The Sabine F Plan · Kendleton, TX 77417

$304,990

5 bd · 3.0 ba · 2,128 sqft · SingleFamily · 254 Days on market

Excellent condition ↓ 4% 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 +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
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to The Sabine! This two-story home is ready for anything with its great layout and modern touches. On the main floor, you'll find an open concept family and kitchen area as well as a guest room and bathroom. The primary suite is also on the main floor and has a large walk-in closet. Upstairs, there are two more bedrooms and additional bathroom plus a loft and a study/flex space. Make it your own with The Sabine's flexible floor plan. From additional garage space to a covered patio, you've got every opportunity to make The Sabine 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

• Guest room
• Loft
• Primary suite

Tags

• GUEST ROOM
• PRIMARY SUITE
• LARGE WALK-IN CLOSET
• LOFT
• STUDY FLEX SPACE
• COVERED PATIO

🏗️ New construction. The $304,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $290,011.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $305k. Condition is rated excellent.

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 (2.8% below list).
• Recommended offer: $268k (12.0% 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: schools C-, employment D+, crime D.
• 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.
• Market conditions: 232 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 254 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $28k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $268,391 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% 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: 5.00%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $290,011
• List price: $304,990
• Delta: 5.17%
• 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
10915 Tawny Ridge Dr	0.55mi	4/2.5 (-1)	2,066 (-3%)	4mo	$293,990	$142	59
10931 Tawny Ridge Dr	0.55mi	4/2.5 (-1)	2,066 (-3%)	7mo	$293,990	$142	57
10934 Tawny Ridge Dr	0.52mi	4/2.5 (-1)	2,217 (+4%)	8mo	$299,990	$135	55
10623 Autumn Trace Dr	0.58mi	4/2.0 (-1)	2,081 (-2%)	9mo	$333,990	$160	53
10607 Autumn Trace Dr	0.63mi	4/3.0 (-1)	2,229 (+5%)	8mo	$341,990	$153	51
723 Blue Sky Pl	0.59mi	4/2.0 (-1)	1,922 (-10%)	5mo	$314,990	$164	43
1111 Whispering Winds Dr	0.53mi	4/2.0 (-1)	1,841 (-14%)	4mo	$338,900	$184	40
10631 Summers Way	0.64mi	4/2.0 (-1)	1,922 (-10%)	7mo	$312,990	$163	39
10619 Summers Way	0.67mi	4/2.0 (-1)	1,922 (-10%)	5mo	$314,990	$164	39
10606 Autumn Trace Dr	0.63mi	4/2.0 (-1)	1,922 (-10%)	9mo	$314,990	$164	38
1010 Whispering Winds Dr	0.50mi	4/2.0 (-1)	1,841 (-14%)	9mo	$304,900	$166	38
10650 Summers Way	0.59mi	4/3.0 (-1)	2,438 (+15%)	7mo	$359,999	$148	38

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: $74,607
• Equity at exit: $149,645

10-year hold

• IRR: 16.1%
• Equity multiple: 3.64×
• Total profit: $214,262
• Equity at exit: $246,858

Cash invested: $81,203 (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: 232
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$363 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $338

Break-even live

Break-even rent $2,537

Max offer price $290,011

Occupancy floor 84%

Sensitivity live

Price	-10% $539	-5% $438	+0% $338	+5% $238	+10% $138
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 $187

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: $72,503
• Closing costs: $8,700
• 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	0.05mi

Listing history 20 events

1. 2026-06-21
   days on market $304,990 Active 254 DOM
2. 2026-06-18
   days on market $304,990 Active 251 DOM
3. 2026-06-17
   days on market $304,990 Active 250 DOM
4. 2026-06-16
   days on market $304,990 Active 249 DOM
5. 2026-06-15
   days on market $304,990 Active 248 DOM
6. 2026-06-13
   days on market $304,990 Active 246 DOM
7. 2026-06-10
   days on market $304,990 Active 242 DOM
8. 2026-06-08
   days on market $304,990 Active 241 DOM
9. 2026-06-07
   days on market $304,990 Active 240 DOM
10. 2026-06-04
    days on market $304,990 Active 237 DOM
11. 2026-06-03
    days on market $304,990 Active 236 DOM
12. 2026-06-02
    days on market $304,990 Active 235 DOM
13. 2026-06-01
    days on market $304,990 Active 234 DOM
14. 2026-05-31
    days on market $304,990 Active 233 DOM
15. 2026-03-05
    status Active 691-char remark

    Show marketing remark (691 chars)

    Welcome to The Sabine! This two-story home is ready for anything with its great layout and modern touches. On the main floor, you'll find an open concept family and kitchen area as well as a guest room and bathroom. The primary suite is also on the main floor and has a large walk-in closet. Upstairs, there are two more bedrooms and additional bathroom plus a loft and a study/flex space. Make it your own with The Sabine's flexible floor plan. From additional garage space to a covered patio, you've got every opportunity to make The Sabine your dream home. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent.

16. 2026-03-05
    price $319,990 691-char remark

    Show marketing remark (691 chars)

    Welcome to The Sabine! This two-story home is ready for anything with its great layout and modern touches. On the main floor, you'll find an open concept family and kitchen area as well as a guest room and bathroom. The primary suite is also on the main floor and has a large walk-in closet. Upstairs, there are two more bedrooms and additional bathroom plus a loft and a study/flex space. Make it your own with The Sabine's flexible floor plan. From additional garage space to a covered patio, you've got every opportunity to make The Sabine your dream home. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent.

17. 2025-12-13
    historical 691-char remark

    Show marketing remark (691 chars)

    Welcome to The Sabine! This two-story home is ready for anything with its great layout and modern touches. On the main floor, you'll find an open concept family and kitchen area as well as a guest room and bathroom. The primary suite is also on the main floor and has a large walk-in closet. Upstairs, there are two more bedrooms and additional bathroom plus a loft and a study/flex space. Make it your own with The Sabine's flexible floor plan. From additional garage space to a covered patio, you've got every opportunity to make The Sabine your dream home. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent.

18. 2025-12-12
    status Active 691-char remark

    Show marketing remark (691 chars)

    Welcome to The Sabine! This two-story home is ready for anything with its great layout and modern touches. On the main floor, you'll find an open concept family and kitchen area as well as a guest room and bathroom. The primary suite is also on the main floor and has a large walk-in closet. Upstairs, there are two more bedrooms and additional bathroom plus a loft and a study/flex space. Make it your own with The Sabine's flexible floor plan. From additional garage space to a covered patio, you've got every opportunity to make The Sabine your dream home. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent.

19. 2025-08-06
    historical 691-char remark

    Show marketing remark (691 chars)

    Welcome to The Sabine! This two-story home is ready for anything with its great layout and modern touches. On the main floor, you'll find an open concept family and kitchen area as well as a guest room and bathroom. The primary suite is also on the main floor and has a large walk-in closet. Upstairs, there are two more bedrooms and additional bathroom plus a loft and a study/flex space. Make it your own with The Sabine's flexible floor plan. From additional garage space to a covered patio, you've got every opportunity to make The Sabine your dream home. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent.

20. 2025-03-14
    listed $332,990 Active 691-char remark

    Show marketing remark (691 chars)

    Welcome to The Sabine! This two-story home is ready for anything with its great layout and modern touches. On the main floor, you'll find an open concept family and kitchen area as well as a guest room and bathroom. The primary suite is also on the main floor and has a large walk-in closet. Upstairs, there are two more bedrooms and additional bathroom plus a loft and a study/flex space. Make it your own with The Sabine's flexible floor plan. From additional garage space to a covered patio, you've got every opportunity to make The Sabine 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: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − Depreciation: −$8,437
• Taxable loss: −$595
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $4,201/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

Excellent 95/100 None rehab

This well-maintained single-family home is move-in ready with modern finishes and a great layout. Potential buyers and renters will appreciate the curb appeal and fresh updates.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and can add value
• Resale Replace window treatments — Fresh window treatments can improve home's appearance
• Rental Add outdoor lighting — Improves safety and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and can add value ↑
• Resale Replace window treatments — Fresh window treatments can improve home's appearance ↑
• Rental Add outdoor lighting — Improves safety and enhances curb appeal ↑

ⓘ 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

-3.9% since first listed

6 events — show timeline

• 2026-03-05 Relisted — Zillow
• 2026-03-05 Price Changed $319,990 Zillow
• 2025-12-13 Delisted — Zillow
• 2025-12-12 Relisted — Zillow
• 2025-08-06 Delisted — Zillow
• 2025-03-14 Listed $332,990 Zillow