2910 Feather Green Trl · Fresno, TX 77545

$259,000

3 bd · 3.0 ba · 2,282 sqft · SingleFamily public records · 49 Days on market

Built 2006 5,179 sqft lot $113/sqft · at area comps Est $271k · at est. $46/mo HOA · 2% of rent ↓ 7% since listing

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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 +15.8/30.0
• ARV discount +9.4/15.0
• 1% rule +5.3/10.0
• DSCR +4.9/10.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Listing remarks

Welcome to this beautifully NEWLY REMODELED, move-in-ready home in a prime Fresno location! Featuring brand new flooring, fresh modern paint, stylish backsplash, upgraded finishes, enhanced landscaping, and many more thoughtful upgrades throughout. The kitchen is updated with brand new appliances and a modern backsplash, creating a sleek and functional space. The seller is including a 2-year appliance warranty for added peace of mind. Enjoy a bright, open layout with natural light and spacious living areas. Conveniently located just 1 minute from the elementary school. Commuting is easy with Missouri City Park & Ride only 5 minutes away, offering quick access to the Texas Medical Cent

Key facts

• Updated appliances
• Bright open layout
• Upgraded finishes

Tags

• BRAND NEW FLOORING
• MODERN BACKSPLASH
• UPGRADED FINISHES
• ENHANCED LANDSCAPING
• UPDATED APPLIANCES
• BRIGHT OPEN LAYOUT

Property features AI

Finance

• Other: Listing disclosures available
• HOA & community: Homeowners association managed by Triquest Management Svc; Annual association fee of $550; Community pool

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2006; Slab foundation; Composition roof; Concrete road access; Subdivision lot
• Construction: Brick construction
• Exterior features: Fenced backyard; Private yard; Porch

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Microwave; Disposal; Refrigerator
• Bedrooms: Primary bedroom (Second level) — 20 x 15; Bedroom (Second level) — 15 x 13; Guest quarters (First level) — 18 x 13
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (Gas); Central electric air conditioning
• Interior features: Window treatments; Programmable thermostat; Window coverings; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Utility room (Second level)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $251k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.4% in Fresno — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#943 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime C-, amenities F, commute F.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Olympia Middle (math 18% / reading 31%, grade F, #1,279 of 1,662 statewide, top 78%, 1,170 students, 71% FRL); Hightower H S (math 23% / reading 45%, grade F, #1,002 of 1,632 statewide, top 62%, 2,535 students, 67% FRL) — zoned schools average 69% FRL vs 35% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 177 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 34% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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 49 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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.

Recommended offer $251,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.03% ✓
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 8.1

CMA / ARV

• ARV (median comp): $270,632
• List price: $259,000
• Delta: -4.30%
• 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
3007 Acacia Fair Ln	0.14mi	4/2.5 (+1)	2,351 (+3%)	1mo	$310,000	$132	80
2543 Tucker Creek Dr	0.38mi	4/3.0 (+1)	2,323 (+2%)	1mo	$300,000	$129	73
2406 Grove View Trl	0.22mi	4/2.0 (+1)	2,165 (-5%)	2mo	$297,500	$137	71
2923 Vales Point Dr	0.11mi	4/2.0 (+1)	2,079 (-9%)	1mo	$306,900	$148	70
1927 Vermillion View St	0.44mi	4/2.5 (+1)	2,215 (-3%)	1mo	$277,500	$125	67
2022 Wellfleet Xing	0.27mi	4/2.0 (+1)	2,098 (-8%)	0mo	$290,000	$138	65
2611 Cottage Step Trl Trl	0.44mi	4/2.5 (+1)	2,392 (+5%)	1mo	$295,000	$123	63
2403 Tall Sequoia Dr	0.54mi	4/2.5 (+1)	2,340 (+2%)	1mo	$332,500	$142	63
3111 Cambridge Falls Dr	0.50mi	4/2.5 (+1)	2,352 (+3%)	3mo	$315,000	$134	62
1931 Acorn Glen Trl	0.40mi	4/2.5 (+1)	2,480 (+9%)	1mo	$279,900	$113	59
3407 Becker Glen St	0.40mi	3/2.5	1,948 (-15%)	0mo	$229,999	$118	55
3002 Hurst Green Ln	0.52mi	4/2.5 (+1)	2,566 (+12%)	3mo	$345,000	$134	46

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

Projected returns pro-forma

-1.98% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.58×
• Total profit: $-30,778
• Equity at exit: $50,533

10-year hold

• IRR: -7.4%
• Equity multiple: 0.50×
• Total profit: $-36,446
• Equity at exit: $43,405

Cash invested: $72,520 (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 77545

• Home prices YoY: -0.8%
• Rents YoY: -0.9%
• Active inventory: 177
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,657 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$467 /mo · $5,608/yr
• Insurance: −$108
• HOA: −$46
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $120

Break-even live

Break-even rent $2,506

Max offer price $259,000

Occupancy floor 90%

Sensitivity live

Price	-10% $266	-5% $193	+0% $120	+5% $46	+10% $-27
Rent	-10% $-90	-5% $15	+0% $120	+5% $225	+10% $330
Rate	-1.0pp $250	-0.5pp $186	base $120	+0.5pp $53	+1.0pp $-16

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2123 Witham Park Ln Fresno, TX	4.0	4.0	3026	$2,850	$0.94	44d	1	0.36mi
3526 Cambridge Falls Dr Fresno, TX	4.0	3.0	3136	$2,624	$0.84	21d	1	0.40mi
3314 Dry Creek Dr Missouri City, TX	4.0	3.0	2600	$4,200	$1.62	44d	1	1.00mi
3106 Presley Jane Ct Missouri City, TX	3.0	2.0	2109	$2,271	$1.08	6d	1	1.07mi
3932 Teal Run Place Ct Fresno, TX	4.0	2.0	1914	$2,150	$1.12	44d	1	1.09mi
3806 Teal Maple Ct Fresno, TX	4.0	3.5	2318	$2,146	$0.93	3d	1	1.12mi
3211 Breckinridge Ct Missouri City, TX	4.0	2.5	2920	$2,550	$0.87	21d	1	1.16mi
3218 Clayton Terrace Dr Missouri City, TX	4.0	3.0	2278	$2,395	$1.05	20d	1	1.17mi
2709 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	21d	1	1.35mi
2707 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	2d	1	1.35mi
3212 Aldridge Dr Missouri City, TX	4.0	2.5	2489	$2,650	$1.06	21d	1	1.36mi
2703 Facet Creek Dr Fresno, TX	4.0	2.0	2099	$2,306	$1.10	6d	1	1.45mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: landscaping

Listing history 22 events

1. 2026-06-21
   days on market $259,000 Active 49 DOM
2. 2026-06-18
   days on market $259,000 Active 46 DOM
3. 2026-06-17
   days on market $259,000 Active 45 DOM
4. 2026-06-16
   days on market $259,000 Active 44 DOM
5. 2026-06-15
   days on market $259,000 Active 43 DOM
6. 2026-06-13
   pricedays on market $259,000 Active 41 DOM
7. 2026-06-09
   pricedays on market $249,000 Active 37 DOM
8. 2026-06-07
   pricedays on market $254,000 Active 35 DOM
9. 2026-06-04
   days on market $259,000 Active 32 DOM
10. 2026-06-03
    days on market $259,000 Active 31 DOM
11. 2026-06-02
    days on market $259,000 Active 30 DOM
12. 2026-06-01
    days on market $259,000 Active 29 DOM
13. 2026-05-31
    days on market $259,000 Active 28 DOM
14. 2026-05-18
    price $269,000 928-char remark
15. 2026-05-11
    price $273,000 928-char remark
16. 2026-05-03
    listed $283,000 Active 928-char remark
17. 2026-04-09
    historical
18. 2026-03-02
    listed $250,000 Active
19. 2026-03-02
    historical
20. 2026-02-16
    listed $260,000 Active
21. 2025-08-31
    historical
22. 2025-03-15
    listed $279,000 Active

ⓘ 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: $5,608 · $467/mo
• Projected year-2 tax: $5,608 · $467/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,886
• − Mortgage interest: −$14,508
• − Property taxes: −$5,608
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,551
• − Management: −$2,551
• − HOA: −$552
• − Depreciation: −$7,535
• Taxable loss: −$2,714
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $2,087/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.

Schools (NCES district)

• District: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 of 826 in TX

Livability — Fresno

• Score: 62/100
• State rank: #943
• US rank: #16815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fresno, TX
• County: Fort Bend County · 836,777 people
• City population: 26,236
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,236
• Household income: $94,474
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 360.0

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 0.61)
• Race & ethnicity: Black 51% Hispanic / Latino 34% Two or more races 12% White 8% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada
• Languages at home: 67% English-only · Spanish 29% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -1.98%
• Current HPI: 231.3921
• Rent YoY: ▼ -0.95%
• 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

-7.2% since first listed

13 events — show timeline

• 2026-06-12 Price Changed $259,000 HARMLS
• 2026-06-09 Price Changed $249,000 HARMLS
• 2026-06-04 Price Changed $254,000 HARMLS
• 2026-05-21 Price Changed $259,000 HARMLS
• 2026-05-18 Price Changed $269,000 HARMLS
• 2026-05-11 Price Changed $273,000 HARMLS
• 2026-05-03 Listed $283,000 HARMLS
• 2026-04-09 Listing Removed — HARMLS
• 2026-03-02 Listing Removed — HARMLS
• 2026-03-02 Listed $250,000 HARMLS
• 2026-02-16 Listed $260,000 HARMLS
• 2025-08-31 Listing Removed — HARMLS
• 2025-03-15 Listed $279,000 HARMLS

Property tax history

+2.4%/yr

Latest (2025): $5,608 · +1.6% YoY. Source: county tax records.