1934 Pleasant Grove Dr · Sienna, TX 77459

$579,000

4 bd · 4.0 ba · 2,993 sqft · SingleFamily public records · 128 Days on market

Built 2022 Good condition 8,777 sqft lot Garage $193/sqft · 11% below area Est $649k · 11% under $109/mo HOA · 3% of rent ↓ 11% 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 +12.3/15.0
• Schools +4.6/10.0
• Cash flow +4.3/30.0
• Appreciation +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.0/10.0

Listing remarks

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.

Key facts

• Private office
• Natural light
• 3 car garage

Tags

• 3 CAR GARAGE
• FULLY REMODELED BATHROOMS
• OPEN CONCEPT INTERIOR
• NATURAL LIGHT
• PRIVATE OFFICE
• ELEGANT DINING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $579k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (38.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $420k (27.4% below list).
• Recommended offer: $357k (38.3% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Ronald Thornton Middle (math 40% / reading 52%, grade D+, #462 of 1,662 statewide, top 28%, 1,529 students, 41% FRL).
• Market conditions: Rents soft (-0.1%/yr); 1941 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 120d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 39% of the median local income ($129k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 128 days — a 12% lower offer ($510k) is reasonable based on typical stale-listing flexibility.
• 4 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 3.1% of price.
• 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 $357,368 (38.3% 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 128 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.73% ✗
• Cap rate: 3.07%
• Cash-on-cash: -11.50%
• DSCR: 0.49
• GRM: 11.5

CMA / ARV

• ARV (median comp): $648,752
• List price: $579,000
• Delta: -10.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1907 Creekwood Cv	0.14mi	4/3.0	2,935 (-2%)	3mo	$518,888	$177	84
9010 Bayou Spring Ct	0.06mi	4/3.0	3,180 (+6%)	5mo	$605,000	$190	78
2006 Ironwood Pass Dr	0.28mi	4/3.5	2,922 (-2%)	4mo	$600,878	$206	77
9426 Orchard Trl	0.24mi	4/3.0	2,752 (-8%)	1mo	$516,888	$188	71
9510 Spring Rose Dr	0.41mi	3/3.5 (-1)	2,831 (-5%)	3mo	$588,989	$208	62
9311 Crescent Mill Dr	0.20mi	4/3.0	2,577 (-14%)	4mo	$419,900	$163	60
2111 Amelia Way Dr	0.36mi	4/3.5	2,640 (-12%)	3mo	$400,000	$152	59
2610 Lazy Vine Ln	0.74mi	4/4.5	2,907 (-3%)	6mo	$715,000	$246	54
1627 Clover Ct	0.41mi	4/3.0	2,595 (-13%)	1mo	$429,000	$165	54
10107 Deerpark Dr	0.65mi	4/3.5	3,273 (+9%)	3mo	$500,000	$153	50
10039 Cypress Path	0.57mi	4/3.5	3,348 (+12%)	5mo	$585,000	$175	47
2310 Ironwood Pass Dr	0.51mi	5/4.0 (+1)	3,372 (+13%)	4mo	$489,900	$145	47

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: -28.0%
• Equity multiple: -0.06×
• Total profit: $-171,516
• Equity at exit: $121,433

10-year hold

• IRR: -28.4%
• Equity multiple: -0.80×
• Total profit: $-292,032
• Equity at exit: $112,476

Cash invested: $162,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 189 active · 50 under contract
• Months of supply: 27.7 mo (4%/mo absorbed)
• Median asking: $575,000 ($187/sqft)
• Median days on market: 172 d
• This list price: 54% of active listings are priced below it
• ARV vs active asking: +16.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77459

• Home prices YoY: -0.8%
• Rents YoY: -0.1%
• Active inventory: 1941
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $4,205 high
• Mortgage (P&I): −$3,036
• Tax from tax record: −$1,489 /mo · $17,868/yr
• Insurance: −$241
• HOA: −$109
• Vacancy / Maint / Mgmt: −$883
• Net cashflow: $-1,554

Break-even live

Break-even rent $6,172

Max offer price $357,368

Occupancy floor —

Sensitivity live

Price	-10% $-1,226	-5% $-1,390	+0% $-1,554	+5% $-1,718	+10% $-1,882
Rent	-10% $-1,886	-5% $-1,720	+0% $-1,554	+5% $-1,388	+10% $-1,222
Rate	-1.0pp $-1,262	-0.5pp $-1,407	base $-1,554	+0.5pp $-1,704	+1.0pp $-1,857

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: $144,750
• Closing costs: $17,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	143d	1	0.09mi
1914 Misty Field Dr Missouri City, TX	3.0	3.0	2051	$2,200	$1.07	10d	1	0.25mi
8719 Fox Trail Dr Missouri City, TX	4.0	3.5	2143	$6,000	$2.80	163d	1	0.32mi
2142 Ironwood Pass Dr Missouri City, TX	4.0	3.0	2140	$6,000	$2.80	116d	1	0.38mi
1539 Rustling Creek Dr Missouri City, TX	4.0	2.0	2812	$1,495	$0.53	10d	1	0.40mi
1539 Rustling Creek Dr Missouri City, TX	4.0	2.0	2812	$1,495	$0.53	69d	1	0.40mi
1618 Rosedale Dr Missouri City, TX	4.0	3.5	2990	$3,400	$1.14	127d	1	0.46mi
1714 Forest Mist Dr Missouri City, TX	3.0	3.0	1979	$3,000	$1.52	184d	1	0.66mi
2718 Van Gogh Ln Missouri City, TX	4.0	2.5	3036	$3,595	$1.18	151d	1	1.04mi
1414 Emma Lake Dr Missouri City, TX	3.0	2.5	2337	$2,750	$1.18	119d	1	1.16mi
10614 Kingston Spring Dr Missouri City, TX	3.0	3.0	2800	$3,499	$1.25	92d	1	1.16mi

Property features AI

Finance

• HOA & community: Community association (SPRAI)Association fee $1,307 annuallyCommunity pool

Exterior

• Parking: Attached garage3 garage spaces
• Security: Prewired securitySmoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2022Slab foundationComposition roof
• Construction: Brick construction
• Exterior features: Covered patioPatioDeckSprinkler/irrigationTennis court(s)Backs to greenbelt/parkSubdivision setting

Interior

• Kitchen: DishwasherGas cooktopDisposalMicrowaveTrash compactorPantryQuartz counters
• Bedrooms: Primary bedroom (First floor)Bedroom (First floor)Bedroom (First floor)Bedroom (Second floor)
• Flooring: CarpetTileWood
• Bathrooms: 3 full bathrooms2 half bathrooms
• Heating & cooling: Central heating (gas)Central air (electric)Has heatingHas cooling
• Interior features: High ceilingsKitchen islandKitchen/family room comboPots & pan drawersPantryQuartz countersSelf-closing cabinet doorsWired for soundCeiling fansKitchen/dining comboProgrammable thermostatLow emissivity windowsGas and wood-burning fireplace (1)
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookupTankless water heater

Listing history 50 events

1. 2026-11-08
   days on market $579,000 Active 128 DOM
2. 2026-11-07
   days on market $579,000 Active 127 DOM
3. 2026-11-06
   days on market $579,000 Active 126 DOM
4. 2026-11-05
   days on market $579,000 Active 125 DOM
5. 2026-11-04
   days on market $579,000 Active 124 DOM
6. 2026-11-02
   days on market $579,000 Active 122 DOM
7. 2026-11-01
   days on market $579,000 Active 121 DOM
8. 2026-10-31
   days on market $579,000 Active 120 DOM
9. 2026-10-30
   days on market $579,000 Active 119 DOM
10. 2026-10-29
    days on market $579,000 Active 118 DOM
11. 2026-10-28
    days on market $579,000 Active 117 DOM
12. 2026-10-27
    days on market $579,000 Active 116 DOM
13. 2026-10-26
    days on market $579,000 Active 115 DOM
14. 2026-10-26
    days on market $579,000 Active 114 DOM
15. 2026-10-24
    days on market $579,000 Active 113 DOM
16. 2026-10-23
    days on market $579,000 Active 112 DOM
17. 2026-10-22
    days on market $579,000 Active 111 DOM
18. 2026-10-21
    days on market $579,000 Active 110 DOM
19. 2026-10-20
    days on market $579,000 Active 109 DOM
20. 2026-10-19
    days on market $579,000 Active 108 DOM
21. 2026-10-18
    days on market $579,000 Active 107 DOM
22. 2026-10-17
    days on market $579,000 Active 106 DOM
23. 2026-10-16
    days on market $579,000 Active 105 DOM
24. 2026-10-15
    days on market $579,000 Active 104 DOM
25. 2026-10-14
    days on market $579,000 Active 103 DOM
26. 2026-10-13
    days on market $579,000 Active 102 DOM
27. 2026-10-12
    days on market $579,000 Active 101 DOM
28. 2026-10-11
    days on market $579,000 Active 100 DOM
29. 2026-10-10
    days on market $579,000 Active 99 DOM
30. 2026-10-09
    days on market $579,000 Active 98 DOM
31. 2026-10-08
    days on market $579,000 Active 97 DOM
32. 2026-10-07
    days on market $579,000 Active 96 DOM
33. 2026-10-06
    days on market $579,000 Active 95 DOM
34. 2026-10-05
    days on market $579,000 Active 94 DOM
35. 2026-10-04
    days on market $579,000 Active 93 DOM
36. 2026-10-04
    days on market $579,000 Active 92 DOM
37. 2026-10-02
    days on market $579,000 Active 91 DOM
38. 2026-10-01
    days on market $579,000 Active 90 DOM
39. 2026-09-30
    days on market $579,000 Active 89 DOM
40. 2026-09-29
    days on market $579,000 Active 88 DOM
41. 2026-09-28
    days on market $579,000 Active 87 DOM
42. 2026-09-27
    days on market $579,000 Active 86 DOM
43. 2026-09-26
    days on market $579,000 Active 85 DOM
44. 2026-09-25
    days on market $579,000 Active 84 DOM
45. 2026-09-24
    days on market $579,000 Active 83 DOM
46. 2026-09-23
    days on market $579,000 Active 82 DOM
47. 2026-09-22
    days on market $579,000 Active 81 DOM
48. 2026-09-21
    days on market $579,000 Active 80 DOM
49. 2026-09-20
    days on market $579,000 Active 79 DOM
50. 2026-09-19
    days on market $579,000 Active 78 DOM

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $50,457
• − Mortgage interest: −$32,433
• − Property taxes: −$17,868
• − Insurance: −$2,895
• − Repairs & maintenance: −$4,037
• − Management: −$4,037
• − HOA: −$1,308
• − Depreciation: −$16,844
• Taxable loss: −$28,964
• Est. tax savings @ 24.0%: +$6,951
• After-tax cash flow: $-11,695/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 Est. rehab $14,965–$44,895 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Alyssa Ferguson El Middle Ronald Thornton Middle D+ TX #462/1,662 Nat'l #4,433/14,009 High Almeta Crawford H S

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 · 1,004,526 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: 20% of renters

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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%

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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%
• Languages at home: 73% English-only · Other Asian/Pacific 8% Spanish 7% Other Indo-European 5%

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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

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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

Property features AI

Finance

• HOA & community: Community association (SPRAI)Association fee $1,307 annuallyCommunity pool

Exterior

• Parking: Attached garage3 garage spaces
• Security: Prewired securitySmoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2022Slab foundationComposition roof
• Construction: Brick construction
• Exterior features: Covered patioPatioDeckSprinkler/irrigationTennis court(s)Backs to greenbelt/parkSubdivision setting

Interior

• Kitchen: DishwasherGas cooktopDisposalMicrowaveTrash compactorPantryQuartz counters
• Bedrooms: Primary bedroom (First floor)Bedroom (First floor)Bedroom (First floor)Bedroom (Second floor)
• Flooring: CarpetTileWood
• Bathrooms: 3 full bathrooms2 half bathrooms
• Heating & cooling: Central heating (gas)Central air (electric)Has heatingHas cooling
• Interior features: High ceilingsKitchen islandKitchen/family room comboPots & pan drawersPantryQuartz countersSelf-closing cabinet doorsWired for soundCeiling fansKitchen/dining comboProgrammable thermostatLow emissivity windowsGas and wood-burning fireplace (1)
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookupTankless water heater

Price history

-10.8% since first listed

8 events — show timeline

• 2026-06-26 Listed $579,000 HARMLS
• 2026-06-26 Listing Removed — HARMLS
• 2026-04-10 Listing Removed — HARMLS
• 2026-04-10 Listed $599,000 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.