6324 Homestead Rd · Rosenberg, TX 77471

$199,999

2 bd · 2.0 ba · 1,720 sqft · SingleFamily public records · 12 Days on market

Built 1960 0.76 ac lot Est $248k · 19% under

---

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 +15.0/15.0
• Cash flow +13.2/30.0
• Schools +4.6/10.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Located on a spacious corner lot, this 3-bedroom, 1.5-bath home is full of potential and ready for someone to bring their vision to life. Whether you’re an investor, flipper, or buyer looking to create your dream space, this property offers endless possibilities. Enjoy the freedom of NO HOA, no back neighbors, and plenty of room for projects, entertaining, parking, or even adding a future pool or outdoor oasis. The oversized lot gives you space that’s hard to find while still being conveniently located near shopping, dining, and everyday conveniences at Brazos Town Center with easy access to major highways for commuters. This home does need TLC and is being sold as-is, making it

Key facts

• Oversized lot
• No hoa
• No back neighbors

Tags

• CORNER LOT
• NO HOA
• NO BACK NEIGHBORS
• OVERSIZED LOT
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (first-floor living areas)
• Construction: Built in 1960; Brick and vinyl siding exterior; Composition roof; Slab foundation
• Exterior features: Private yard; Corner lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven
• Bedrooms: Three possible bedrooms; Primary bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Wood floors
• Bathrooms: One full bathroom and one half bathroom
• Heating & cooling: Window unit heating; Window unit cooling; Heating and cooling present
• Interior features: Washer hookup; No fireplaces; Seven total rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-5 ($-60/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (13.3% below list).
• Recommended offer: $173k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Rosenberg — 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 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: Phelan El (647 students, 58% FRL).
• Market conditions: Rents soft (-1.0%/yr); 716 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $173,479 (13.3% below list)

Questions for the listing agent

1. 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?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $247,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6324 Homestead Rd	0.00mi	3/1.5 (+1)	1,720 (0%)	0mo	$199,999	$116	93
1924 Old Creek Dr	0.73mi	3/2.5 (+1)	1,592 (-7%)	23mo	$229,971	$144	28

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: -19.9%
• Equity multiple: 0.33×
• Total profit: $-37,789
• Equity at exit: $29,821

10-year hold

• IRR: -21.0%
• Equity multiple: 0.06×
• Total profit: $-52,874
• Equity at exit: $17,292

Cash invested: $56,000 (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 77471

• Home prices YoY: -19.3%
• Rents YoY: -1.0%
• Active inventory: 716
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$243 /mo · $2,920/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-5

Break-even live

Break-even rent $1,741

Max offer price $199,116

Occupancy floor 95%

Sensitivity live

Price	-10% $108	-5% $52	+0% $-5	+5% $-62	+10% $-118
Rent	-10% $-142	-5% $-74	+0% $-5	+5% $64	+10% $132
Rate	-1.0pp $96	-0.5pp $46	base $-5	+0.5pp $-57	+1.0pp $-110

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Vista Dr Rosenberg, TX	1.0–3.0	1.0–2.5	1080	$1,621	$1.50	3d	19	0.61mi
7404 Town Center Blvd Rosenberg, TX	3.0	1.0–2.0	1078	$1,656	$1.54	3d	24	0.71mi
7204 Town Center Blvd Rosenberg, TX	2.0	1.0–2.0	883	$1,985	$2.25	3d	32	0.74mi
7410 Town Center Blvd Rosenberg, TX	2.0	2.0	1147	$1,628	$1.42	44d	1	0.78mi
905 Park Place Blvd Rosenberg, TX	1.0–3.0	1.0–2.0	1142	$1,680	$1.47	2d	35	0.89mi
601 Park Place Blvd Rosenberg, TX	1.0–3.0	1.0–2.0	1041	$1,551	$1.49	2d	22	0.93mi
601 Park Place Blvd Unit 634 Rosenberg, TX	3.0	2.0	1362	$2,019	$1.48	44d	1	0.95mi
7145 Reading Rd Unit 7182 Rosenberg, TX	2.0	2.0	1081	$1,631	$1.51	3d	1	0.97mi
7145 Reading Rd Unit 3047 Rosenberg, TX	3.0	2.0	1390	$1,960	$1.41	11d	1	0.97mi
7145 Reading Rd Unit 7178 Rosenberg, TX	3.0	2.0	1390	$1,917	$1.38	3d	1	0.97mi
7210 Reading Rd Rosenberg, TX	3.0	1.0–2.0	1031	$1,692	$1.64	1d	27	1.05mi
7216 Reading Rd Rosenberg, TX	3.0	2.0	1434	$2,191	$1.53	44d	1	1.10mi
1615 Junker St Rosenberg, TX	3.0	2.0	1174	$1,750	$1.49	44d	1	1.13mi
4114 Brumbelow St Rosenberg, TX	3.0	2.0	1234	$1,700	$1.38	5d	1	1.29mi
1806 Mustang Dr Richmond, TX	3.0	2.0	1296	$1,100	$0.85	44d	1	1.38mi
24500 Wildwood Park Rd Richmond, TX	1.0–2.0	1.0–2.0	999	$2,068	$2.07	1d	19	1.44mi
1803 Cypress Dr Richmond, TX	3.0	2.0	1601	$1,875	$1.17	25d	1	1.48mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $199,999 Pending 12 DOM
2. 2026-06-04
   days on market $199,999 Active 10 DOM
3. 2026-06-03
   days on market $199,999 Active 9 DOM
4. 2026-06-02
   days on market $199,999 Active 8 DOM
5. 2026-06-01
   days on market $199,999 Active 7 DOM
6. 2026-05-31
   days on market $199,999 Active 6 DOM
7. 2026-05-19
   listed $199,999 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: $2,920 · $243/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$740/yr (+$62/mo · 25.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,817
• − Mortgage interest: −$11,203
• − Property taxes: −$2,920
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$5,818
• Taxable loss: −$3,455
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $769/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: 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 — Rosenberg

• Score: 62/100
• State rank: #922
• US rank: #16414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosenberg, TX
• County: Fort Bend County · 836,777 people
• City population: 115,151
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 45,325
• Household income: $73,186
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1688.0

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: Hispanic / Latino 56% White 23% Two or more races 21% Black 12% Asian 7%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 57% English-only · Spanish 35% Tagalog/Filipino 2% 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: ▼ -74.06%
• Current HPI: 309.5425
• Rent YoY: ▼ -0.97%
• 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

1 event — show timeline

• 2026-05-19 Listed $199,999 HARMLS

Property tax history

+1.1%/yr

Latest (2025): $2,920 · -12.6% YoY. Source: county tax records.