9417 Autumn Vale Dr · Sienna, TX 77459

$360,000

3 bd · 2.5 ba · 1,878 sqft · Land · 30 Days on market

Built 2026 3,319 sqft lot $132/mo HOA · 3% of rent ↓ 5% since listing

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Why this score? — see what drove the B- 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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into style and comfort with this stunning two-story home offering 1,866 square feet of thoughtfully designed living space. Featuring 3 bedrooms, 2.5 baths, and a 2-car garage, this home seamlessly combines functionality with modern elegance. Two spacious secondary bedrooms are conveniently located on the main floor, along with a versatile game room—perfect for entertaining, relaxing, or creating a dedicated play space. Upstairs, the private primary suite offers a peaceful retreat, complete with generous space and abundant natural light. The chef-inspired kitchen serves as the heart of the home, showcasing warm cabinetry, sleek quartz countertops, and an open layout that flows eff

Key facts

• 3,319 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Association-maintained pool
• HOA & community: Sienna Community Association; Community amenities include clubhouse, fitness center, pool, golf course, tennis courts, sport court, playground, park, picnic area and trails; Association fee is billed annually

Exterior

• Parking: Attached 2-car garage
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation; Composition roof; Built in 2026
• Construction: Brick and cement siding
• Exterior features: Covered patio; Balcony; Deck; Patio; Private yard; Back yard fence; Sprinkler/irrigation

Interior

• Kitchen: Convection oven; Gas oven; Gas range; Microwave; Dishwasher; Refrigerator; Kitchen island; Pantry; Quartz counters
• Bedrooms: Primary bedroom (second level); Bedroom (first level); Bedroom (first level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric and gas); Central electric air conditioning
• Interior features: High ceilings; Double vanity in bath; Bath in primary bedroom; Soaking tub and separate shower; Tub/shower combination; Kitchen island; Kitchen/family room combo; Kitchen/dining combo; Living/dining room; Pantry and walk-in pantry; Quartz counters; Window coverings; Ceiling fans; Programmable thermostat; Electric fireplace
• Laundry & utility: Washer; Dryer; ENERGY STAR qualified appliances

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $360k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $355k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 B — 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); 1215 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 40% 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 $2k of loan paydown is wiped out by about $6k 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.
• At projected returns (-1.7% appreciation + 0.0% rent growth), your $101k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($355k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $354,600 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.47%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $21,566
• Equity at exit: $75,502

10-year hold

• IRR: 10.0%
• Equity multiple: 1.81×
• Total profit: $81,170
• Equity at exit: $69,933

Cash invested: $100,800 (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 77459

• Home prices YoY: -0.8%
• Rents YoY: -0.1%
• Active inventory: 1215
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $4,303 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$150
• HOA: −$132
• Vacancy / Maint / Mgmt: −$904
• Net cashflow: $1,132

Break-even live

Break-even rent $2,871

Max offer price $360,000

Occupancy floor 69%

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8719 Fox Trail Dr Missouri City, TX	4.0	3.5	2143	$6,000	$2.80	21d	1	0.49mi
1714 Forest Mist Dr Missouri City, TX	3.0	3.0	1979	$3,000	$1.52	43d	1	0.66mi
2142 Ironwood Pass Dr Missouri City, TX	4.0	3.0	2140	$6,000	$2.80	1d	1	0.73mi

HOA detail

• Monthly dues: $132 · $1,584/yr

Listing history 15 events

1. 2026-06-18
   days on market $360,000 Active 30 DOM
2. 2026-06-17
   days on market $360,000 Active 29 DOM
3. 2026-06-16
   days on market $360,000 Active 28 DOM
4. 2026-06-15
   days on market $360,000 Active 27 DOM
5. 2026-06-13
   days on market $360,000 Active 25 DOM
6. 2026-06-09
   days on market $360,000 Active 21 DOM
7. 2026-06-08
   days on market $360,000 Active 20 DOM
8. 2026-06-07
   days on market $360,000 Active 19 DOM
9. 2026-06-04
   days on market $360,000 Active 16 DOM
10. 2026-06-03
    days on market $360,000 Active 15 DOM
11. 2026-06-02
    days on market $360,000 Active 14 DOM
12. 2026-06-01
    days on market $360,000 Active 13 DOM
13. 2026-05-31
    days on market $360,000 Active 12 DOM
14. 2026-05-19
    price $360,000
15. 2026-05-19
    listed $379,565 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: $1,178 · $98/mo
• Projected year-2 tax: $6,588 · $549/mo
• Expected delta: +$5,410/yr (+$451/mo · 459.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $51,639
• − Mortgage interest: −$20,166
• − Property taxes: −$1,178
• − Insurance: −$1,800
• − Repairs & maintenance: −$4,131
• − Management: −$4,131
• − HOA: −$1,584
• − Depreciation: −$10,473
• Taxable income: $8,176
• Est. tax owed @ 24.0%: −$1,962
• After-tax cash flow: $11,616/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 — 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
• City population: 123,513
• 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

-5.2% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $360,000 HARMLS
• 2026-05-19 Listed $379,565 HARMLS