Kitson Plan · Kendleton, TX 77417

$265,990

3 bd · 2.0 ba · 1,464 sqft · SingleFamily · 640 Days on market

Excellent condition ↓ 50% 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).

• Cash flow +12.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Condition / age +5.0/5.0
• Schools +4.6/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• 2 garage spots
• Listed 639 days

🏗️ New construction. The $265,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,843.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $266k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-65 ($-775/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (10.7% below list).
• Recommended offer: $234k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,021 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, crime D.
• Lamar CISD (suburban): math 50% / reading 53% proficiency, ranked #116 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 232 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (4.2% local appreciation)).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $79k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 640 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $244k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $234,071 (12.0% 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 640 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (median comp): $280,843
• List price: $265,990
• Delta: -5.29%
• 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
950 Mockingbird Passage Dr	0.45mi	3/2.0	1,434 (-2%)	7mo	$249,990	$174	70
10914 Silver Canoe Dr	0.55mi	3/2.0	1,464 (0%)	9mo	$258,990	$177	67
10950 Tawny Ridge Dr	0.49mi	3/2.0	1,526 (+4%)	6mo	$259,990	$170	65
1114 Rustic Willow Dr	0.60mi	3/2.0	1,464 (0%)	9mo	$258,990	$177	65
1103 Rustic Willow Dr	0.58mi	3/2.0	1,474 (+1%)	9mo	$265,990	$180	64
10939 Silver Canoe Dr	0.58mi	3/2.0	1,474 (+1%)	9mo	$261,990	$178	64
1110 Rustic Willow Dr	0.59mi	3/2.0	1,474 (+1%)	9mo	$259,990	$176	64
1123 Rustic Willow Dr	0.62mi	3/2.0	1,474 (+1%)	9mo	$259,990	$176	63
10710 Sage Bend Dr	0.49mi	3/2.0	1,595 (+9%)	1mo	$274,990	$172	61
1022 Whispering Winds Dr	0.51mi	3/2.0	1,613 (+10%)	5mo	$292,900	$182	55
1027 Rosewood Trl	0.53mi	3/2.0	1,620 (+11%)	3mo	$313,900	$194	55
10811 Hickory Ln	0.68mi	3/2.0	1,400 (-4%)	9mo	$289,900	$207	54

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

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.60×
• Total profit: $47,271
• Equity at exit: $144,914

10-year hold

• IRR: 11.6%
• Equity multiple: 2.95×
• Total profit: $153,555
• Equity at exit: $239,054

Cash invested: $78,636 (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 77417

• Home prices YoY: 1.2%
• Active inventory: 232
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$1,473
• Tax est. 1.5%: −$351 /mo · $4,213/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-65

Break-even live

Break-even rent $2,457

Max offer price $271,496

Occupancy floor 98%

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: $70,211
• Closing costs: $8,425
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10730 Sky Creek Ln Beasley, TX	3.0–4.0	2.0–2.5	1869	$2,375	$1.27	1d	1	0.06mi

Listing history 20 events

1. 2026-06-17
   days on market $265,990 Active 640 DOM
2. 2026-06-16
   days on market $265,990 Active 639 DOM
3. 2026-06-15
   days on market $265,990 Active 638 DOM
4. 2026-06-13
   days on market $265,990 Active 636 DOM
5. 2026-06-10
   pricedays on market $265,990 Active 632 DOM
6. 2026-06-08
   days on market $270,990 Active 631 DOM
7. 2026-06-07
   days on market $270,990 Active 630 DOM
8. 2026-06-04
   days on market $270,990 Active 627 DOM
9. 2026-06-03
   days on market $270,990 Active 626 DOM
10. 2026-06-02
    days on market $270,990 Active 625 DOM
11. 2026-06-01
    days on market $270,990 Active 624 DOM
12. 2026-05-31
    days on market $270,990 Active 623 DOM
13. 2024-12-06
    status Active 419-char remark

    Show marketing remark (419 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

14. 2024-08-18
    historical 419-char remark

    Show marketing remark (419 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

15. 2024-08-17
    price $256,990 419-char remark

    Show marketing remark (419 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

16. 2024-08-16
    price $260,495 419-char remark

    Show marketing remark (419 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

17. 2024-05-30
    status Active 419-char remark

    Show marketing remark (419 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

18. 2024-05-30
    price $256,990 419-char remark

    Show marketing remark (419 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

19. 2024-03-14
    historical 419-char remark

    Show marketing remark (419 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

20. 2024-03-12
    listed $510,000 Active 419-char remark

    Show marketing remark (419 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,500
• − Mortgage interest: −$15,732
• − Property taxes: −$4,213
• − Insurance: −$1,404
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$8,170
• Taxable loss: −$5,578
• Est. tax savings @ 24.0%: +$1,339
• After-tax cash flow: $564/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 · 6 photos

Excellent 100/100 None rehab

This single-family home is in excellent condition with a modern and well-maintained interior and exterior. It offers a spacious floor plan and is move-in ready, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and appeal to potential buyers.
• Resale Upgrading the flooring in the living area — High-quality flooring can enhance the overall aesthetic and value of the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and appeal to potential buyers. ↑
• Resale Upgrading the flooring in the living area — High-quality flooring can enhance the overall aesthetic and value of the home. ↑

ⓘ 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: Lamar CISD
• NCES district ID: 4826580
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $75,213
• Composite: 46.43/100
• National rank: #2452
• State rank: #116 of 826 in TX

Livability — Kendleton

• Score: 61/100
• State rank: #1021
• US rank: #18149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,232

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 49% White 22% Black 8%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 76% English-only · Spanish 24%

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: ▲ 4.15%
• Current HPI: 337.8236
• Rent YoY: —
• Metro: —
• 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

-49.6% since first listed

8 events — show timeline

• 2024-12-06 Relisted — Zillow
• 2024-08-18 Delisted — Zillow
• 2024-08-17 Price Changed $256,990 Zillow
• 2024-08-16 Price Changed $260,495 Zillow
• 2024-05-30 Relisted — Zillow
• 2024-05-30 Price Changed $256,990 Zillow
• 2024-03-14 Delisted — Zillow
• 2024-03-12 Listed $510,000 Zillow