss this place.

Key facts

• Private office
• Dry bar
• Massive windows

Tags

• FULLY REMODELED BATHROOMS
• OPEN-CONCEPT INTERIOR
• PRIVATE OFFICE
• ELEGANT DINING AREA
• DRY BAR
• MASSIVE WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $599k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-968 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $428k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $509k (15.0% below list).
• Recommended offer: $428k (28.5% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.3% in Sienna — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (-0.1%/yr); 1228 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• At $5,090/mo this rent would consume 47% of the median local household income ($129k/yr) (locally 1004% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $4k of loan paydown is wiped out by about $10k 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 72 days — a 6% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: property tax is 3.0% of price.
• 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 $428,012 (28.5% 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 72 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 0.85% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.93%
• DSCR: 0.69
• GRM: 9.8

CMA / ARV

• ARV (median comp): $650,980
• List price: $599,000
• Delta: -7.98%
• 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
9010 Bayou Spring Ct	0.06mi	4/3.0	3,180 (+6%)	0mo	$605,000	$190	82
1939 Creekwood Cv	0.08mi	4/4.0	3,344 (+12%)	2mo	$594,990	$178	75
1506 Country Air Ln	0.30mi	4/3.5	2,808 (-6%)	4mo	$425,000	$151	71
10023 Starhill Ct	0.61mi	4/3.0	2,930 (-2%)	4mo	$450,000	$154	61
1639 Rosedale Dr	0.45mi	4/3.0	2,763 (-8%)	4mo	$399,950	$145	58
2610 Lazy Vine Ln	0.74mi	4/4.5	2,907 (-3%)	1mo	$715,000	$246	58
1435 Columbia Grove Dr	0.71mi	4/3.5	3,076 (+3%)	3mo	$660,000	$215	57
10143 Deerpark Dr	0.73mi	4/3.5	2,874 (-4%)	2mo	$475,000	$165	55
9418 San Marco Dr	0.58mi	4/4.5	3,266 (+9%)	4mo	$745,000	$228	53
10039 Cypress Path	0.57mi	4/3.5	3,348 (+12%)	0mo	$585,000	$175	51
8815 Iron Forge Rd	0.65mi	4/3.5	3,275 (+9%)	2mo	$535,000	$163	50
8919 Autumn Pine Dr	0.59mi	4/3.5	3,439 (+15%)	3mo	$597,000	$174	43

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

Projected returns pro-forma

-1.67% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.17×
• Total profit: $-138,893
• Equity at exit: $125,628

10-year hold

• IRR: -20.1%
• Equity multiple: -0.34×
• Total profit: $-224,568
• Equity at exit: $116,362

Cash invested: $167,720 (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 77459

• Home prices YoY: -0.8%
• Rents YoY: -0.1%
• Active inventory: 1228
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $5,090 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$1,489 /mo · $17,868/yr
• Insurance: −$250
• HOA: −$109
• Vacancy / Maint / Mgmt: −$1,069
• Net cashflow: $-968

Break-even live

Break-even rent $6,315

Max offer price $428,012

Occupancy floor —

Sensitivity live

Price	-10% $-629	-5% $-798	+0% $-968	+5% $-1,137	+10% $-1,307
Rent	-10% $-1,370	-5% $-1,169	+0% $-968	+5% $-767	+10% $-566
Rate	-1.0pp $-666	-0.5pp $-816	base $-968	+0.5pp $-1,123	+1.0pp $-1,281

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9006 Meadow Bridge Dr Missouri City, TX	4.0	3.5	3958	$6,580	$1.66	3d	1	0.09mi
8719 Fox Trail Dr Missouri City, TX	4.0	3.5	2143	$6,000	$2.80	23d	1	0.32mi
2142 Ironwood Pass Dr Missouri City, TX	4.0	3.0	2140	$6,000	$2.80	0d	1	0.38mi
1714 Forest Mist Dr Missouri City, TX	3.0	3.0	1979	$3,000	$1.52	44d	1	0.66mi
2718 Van Gogh Ln Missouri City, TX	4.0	2.5	3036	$3,595	$1.18	11d	1	1.04mi

HOA detail

• Monthly dues: $109 · $1,308/yr

Listing history 19 events

1. 2026-06-21
   days on market $599,000 Active 72 DOM
2. 2026-06-18
   days on market $599,000 Active 69 DOM
3. 2026-06-17
   days on market $599,000 Active 68 DOM
4. 2026-06-16
   days on market $599,000 Active 67 DOM
5. 2026-06-15
   days on market $599,000 Active 66 DOM
6. 2026-06-13
   days on market $599,000 Active 64 DOM
7. 2026-06-09
   days on market $599,000 Active 60 DOM
8. 2026-06-07
   days on market $599,000 Active 58 DOM
9. 2026-06-04
   days on market $599,000 Active 55 DOM
10. 2026-06-03
    days on market $599,000 Active 54 DOM
11. 2026-06-02
    days on market $599,000 Active 53 DOM
12. 2026-06-01
    days on market $599,000 Active 52 DOM
13. 2026-05-31
    days on market $599,000 Active 51 DOM
14. 2026-04-10
    historical

    Show marketing remark (945 chars)

    Experience luxury living in this Sienna masterpiece. 3-car garage, 3 bedrooms down, 2 half bathrooms, in and under cabinets lighting, customized drapery, fully remolded bathrooms. This home radiates curb appeal with a lush front lawn that leads into a bright, open-concept interior boasting soaring ceilings, rich wood flooring, and an abundance of natural light. Work from home in the sun-drenched private office before entertaining in the elegant dining area, complete with a sophisticated dry bar. The breathtaking living room features a floor-to-ceiling tiled fireplace and massive windows. A chef’s dream, the modern kitchen shines with a large island, sleek white cabinetry with under-lighting, and premium stainless appliances. Retreat to the massive primary suite with its own cozy seating area, while guests enjoy the comfort of two additional downstairs bedrooms. Ideal size back yard with extended patio. Don't miss this place.

15. 2026-04-10
    listed $599,000 Active 945-char remark

    Show marketing remark (945 chars)

    Experience luxury living in this Sienna masterpiece. 3-car garage, 3 bedrooms down, 2 half bathrooms, in and under cabinets lighting, customized drapery, fully remolded bathrooms. This home radiates curb appeal with a lush front lawn that leads into a bright, open-concept interior boasting soaring ceilings, rich wood flooring, and an abundance of natural light. Work from home in the sun-drenched private office before entertaining in the elegant dining area, complete with a sophisticated dry bar. The breathtaking living room features a floor-to-ceiling tiled fireplace and massive windows. A chef’s dream, the modern kitchen shines with a large island, sleek white cabinetry with under-lighting, and premium stainless appliances. Retreat to the massive primary suite with its own cozy seating area, while guests enjoy the comfort of two additional downstairs bedrooms. Ideal size back yard with extended patio. Don't miss this place.

16. 2026-02-12
    listed $629,000 Active
17. 2026-02-12
    historical
18. 2026-02-10
    price $629,000
19. 2026-01-19
    listed $649,000 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: $17,868 · $1,489/mo
• Projected year-2 tax: $17,868 · $1,489/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 · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $61,077
• − Mortgage interest: −$33,553
• − Property taxes: −$17,868
• − Insurance: −$2,995
• − Repairs & maintenance: −$4,886
• − Management: −$4,886
• − HOA: −$1,308
• − Depreciation: −$17,425
• Taxable loss: −$21,845
• Est. tax savings @ 24.0%: +$5,243
• After-tax cash flow: $-6,372/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This Sienna home is in excellent condition with a good condition score of 80. It features a modern kitchen, fully remodeled bathrooms, and a well-maintained exterior. The home is move-in ready and would benefit from a fresh coat of paint on the exterior to enhance its curb appeal.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and property value
• Rental Clean gutters — Keeps property in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and property value ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Sienna

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sienna, TX
• County: Fort Bend County · 836,777 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 84,221
• Household income: $129,151
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 1004.0

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 0.75)
• Race & ethnicity: White 34% Black 26% Asian 22% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 73% English-only · Other Asian/Pacific 8% Spanish 7% Other Indo-European 5%

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: ▼ -1.67%
• Current HPI: 212.3573
• Rent YoY: ▼ -0.15%
• 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

-7.7% since first listed

6 events — show timeline

• 2026-04-10 Listed $599,000 HARMLS
• 2026-04-10 Listing Removed — HARMLS
• 2026-02-12 Listing Removed — HARMLS
• 2026-02-12 Listed $629,000 HARMLS
• 2026-02-10 Price Changed $629,000 HARMLS
• 2026-01-19 Listed $649,000 HARMLS

Property tax history

+114.3%/yr

Latest (2025): $17,868 · -0.2% YoY. Source: county tax records.