Is 3411 Langley Bend Ln in Fulshear, TX a good investment?

CashFlowRE grades it D with a 5.1% cap rate and $-292/mo modeled cash flow at a $299,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 3411 Langley Bend Ln?

The modeled cap rate is 5.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,901/month, from CashFlowRE's rent model.

D Composite 44.08

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 +13.6/15.0
Cash flow +8.1/30.0
Schools +6.0/10.0
1% rule +4.7/10.0
Condition / age +4.0/5.0
Livability +3.5/5.0
DSCR +2.1/10.0
Rent growth +2.1/5.0
Appreciation +0.0/10.0

$299,900

3411 Langley Bend Ln · Fulshear, TX 77441

4 bd · 2.0 ba · 2,086 sqft · SingleFamily public records · 87 Days on market

Built 2023 Good condition 6,577 sqft lot 2-car garage $144/sqft · 14% below area Est $347k · 14% under $104/mo HOA · 4% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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.

Key facts

Central island
Expansive yard
Gourmet kitchen

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 $-292 ($-3k/yr) — negative.
To cash-flow at today's rent, offer at most $248k (17.2% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (3.3% below list).
Recommended offer: $248k (17.2% below list) — sets the bar for cash-flow.
Cap rate 5.1% vs local median 3.5% 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); 1601 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 87 days — a 6% lower offer ($282k) 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 $248,405 (17.2% below list)

Questions for the listing agent

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?
It's been on market 87 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 5.13%
Cash-on-cash: -4.17%
DSCR: 0.81
GRM: 8.6

CMA / ARV

ARV (median comp): $346,828
List price: $299,900
Delta: -13.53%
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
31714 Theodore Bend Dr	0.08mi	4/2.0	2,061 (-1%)	1mo	$304,990	$148	93
31727 Hallington Hill Ln	0.11mi	4/2.0	2,046 (-2%)	1mo	$295,000	$144	91
31206 Carmelas Landing Dr	0.29mi	4/2.5	2,042 (-2%)	0mo	$314,990	$154	81
3067 Liams Tower Ln	0.29mi	4/2.5	2,042 (-2%)	0mo	$314,990	$154	81
3523 Bonnie Heights St	0.46mi	4/3.0	2,031 (-3%)	1mo	$334,990	$165	69
31126 Jubilee Gardens Dr	0.29mi	4/3.0	2,257 (+8%)	0mo	$339,990	$151	69
3026 Bloomsbury Terrace Dr	0.29mi	4/3.0	2,257 (+8%)	0mo	$341,990	$152	69
3318 Blueberry Thistle Ln	0.45mi	4/3.0	2,199 (+5%)	1mo	$349,990	$159	65
3311 Blueberry Thistle Ln	0.48mi	4/3.0	2,199 (+5%)	2mo	$349,990	$159	63
3314 Bonnie Heights St	0.61mi	4/3.0	2,031 (-3%)	0mo	$331,990	$163	63
31858 Blossom Ln	0.72mi	3/2.0 (-1)	2,080 (-0%)	1mo	$375,000	$180	60
31222 Whistledown Ln	0.59mi	4/3.0	2,199 (+5%)	1mo	$354,990	$161	58

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: -27.6%
Equity multiple: 0.10×
Total profit: $-75,306
Equity at exit: $44,716

10-year hold

IRR: -48.9%
Equity multiple: -0.44×
Total profit: $-120,883
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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 140 active · 63 under contract
Months of supply: 7.3 mo (14%/mo absorbed)
Median asking: $326,990 ($169/sqft)
Median days on market: 25 d
This list price: 16% of active listings are priced below it
ARV vs active asking: -1.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77441

Rents YoY: -1.6%
Active inventory: 1601
Price-to-rent: 8.6×

Monthly cashflow live

Estimated rent: $2,901 high interval (Pro) →
Mortgage (P&I): −$1,573
Tax from tax record: −$781 /mo · $9,378/yr
Insurance: −$125
HOA: −$104
Lot rent: −$0
Vacancy / Maint / Mgmt: −$609
Net cashflow: $-292

Break-even live

Break-even rent $3,270

Max offer price $248,405

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-207	+0% $-292	+5% $-376	+10% $-461
Rent	-10% $-521	-5% $-406	+0% $-292	+5% $-177	+10% $-62
Rate	-1.0pp $-140	-0.5pp $-215	base $-292	+0.5pp $-369	+1.0pp $-448

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
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 8 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	$2,353	$1.37	0d	13	1.00mi
31123 Brightwell Bnd Fulshear, TX	4.0	3.0	2400	$2,400	$1.00	62d	1	1.04mi
32311 Melbrooke Dr Brookshire, TX	3.0	2.5	2434	$2,295	$0.94	8d	1	1.19mi
31043 Vintage Creek Ln Fulshear, TX	4.0	3.5	2800	$3,300	$1.18	71d	1	1.21mi
2826 Torrey Pines Dr Unit DO Pattison, TX	4.0	2.5	2657	$2,071	$0.78	54d	1	1.24mi
30375 Centipede Grove Ln Brookshire, TX	4.0	3.0	2400	$2,900	$1.21	93d	1	1.28mi
5462 Grand View Dr Unit 1568482P Pattison, TX	5.0	3.0	2992	$4,159	$1.39	0d	1	1.34mi
5222 Wyatt James Ln Brookshire, TX	4.0	2.5	2487	$3,250	$1.31	61d	1	1.41mi

Property features AI

Finance

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

Exterior

Parking: Attached 2-car garageDrivewayGarage with garage door opener
Security: Smoke detectors
Utilities: Public waterPublic sewer
Home design: Residential propertyFaces westBuilt in 2023Slab foundation
Construction: Brick and cement siding constructionComposition roof
Exterior features: Covered patioDeckPatioPrivate fenced yard with backyard fencingSprinkler/irrigation systemSubdivision lot

Interior

Kitchen: DishwasherFree-standing rangeGas ovenGas rangeMicrowaveGarbage disposalRefrigeratorKitchen islandWalk-in pantryQuartz countertops
Bedrooms: Primary bedroom (First level) — 16x13Bedroom (First level) — 11x10Bedroom (First level) — 10x10Bedroom (First level) — 10x10
Flooring: CarpetLaminate
Bathrooms: 2 full bathrooms
Heating & cooling: Central heating (gas)Central air (electric)
Interior features: Double vanityKitchen islandQuartz countertopsSoaking tubSeparate showerTub/shower combinationWalk-in pantryCeiling fansLow emissivity windowsVentilation for improved indoor air qualityENERGY STAR qualified appliancesTankless water heater
Laundry & utility: Washer hookupElectric dryer hookupWasherDryer

Listing history 50 events

2026-08-08

days on market $299,900 Active 87 DOM
2026-08-06

days on market $299,900 Active 85 DOM
2026-08-05

days on market $299,900 Active 84 DOM
2026-08-04

days on market $299,900 Active 83 DOM
2026-08-03

days on market $299,900 Active 82 DOM
2026-07-31

days on market $299,900 Active 79 DOM
2026-07-30

days on market $299,900 Active 77 DOM
2026-07-28

days on market $299,900 Active 76 DOM
2026-07-26

days on market $299,900 Active 74 DOM
2026-07-24

days on market $299,900 Active 72 DOM
2026-07-23

days on market $299,900 Active 71 DOM
2026-07-22

days on market $299,900 Active 70 DOM
2026-07-21

days on market $299,900 Active 69 DOM
2026-07-20

days on market $299,900 Active 68 DOM
2026-07-18

days on market $299,900 Active 66 DOM
2026-07-18

days on market $299,900 Active 65 DOM
2026-07-16

days on market $299,900 Active 64 DOM
2026-07-15

days on market $299,900 Active 63 DOM
2026-07-14

days on market $299,900 Active 62 DOM
2026-07-13

days on market $299,900 Active 61 DOM
2026-07-13

days on market $299,900 Active 60 DOM
2026-07-11

days on market $299,900 Active 59 DOM
2026-07-10

days on market $299,900 Active 58 DOM
2026-07-09

days on market $299,900 Active 57 DOM
2026-07-07

days on market $299,900 Active 55 DOM
2026-07-06

days on market $299,900 Active 54 DOM
2026-07-06

days on market $299,900 Active 53 DOM
2026-07-05

days on market $299,900 Active 52 DOM
2026-07-03

days on market $299,900 Active 51 DOM
2026-07-02

days on market $299,900 Active 50 DOM
2026-07-01

days on market $299,900 Active 49 DOM
2026-06-30

days on market $299,900 Active 48 DOM
2026-06-29

days on market $299,900 Active 47 DOM
2026-06-28

days on market $299,900 Active 46 DOM
2026-06-27

days on market $299,900 Active 45 DOM
2026-06-26

days on market $299,900 Active 44 DOM
2026-06-24

days on market $299,900 Active 42 DOM
2026-06-22

days on market $299,900 Active 40 DOM
2026-06-21

days on market $299,900 Active 39 DOM
2026-06-18

days on market $299,900 Active 36 DOM
2026-06-17

days on market $299,900 Active 35 DOM
2026-06-16

days on market $299,900 Active 34 DOM
2026-06-15

days on market $299,900 Active 33 DOM
2026-06-13

days on market $299,900 Active 31 DOM
2026-06-09

days on market $299,900 Active 27 DOM
2026-06-08

days on market $299,900 Active 26 DOM
2026-06-07

days on market $299,900 Active 25 DOM
2026-06-04

days on market $299,900 Active 22 DOM
2026-06-03

days on market $299,900 Active 21 DOM
2026-06-02

days on market $299,900 Active 20 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: $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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $34,810
− Mortgage interest: −$16,799
− Property taxes: −$9,378
− Insurance: −$1,500
− Repairs & maintenance: −$2,785
− Management: −$2,785
− HOA: −$1,248
− Depreciation: −$8,724
Taxable loss: −$8,408

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,018
After-tax cash flow: $-1,480/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 Est. rehab $10,430–$31,290 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 60/100

Zoned Schools

Elementary Huggins El B TX #321/4,322 Nat'l #6,217/41,679 Middle Dean Leaman J H School B TX #206/1,662 Nat'l #2,146/14,009 High Fulshear H S C+ TX #258/1,632 Nat'l #3,443/17,239

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

C Composite livability gradescore 69/100

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 · 1,004,526 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

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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

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.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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