3411 Langley Bend Ln · Fulshear, TX 77441

$299,900

4 bd · 2.0 ba · 2,086 sqft · SingleFamily public records · 39 Days on market

Built 2023 Good condition 6,577 sqft lot $144/sqft · 14% below area Est $347k · 14% under $104/mo HOA · 4% of rent

---

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 +13.7/15.0
• Cash flow +8.3/30.0
• 1% rule +4.7/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience modern luxury in this stunning almost new home. This meticulously maintained single-story home boasts a spacious 4-bedroom, 2-bathroom open-concept layout, highlighted by a gourmet kitchen with a central island, stainless steel appliances, and sleek finishes that flow seamlessly into the bright living and dining areas. The private primary suite serves as a true retreat with a generous walk-in closet, while the covered back patio and expansive yard provide the perfect backdrop for outdoor entertaining. Energy-efficient features & smart home capabilities offer peace of mind and comfort in this gem. Residents enjoy world-class neighborhood amenities—including two resort-

Key facts

• Central island
• Expansive yard
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• CENTRAL ISLAND
• STAINLESS STEEL APPLIANCES
• COVERED BACK PATIO
• EXPANSIVE YARD
• ENERGY-EFFICIENT FEATURES

Property features AI

Finance

• HOA & community: Tamarron HOA with annual fee; HOA amenities include clubhouse, community pool, fitness center, tennis and pickleball courts, dog park, and trails; Association fee $1,250 annually (includes clubhouse and recreation facilities)

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; Built in 2023; Slab foundation
• Construction: Brick and cement siding construction; Composition roof
• Exterior features: Covered patio; Deck; Patio; Private fenced yard with backyard fencing; Sprinkler/irrigation system; Subdivision lot

Interior

• Kitchen: Dishwasher; Free-standing range; Gas oven; Gas range; Microwave; Garbage disposal; Refrigerator; Kitchen island; Walk-in pantry; Quartz countertops
• Bedrooms: Primary bedroom (First level) — 16x13; Bedroom (First level) — 11x10; Bedroom (First level) — 10x10; Bedroom (First level) — 10x10
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Double vanity; Kitchen island; Quartz countertops; Soaking tub; Separate shower; Tub/shower combination; Walk-in pantry; Ceiling fans; Low emissivity windows; Ventilation for improved indoor air quality; ENERGY STAR qualified appliances; Tankless water heater
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (2.5% below list).
• Recommended offer: $252k (16.1% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.2% in Fulshear — 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 69/100 on livability (#430 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• 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.
• Zoned schools: Huggins El (math 61% / reading 63%, grade B, #321 of 4,322 statewide, top 8%, 893 students, 23% FRL); Dean Leaman J H School (math 59% / reading 56%, grade B, #206 of 1,662 statewide, top 13%, 2,191 students, 32% FRL); Fulshear H S (math 52% / reading 70%, grade C+, #258 of 1,632 statewide, top 16%, 2,464 students, 30% FRL).
• Market conditions: Rents soft (-1.6%/yr); 1242 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 39 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,630 (16.1% 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 39 days. Have you received any prior offers? Is the seller open to a 16% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.97% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 8.5

CMA / ARV

• ARV (median comp): $347,486
• List price: $299,900
• Delta: -13.69%
• 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
31814 Hallington Hill Ln	0.20mi	4/3.0	2,097 (+0%)	1mo	$284,900	$136	85
31331 Joshua Knoll Ln	0.30mi	4/3.0	2,176 (+4%)	1mo	$364,990	$168	74
3546 Blueberry Thistle Ln	0.48mi	4/3.0	2,042 (-2%)	1mo	$334,990	$164	69
3507 Harlow Vista Ct	0.23mi	4/3.0	2,297 (+10%)	3mo	$374,990	$163	66
3406 Blueberry Thistle Ln	0.43mi	4/3.0	2,199 (+5%)	1mo	$344,990	$157	66
3326 Blueberry Thistle Ln	0.44mi	4/3.0	2,199 (+5%)	1mo	$339,990	$155	66
31323 Joshua Knoll Ln	0.32mi	4/3.0	2,297 (+10%)	2mo	$369,990	$161	63
3410 Ashe Landing Dr	0.54mi	4/3.0	2,199 (+5%)	1mo	$349,990	$159	61
31250 Whistledown Ln	0.53mi	4/3.0	2,199 (+5%)	2mo	$349,990	$159	60
3310 Ashe Landing Dr	0.55mi	4/3.0	2,199 (+5%)	2mo	$344,990	$157	60
3402 Ashe Landing Dr	0.55mi	4/3.0	2,199 (+5%)	2mo	$339,990	$155	60
3719 Langridge Dr	0.72mi	4/3.0	2,042 (-2%)	3mo	$329,990	$162	57

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.12×
• Total profit: $-74,211
• Equity at exit: $44,716

10-year hold

• IRR: -47.0%
• Equity multiple: -0.41×
• Total profit: $-118,692
• Equity at exit: $25,930

Cash invested: $83,972 (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 77441

• Rents YoY: -1.6%
• Active inventory: 1242
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,924 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$781 /mo · $9,378/yr
• Insurance: −$125
• HOA: −$104
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $-273

Break-even live

Break-even rent $3,270

Max offer price $251,630

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-188	+0% $-273	+5% $-358	+10% $-443
Rent	-10% $-504	-5% $-389	+0% $-273	+5% $-158	+10% $-42
Rate	-1.0pp $-122	-0.5pp $-197	base $-273	+0.5pp $-351	+1.0pp $-430

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3714 Sloane Peak Ln Fulshear, TX	3.0–4.0	2.0–2.5	1713	$2,397	$1.40	0d	24	1.00mi
31123 Brightwell Bnd Fulshear, TX	4.0	3.0	2400	$2,400	$1.00	14d	1	1.04mi
31043 Vintage Creek Ln Fulshear, TX	4.0	3.5	2800	$3,300	$1.18	24d	1	1.21mi
2826 Torrey Pines Dr Unit DO Pattison, TX	4.0	2.5	2657	$2,071	$0.78	7d	1	1.24mi
30375 Centipede Grove Ln Brookshire, TX	4.0	3.0	2400	$2,900	$1.21	45d	1	1.28mi
5462 Grand View Dr Unit 1568482P Pattison, TX	5.0	3.5	2992	$3,732	$1.25	0d	1	1.34mi
5222 Wyatt James Ln Brookshire, TX	4.0	2.5	2487	$3,250	$1.31	14d	1	1.41mi

HOA detail

• Monthly dues: $104 · $1,248/yr

Listing history 15 events

1. 2026-06-21
   days on market $299,900 Active 39 DOM
2. 2026-06-18
   days on market $299,900 Active 36 DOM
3. 2026-06-17
   days on market $299,900 Active 35 DOM
4. 2026-06-16
   days on market $299,900 Active 34 DOM
5. 2026-06-15
   days on market $299,900 Active 33 DOM
6. 2026-06-13
   days on market $299,900 Active 31 DOM
7. 2026-06-09
   days on market $299,900 Active 27 DOM
8. 2026-06-08
   days on market $299,900 Active 26 DOM
9. 2026-06-07
   days on market $299,900 Active 25 DOM
10. 2026-06-04
    days on market $299,900 Active 22 DOM
11. 2026-06-03
    days on market $299,900 Active 21 DOM
12. 2026-06-02
    days on market $299,900 Active 20 DOM
13. 2026-06-01
    days on market $299,900 Active 19 DOM
14. 2026-05-31
    days on market $299,900 Active 18 DOM
15. 2026-05-13
    listed $299,900 Active 895-char remark

ⓘ 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: $9,378 · $781/mo
• Projected year-2 tax: $9,378 · $781/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,087
• − Mortgage interest: −$16,799
• − Property taxes: −$9,378
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,807
• − Management: −$2,807
• − HOA: −$1,248
• − Depreciation: −$8,724
• Taxable loss: −$8,176
• Est. tax savings @ 24.0%: +$1,962
• After-tax cash flow: $-1,317/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

This nearly new single-story home offers modern luxury and is in excellent condition, with minimal repairs needed. It's move-in ready and has the potential for further value increases through cosmetic updates and smart home integration.

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.
• Both Smart home integration — Smart home features can increase the home's value and appeal to tech-savvy buyers.
• Both Energy-efficient upgrades — Energy-efficient upgrades can reduce utility costs and appeal to environmentally conscious buyers.

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. ↑
• Both Smart home integration — Smart home features can increase the home's value and appeal to tech-savvy buyers. ↑
• Both Energy-efficient upgrades — Energy-efficient upgrades can reduce utility costs and appeal to environmentally conscious buyers. ↑

ⓘ 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 — Fulshear

• Score: 69/100
• State rank: #430
• US rank: #8901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fort Bend County · 836,777 people
• City population: 41,324
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 41,324
• Household income: $184,390
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 301.0

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 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 20% Two or more races 15% Asian 12% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 5% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 68% English-only · Spanish 17% German/W. Germanic 4% Chinese 4%

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: ▼ -154.74%
• Current HPI: 275.8798
• Rent YoY: ▼ -1.63%
• 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

• 2026-05-13 Listed $299,900 HARMLS

Property tax history

+86.9%/yr

Latest (2025): $9,378 · +86.9% YoY. Source: county tax records.