2903 Edgewick Elm St · Fresno, TX 77545

$255,000

3 bd · 3.0 ba · 1,896 sqft · SingleFamily public records · 9 Days on market

Built 2005 6,285 sqft lot Est $260k · at est. $48/mo HOA · 2% of rent

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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 +12.8/30.0
• ARV discount +8.3/15.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• Appreciation +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Listing remarks MLS

VACANT!! Come see this two story home on a corner lot in Windfield Lakes! This home offers fresh interior and exterior paint, new luxury vinyl plank flooring and new carpet in the bedrooms. Spacious open concept on the main level includes high ceilings to allow plenty of natural light with the highlight being the updated kitchen. Samsung appliances and new granite countertops create an atmosphere perfect for entertaining. Laundry room and a convenient half bath located on the main with all bedrooms upstairs. Luxurious master suite includes dual sinks and large walk-in closet with picture windows overlooking the private backyard. Split floorplan places the other two bedrooms and full bath at the front of the home which is just beyond the loft. Fenced-in backyard includes a new deck for outdoor entertaining. This one won’t last long…. schedule your viewing today!

Key facts

• Open-concept design
• Private retreat
• Conveniently located

Tags

• OPEN-CONCEPT DESIGN
• FULLY FENCED BACKYARD
• PRIVATE RETREAT
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: HOA managed by Triquest Management Services; Annual association fee of $575

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2005; Slab foundation
• Construction: Brick and cement siding exterior; Composition roof
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher, Disposal, Microwave
• Bedrooms: Bedroom on second floor (9 x 15); Bedroom on second floor (12 x 14); Primary bedroom on second floor (17 x 15)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (Gas); Central air conditioning (Electric)
• Interior features: Dishwasher, Disposal, Microwave; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-21 ($-258/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (5.9% below list).
• Recommended offer: $240k (5.9% below list) — sets the bar for 1% rule.

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: Rosa Parks El (math 16% / reading 27%, grade F, #3,470 of 4,322 statewide, top 81%, 651 students, 76% FRL); 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 71% FRL vs 35% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-22 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); 177 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 30% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago 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

• 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 $239,917 (5.9% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $259,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3407 Becker Glen St	0.42mi	3/2.5	1,948 (+3%)	0mo	$229,999	$118	74
3019 Edgewick Elm St	0.10mi	2/2.5 (-1)	1,767 (-7%)	4mo	$215,000	$122	73
3119 Becker Glen St	0.23mi	3/2.5	1,702 (-10%)	2mo	$177,000	$104	69
2719 Bergen Bay Ln	0.16mi	3/2.0	1,704 (-10%)	4mo	$255,999	$150	68
2923 Vales Point Dr	0.14mi	4/2.0 (+1)	2,079 (+10%)	1mo	$306,900	$148	68
3114 Becker Glen St	0.24mi	3/2.5	1,680 (-11%)	2mo	$219,900	$131	66
2811 Darby Brook Dr	0.08mi	4/2.0 (+1)	2,140 (+13%)	4mo	$275,000	$129	63
2022 Wellfleet Xing	0.29mi	4/2.0 (+1)	2,098 (+11%)	0mo	$290,000	$138	59
1811 Lansing Cove Dr	0.58mi	3/2.0	1,821 (-4%)	6mo	$240,000	$132	58
2406 Grove View Trl	0.19mi	4/2.0 (+1)	2,165 (+14%)	2mo	$297,500	$137	57
2011 Manchester Crossing Dr	0.43mi	3/2.0	1,703 (-10%)	4mo	$255,000	$150	56
2215 Beacon Light Ln	0.63mi	4/2.0 (+1)	1,820 (-4%)	0mo	$249,000	$137	55

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: -14.1%
• Equity multiple: 0.46×
• Total profit: $-38,561
• Equity at exit: $49,752

10-year hold

• IRR: -11.0%
• Equity multiple: 0.27×
• Total profit: $-52,134
• Equity at exit: $42,735

Cash invested: $71,400 (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: 177
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,399 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$425 /mo · $5,104/yr
• Insurance: −$106
• HOA: −$48
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-21

Break-even live

Break-even rent $2,426

Max offer price $251,208

Occupancy floor 96%

Sensitivity live

Price	-10% $123	-5% $51	+0% $-21	+5% $-94	+10% $-166
Rent	-10% $-211	-5% $-116	+0% $-21	+5% $73	+10% $168
Rate	-1.0pp $107	-0.5pp $43	base $-21	+0.5pp $-88	+1.0pp $-155

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3235 Becker Glen St Fresno, TX	3.0	2.0	1284	$1,786	$1.39	0d	1	0.29mi
3623 Elmwood Dale Dr Fresno, TX	3.0	2.0	1545	$1,765	$1.14	45d	1	0.66mi
2403 Orchard Run Fresno, TX	3.0	2.0	1459	$2,800	$1.92	5d	1	0.83mi
3314 Dry Creek Dr Missouri City, TX	4.0	3.0	2600	$4,200	$1.62	45d	1	1.00mi
3106 Presley Jane Ct Missouri City, TX	3.0	2.0	2109	$2,271	$1.08	7d	1	1.07mi
3932 Teal Run Place Ct Fresno, TX	4.0	2.0	1914	$2,150	$1.12	45d	1	1.09mi
3806 Teal Maple Ct Fresno, TX	4.0	3.5	2318	$2,146	$0.93	4d	1	1.12mi
3218 Clayton Terrace Dr Missouri City, TX	4.0	3.0	2278	$2,395	$1.05	21d	1	1.17mi
2709 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	22d	1	1.35mi
2707 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	3d	1	1.35mi
3212 Aldridge Dr Missouri City, TX	4.0	2.5	2489	$2,650	$1.06	22d	1	1.36mi
2703 Facet Creek Dr Fresno, TX	4.0	2.0	2099	$2,226	$1.06	0d	1	1.45mi
11727 Highway 6 Fresno, TX	1.0–3.0	1.0–2.0	962	$2,929	$3.04	7d	15	1.48mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 7 events

1. 2026-06-21
   days on market $255,000 Active 9 DOM
2. 2026-06-18
   days on market $255,000 Active 6 DOM
3. 2026-06-17
   days on market $255,000 Active 5 DOM
4. 2026-06-16
   days on market $255,000 Active 4 DOM
5. 2026-06-15
   days on market $255,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $255,000 Active 1 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: $5,104 · $425/mo
• Projected year-2 tax: $5,104 · $425/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: $28,790
• − Mortgage interest: −$14,284
• − Property taxes: −$5,104
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − HOA: −$576
• − Depreciation: −$7,418
• Taxable loss: −$4,473
• Est. tax savings @ 24.0%: +$1,074
• After-tax cash flow: $816/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

+177.2% since first listed

8 events — show timeline

• 2026-06-12 Listed $255,000 HARMLS
• 2020-08-03 Sold (Public Records) — Public Records
• 2020-07-31 Sold (MLS) — HARMLS
• 2020-06-29 Pending — HARMLS
• 2020-06-22 Listed $184,900 HARMLS
• 2020-06-02 Sold (Public Records) — Public Records
• 2012-12-01 Listing Removed — HARMLS
• 2012-04-13 Listed $92,000 HARMLS

Property tax history

+2.4%/yr

Latest (2025): $5,104 · +4.2% YoY. Source: county tax records.