Aquila Plan · Iowa Colony, TX 77583

$312,990

3 bd · 2.0 ba · 1,772 sqft · SingleFamily · 82 Days on market

Good condition

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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 +9.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

With convenience at the forefront, our Aquila floor plan will meet the lifestyle needs of most any family. Boasting 3 bedrooms and two full bathrooms, this single-story home is the perfect size for growing families or empty-nesters alike. As soon as you open the door, you are greeted by an elegant entryway that leads to the secondary and third bedrooms with the secondary bathroom in between. Down the hall, you'll pass the two-car garage. If you find yourself needing more storage space in the garage, opt for the larger garage and turn it into a 2.5-car or 3-car garage! Across from the other bedrooms resides the remote Master Bedroom. The attached Master Bathroom consists of a large vanity with cultured marble countertops and a huge walk-in closet. Looking to add an extra spark to the master bathroom? Choose to revamp your bathroom with a master luxury bath with a bathtub and separate shower, or a master super shower instead of a bathtub! The opportunities are endless. Tying the space together is the large family room with nine-foot ceilings, and the welcoming dining area the kitchen. The gorgeous kitchen includes sleek granite countertops, flat-panel countertops, and a wide kitchen island that is perfect for added counter space. You'll love entertaining your guests with the open-concept feel of the kitchen, dining room, and family room! Also, the sizable walk-in pantry will help store all of your essentials and more. Off the dining room, you will find the optional covered. ..

Key facts

• Large vanity
• Elegant entryway
• Aquila floor plan

Tags

• AQUILA FLOOR PLAN
• ELEGANT ENTRYWAY
• REMOTE MASTER BEDROOM
• ATTACHED MASTER BATHROOM
• LARGE VANITY
• CULTURED MARBLE COUNTERTOPS

🏗️ New construction. The $312,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $332,609.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $313k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (16.6% below list).
• Recommended offer: $261k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.2% in Iowa Colony — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#757 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Alvin ISD (suburban): math 39% / reading 48% proficiency, ranked #255 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1139 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($294k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,154 (16.6% 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 82 days. Have you received any prior offers? Is the seller open to a 17% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.79% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $332,609
• List price: $312,990
• Delta: -5.90%
• 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
2442 Goddard Green Dr	0.63mi	3/2.0	1,809 (+2%)	0mo	$279,000	$154	67
9822 Garnet Springs Dr	0.48mi	4/2.0 (+1)	1,879 (+6%)	1mo	$260,000	$138	61
9911 Garnet Springs Dr	0.42mi	4/2.0 (+1)	1,879 (+6%)	8mo	$270,000	$144	59
9930 Opal Rock Dr	0.64mi	3/2.5	1,659 (-6%)	1mo	$235,000	$142	57
2429 Abbot Brook Dr	0.66mi	3/2.0	1,641 (-7%)	2mo	$210,000	$128	55
2807 Nickel Canyon Dr	0.56mi	3/2.0	1,591 (-10%)	3mo	$226,500	$142	54
9927 Pearl Creek Ln	0.56mi	3/2.0	1,879 (+6%)	12mo	$249,000	$133	54
9902 Smokey Quartz Ln	0.56mi	4/2.0 (+1)	1,930 (+9%)	6mo	$249,900	$129	49
2438 Abbot Brook Dr	0.68mi	3/2.0	1,848 (+4%)	15mo	$359,900	$195	49
2421 Abbot Brook Dr	0.67mi	3/2.0	1,931 (+9%)	9mo	$299,900	$155	46
2449 Abbot Brook Dr	0.64mi	3/2.0	1,616 (-9%)	11mo	$324,900	$201	46
2405 Abbot Brook Dr	0.68mi	3/2.5	1,616 (-9%)	15mo	$319,900	$198	39

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

Projected returns pro-forma

-3.0% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.19×
• Total profit: $-75,414
• Equity at exit: $49,593

10-year hold

• IRR: -29.0%
• Equity multiple: -0.19×
• Total profit: $-110,390
• Equity at exit: $28,758

Cash invested: $93,130 (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 77583

• Rents YoY: 0.4%
• Active inventory: 1139
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,612 high
• Mortgage (P&I): −$1,744
• Tax est. 1.5%: −$416 /mo · $4,989/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-235

Break-even live

Break-even rent $2,910

Max offer price $298,536

Occupancy floor —

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: $83,152
• Closing costs: $9,978
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2314 Red Slate Dr Rosharon, TX	4.0	4.0	2531	$2,850	$1.13	43d	1	0.33mi
10211 Alpine Lake Ln Rosharon, TX	3.0–4.0	2.0–2.5	1731	$2,700	$1.56	1d	6	0.41mi
10211 Alpine Lake Ln Rosharon, TX	3.0–4.0	2.0–2.5	1731	$2,469	$1.43	43d	7	0.41mi
9518 Peridot Green Dr Rosharon, TX	4.0	2.0	1593	$1,886	$1.18	21d	1	0.62mi
9901 Kilkenny St Iowa Colony, TX	3.0–4.0	2.5	1735	$2,275	$1.31	4d	1	0.72mi
1816 Corsica Creek Ln Rosharon, TX	3.0–4.0	2.0–2.5	1653	$2,306	$1.40	1d	21	0.77mi
10313 Malta Trace Dr Rosharon, TX	4.0	2.0	1802	$2,545	$1.41	43d	1	0.87mi
2510 Green Jasper Dr Rosharon, TX	3.0	2.0	1561	$2,375	$1.52	43d	1	1.17mi
9423 Grand Spark Dr Rosharon, TX	3.0	3.0	1999	$2,600	$1.30	43d	1	1.20mi
2523 Topaz Hill Ln Rosharon, TX	3.0–4.0	2.0–2.5	1857	$2,425	$1.31	16d	1	1.41mi
10327 Armstrong Dr Rosharon, TX	3.0	2.0	1956	$2,291	$1.17	43d	1	1.43mi
10539 Dolce Ln Rosharon, TX	4.0	2.5	2258	$2,391	$1.06	12d	1	1.47mi
10610 Cascade Creek Dr Rosharon, TX	3.0	2.0	1548	$2,700	$1.74	43d	1	1.49mi
1403 Cascade Hills Dr Rosharon, TX	4.0	3.0	2067	$3,450	$1.67	7d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $312,990 Active 82 DOM
2. 2026-06-17
   days on market $312,990 Active 81 DOM
3. 2026-06-16
   days on market $312,990 Active 80 DOM
4. 2026-06-15
   days on market $312,990 Active 79 DOM
5. 2026-06-13
   days on market $312,990 Active 77 DOM
6. 2026-06-13
   days on market $312,990 Active 76 DOM
7. 2026-06-09
   days on market $312,990 Active 73 DOM
8. 2026-06-08
   days on market $312,990 Active 72 DOM
9. 2026-06-07
   days on market $312,990 Active 71 DOM
10. 2026-06-04
    days on market $312,990 Active 68 DOM
11. 2026-06-03
    days on market $312,990 Active 67 DOM
12. 2026-06-02
    days on market $312,990 Active 66 DOM
13. 2026-06-01
    days on market $312,990 Active 65 DOM
14. 2026-05-31
    days on market $312,990 Active 64 DOM
15. 2026-03-28
    listed $312,990 Active 1499-char remark

    Show marketing remark (1499 chars)

    With convenience at the forefront, our Aquila floor plan will meet the lifestyle needs of most any family. Boasting 3 bedrooms and two full bathrooms, this single-story home is the perfect size for growing families or empty-nesters alike. As soon as you open the door, you are greeted by an elegant entryway that leads to the secondary and third bedrooms with the secondary bathroom in between. Down the hall, you'll pass the two-car garage. If you find yourself needing more storage space in the garage, opt for the larger garage and turn it into a 2.5-car or 3-car garage! Across from the other bedrooms resides the remote Master Bedroom. The attached Master Bathroom consists of a large vanity with cultured marble countertops and a huge walk-in closet. Looking to add an extra spark to the master bathroom? Choose to revamp your bathroom with a master luxury bath with a bathtub and separate shower, or a master super shower instead of a bathtub! The opportunities are endless. Tying the space together is the large family room with nine-foot ceilings, and the welcoming dining area the kitchen. The gorgeous kitchen includes sleek granite countertops, flat-panel countertops, and a wide kitchen island that is perfect for added counter space. You'll love entertaining your guests with the open-concept feel of the kitchen, dining room, and family room! Also, the sizable walk-in pantry will help store all of your essentials and more. Off the dining room, you will find the optional covered. ..

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,338
• − Mortgage interest: −$18,631
• − Property taxes: −$4,989
• − Insurance: −$1,663
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − Depreciation: −$9,676
• Taxable loss: −$8,635
• Est. tax savings @ 24.0%: +$2,072
• After-tax cash flow: $-753/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 · 1 photo

Good 80/100 Cosmetic rehab

This Aquila Plan home is in excellent condition with minimal repairs needed. It offers a good starting point for investors looking to enhance its value through cosmetic updates.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New paint in interior walls — Enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New paint in interior walls — Enhances interior aesthetics and value ↑

ⓘ 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: Alvin ISD
• NCES district ID: 4808090
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $66,740
• Composite: 38.96/100
• National rank: #4080
• State rank: #255 of 826 in TX

Livability — Iowa Colony

• Score: 64/100
• State rank: #757
• US rank: #13904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brazoria County · 374,982 people
• City population: 52,747
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,747
• Household income: $119,287
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 251.0

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 34% White 20% Two or more races 18% Asian 5%
• Hispanic origin (detail): Mexican 31% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 28% Other Asian/Pacific 2% Vietnamese 1%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.19%
• Current HPI: 198.6559
• Rent YoY: ▲ 0.44%
• 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

1 event — show timeline

• 2026-03-28 Listed $312,990 Zillow