5408 Kindred St

Rosenberg, TX 77471

$314,452F

3 bd · 2.0 ba · 1,641 sqft · Built 2026 · SingleFamily · Active · 163 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,874/mo
• Mortgage (P&I): −$2,433
• Tax + insurance: −$773
• HOA: −$60
• Vac / Maint / Mgmt: −$394
• Net cashflow: $-1,785/mo
• Annual: $-21,420/yr
• Cap rate: 1.68%
• Cash-on-cash: -16.49%
• DSCR: 0.27
• 1% rule: 0.40%
• Cash to close: $129,891

Investor read

• This is a 3-bed/2.0-bath single-family listed at $314k. Condition is rated poor.
• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (40.4% below list).
• It's been on market 163 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $187k (40.4% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Location reads 62/100 on livability (#922 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety 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); George J H (math 27% / reading 28%, grade F, #1,156 of 1,662 statewide, top 71%, 1,173 students, 81% FRL); B F Terry H S (math 34% / reading 41%, grade F, #888 of 1,632 statewide, top 55%, 1,739 students, 74% FRL) — zoned schools average 80% FRL vs 43% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 52% district-wide (-18 pts) — the specific schools serving this property underperform the Lamar CISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 1114 active listings in the ZIP; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 1.7% vs local median 3.5% in Rosenberg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.
• This rent runs 31% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for 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 163 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• 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 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?
• 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?

Repairs flagged (vision-AI assessment)

• Major: Kitchen — No visible photos of the kitchen interior.
• Major: Bathrooms — No visible photos of the bathrooms.
• Major: Roof — No visible photos of the roof.
• Major: Exterior — No visible photos of the exterior.
• Major: Flooring — No visible photos of the flooring.
• Major: Interior walls/paint — No visible photos of the interior walls/paint.