The Brazos F Plan · Kendleton, TX 77417

$309,990

5 bd · 2.5 ba · 2,200 sqft · SingleFamily · 109 Days on market

Good condition

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Why this score? — see what drove the C 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 +19.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to The Brazos! This two-story home is ready to welcome you home! You'll find an open concept family and kitchen area on the main floor as well as a powder room, mudroom and laundry off the two-car garage. The primary suite is also on the main floor and boasts a large walk-in closet. There are four additional bedrooms upstairs along with a bathroom and loft area. Make it your own with The Brazos' flexible floor plan. From an additional bathroom or added garage space to a covered patio, you've got every opportunity to make The Brazos your dream home. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent.

Key facts

• Kitchen area
• Powder room
• Mudroom

Tags

• OPEN CONCEPT FAMILY AREA
• KITCHEN AREA
• POWDER ROOM
• MUDROOM
• LAUNDRY
• TWO CAR GARAGE

🏗️ New construction. The $309,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $290,053.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (4.4% below list).
• Recommended offer: $282k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 6.2% in Kendleton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#1,021 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities 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: Beasley El (math 42% / reading 27%, grade F, #1,995 of 4,322 statewide, top 50%, 366 students, 86% FRL); Lamar J H (math 30% / reading 34%, grade F, #971 of 1,662 statewide, top 60%, 1,246 students, 71% FRL); Lamar Cons H S (math 26% / reading 48%, grade F, #897 of 1,632 statewide, top 57%, 1,762 students, 62% FRL) — zoned schools average 73% FRL vs 43% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 52% district-wide (-17 pts) — the specific schools serving this property underperform the Lamar CISD average; the district grade overstates school quality for this exact location.
• Market conditions: 228 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (4.2% local appreciation)).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $282,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $290,053
• List price: $309,990
• Delta: 6.87%
• 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
10934 Tawny Ridge Dr	0.55mi	4/2.5 (-1)	2,217 (+1%)	8mo	$299,990	$135	61
1010 Gentle Nook Dr	0.58mi	4/2.5 (-1)	2,217 (+1%)	9mo	$299,990	$135	59
10915 Tawny Ridge Dr	0.58mi	4/2.5 (-1)	2,066 (-6%)	4mo	$293,990	$142	54
10607 Autumn Trace Dr	0.66mi	4/3.0 (-1)	2,229 (+1%)	8mo	$341,990	$153	53
10931 Tawny Ridge Dr	0.58mi	4/2.5 (-1)	2,066 (-6%)	7mo	$293,990	$142	52
10623 Autumn Trace Dr	0.62mi	4/2.0 (-1)	2,081 (-5%)	9mo	$333,990	$160	48
10650 Summers Way	0.62mi	4/3.0 (-1)	2,438 (+11%)	7mo	$359,999	$148	40
723 Blue Sky Pl	0.62mi	4/2.0 (-1)	1,922 (-13%)	5mo	$314,990	$164	39
1102 Arbor Dr	0.68mi	4/3.5 (-1)	2,457 (+12%)	3mo	$334,990	$136	38
10631 Summers Way	0.67mi	4/2.0 (-1)	1,922 (-13%)	7mo	$312,990	$163	35
10619 Summers Way	0.70mi	4/2.0 (-1)	1,922 (-13%)	6mo	$314,990	$164	35
10606 Autumn Trace Dr	0.66mi	4/2.0 (-1)	1,922 (-13%)	9mo	$314,990	$164	34

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

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.92×
• Total profit: $74,596
• Equity at exit: $149,667

10-year hold

• IRR: 16.1%
• Equity multiple: 3.64×
• Total profit: $214,246
• Equity at exit: $246,894

Cash invested: $81,215 (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 77417

• Home prices YoY: 1.2%
• Active inventory: 228
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$363 /mo · $4,351/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $338

Break-even live

Break-even rent $2,537

Max offer price $290,053

Occupancy floor 84%

Sensitivity live

Price	-10% $538	-5% $438	+0% $338	+5% $238	+10% $137
Rent	-10% $104	-5% $221	+0% $338	+5% $455	+10% $572
Rate	-1.0pp $484	-0.5pp $412	base $338	+0.5pp $263	+1.0pp $186

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: $72,513
• Closing costs: $8,702
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10730 Sky Creek Ln Beasley, TX	3.0–4.0	2.0–2.5	1869	$2,965	$1.59	0d	1	0.03mi

Listing history 16 events

1. 2026-06-22
   days on market $309,990 Active 109 DOM
2. 2026-06-21
   days on market $309,990 Active 108 DOM
3. 2026-06-18
   days on market $309,990 Active 105 DOM
4. 2026-06-17
   days on market $309,990 Active 104 DOM
5. 2026-06-16
   days on market $309,990 Active 103 DOM
6. 2026-06-15
   days on market $309,990 Active 102 DOM
7. 2026-06-13
   days on market $309,990 Active 100 DOM
8. 2026-06-10
   days on market $309,990 Active 96 DOM
9. 2026-06-08
   days on market $309,990 Active 95 DOM
10. 2026-06-07
    days on market $309,990 Active 94 DOM
11. 2026-06-04
    days on market $309,990 Active 91 DOM
12. 2026-06-03
    days on market $309,990 Active 90 DOM
13. 2026-06-02
    days on market $309,990 Active 89 DOM
14. 2026-06-01
    days on market $309,990 Active 88 DOM
15. 2026-05-31
    days on market $309,990 Active 87 DOM
16. 2026-03-05
    listed $324,990 Active 694-char remark

    Show marketing remark (694 chars)

    Welcome to The Brazos! This two-story home is ready to welcome you home! You'll find an open concept family and kitchen area on the main floor as well as a powder room, mudroom and laundry off the two-car garage. The primary suite is also on the main floor and boasts a large walk-in closet. There are four additional bedrooms upstairs along with a bathroom and loft area. Make it your own with The Brazos' flexible floor plan. From an additional bathroom or added garage space to a covered patio, you've got every opportunity to make The Brazos your dream home. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent.

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

Taxation est. · year 1

• Rental income: $35,580
• − Mortgage interest: −$16,247
• − Property taxes: −$4,351
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − Depreciation: −$8,438
• Taxable loss: −$599
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $4,198/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 · 6 photos

Good 80/100 Cosmetic rehab

The Brazos home is in good condition with a well-maintained exterior and interior. It is ready for a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and reduces utility costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and reduces utility costs. ↑

ⓘ 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 — Kendleton

• Score: 61/100
• State rank: #1021
• US rank: #18149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,232

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 49% White 22% Black 8%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 76% English-only · Spanish 24%

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: ▲ 4.15%
• Current HPI: 337.8236
• Rent YoY: —
• Metro: —
• 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

• 2026-03-05 Listed $324,990 Zillow