4207 Maple Glen Dr · Fulshear, TX 77441

$469,000

4 bd · 2.5 ba · 2,366 sqft · SingleFamily · 3 Days on market

Built 2022 Good condition 6,133 sqft lot Garage $198/sqft · at area comps Est $483k · at est. $125/mo HOA · 4% of rent ↓ 9% since listing

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Why this score? — see what drove the F 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 +8.8/15.0
• Schools +6.0/10.0
• Cash flow +5.1/30.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

WOW! This beautiful 4 bedroom 2.5 bathroom house is the perfect home to make! As you walk in you are greeted with a wonderful office space to your left and a gorgeous tall ceilings living room. This open concept kitchen is wonderfully convenient, open to the living room AND dining room. The bedrooms and very spacious and the bathrooms have beautiful white countertops. Upstairs you will find a spacious front patio! Do NOT miss out on checking out this house!

Key facts

• 6,133 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $469k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (33.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (38.2% below list).
• Recommended offer: $290k (38.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#430 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Huggins El (math 61% / reading 63%, grade B, #321 of 4,322 statewide, top 8%, 893 students, 23% FRL); Dean Leaman J H School (math 59% / reading 56%, grade B, #206 of 1,662 statewide, top 13%, 2,191 students, 32% FRL); Fulshear H S (math 52% / reading 70%, grade C+, #258 of 1,632 statewide, top 16%, 2,464 students, 30% FRL).
• Market conditions: Rents soft (-1.6%/yr); 1601 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $3k of loan paydown is wiped out by about $14k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts; this cycle's ask is 14556% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,947 (38.2% 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. 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.62% ✗
• Cap rate: 3.54%
• Cash-on-cash: -9.83%
• DSCR: 0.56
• GRM: 13.5

CMA / ARV

• ARV (median comp): $483,320
• List price: $469,000
• Delta: 3.43%
• 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
4522 Primrose Valley Ln	0.19mi	4/3.0	2,599 (+10%)	4mo	$450,000	$173	70
29114 Autumn Brook Dr	0.29mi	4/3.0	2,163 (-9%)	2mo	$415,000	$192	68
4115 Sherman Oak Ln	0.45mi	4/3.0	2,481 (+5%)	1mo	$415,000	$167	68
4722 Primrose Valley Ln	0.35mi	4/3.0	2,545 (+8%)	4mo	$469,900	$185	66
4122 Sage Glen Ln	0.21mi	4/3.5	2,634 (+11%)	5mo	$499,900	$190	64
29154 Rustic Orchard Ln	0.58mi	3/2.0 (-1)	2,400 (+1%)	4mo	$565,000	$235	61
29751 Cayenne Cir	0.40mi	4/2.0	2,082 (-12%)	1mo	$319,000	$153	58
30039 Violet Sky Way	0.70mi	4/3.0	2,476 (+5%)	3mo	$348,000	$141	55
28934 Lupo River Ct	0.67mi	4/3.0	2,571 (+9%)	1mo	$374,000	$145	51
28931 Yachting Point Ln	0.69mi	4/3.0	2,115 (-11%)	0mo	$340,000	$161	48
28913 Autumn Shore Dr	0.73mi	3/2.5 (-1)	2,558 (+8%)	0mo	$585,000	$229	47
30018 Reagans Ranch Dr	0.74mi	5/3.0 (+1)	2,056 (-13%)	1mo	$308,000	$150	35

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: -37.4%
• Equity multiple: -0.16×
• Total profit: $-152,879
• Equity at exit: $69,929

10-year hold

• IRR: -78.4%
• Equity multiple: -0.93×
• Total profit: $-253,682
• Equity at exit: $40,551

Cash invested: $131,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 55 active · 22 under contract
• Months of supply: 11.4 mo (9%/mo absorbed)
• Median asking: $419,990 ($174/sqft)
• Median days on market: 51 d
• This list price: 65% of active listings are priced below it
• ARV vs active asking: +17.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77441

• Rents YoY: -1.6%
• Active inventory: 1601
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,899 high
• Mortgage (P&I): −$2,459
• Tax est. 1.5%: −$586 /mo · $7,035/yr
• Insurance: −$195
• HOA: −$125
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-1,076

Break-even live

Break-even rent $4,261

Max offer price $313,363

Occupancy floor —

Sensitivity live

Price	-10% $-751	-5% $-914	+0% $-1,076	+5% $-1,238	+10% $-1,400
Rent	-10% $-1,305	-5% $-1,190	+0% $-1,076	+5% $-961	+10% $-847
Rate	-1.0pp $-839	-0.5pp $-956	base $-1,076	+0.5pp $-1,197	+1.0pp $-1,321

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: $117,250
• Closing costs: $14,070
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29403 Cayman Canyon Way Katy, TX	3.0–5.0	2.0	1679	$2,292	$1.37	1d	15	0.24mi
4050 Andreas Meadow Ln Katy, TX	4.0	3.0	2197	$2,495	$1.14	32d	1	0.47mi
28926 Yukon River Ct Katy, TX	4.0	2.0	2032	$2,195	$1.08	38d	1	0.61mi
29914 Reagans Ranch Dr Katy, TX	4.0	3.0	2080	$4,850	$2.33	4d	1	0.68mi
29914 Reagans Ranch Dr Katy, TX	4.0	3.0	2080	$5,500	$2.64	38d	1	0.68mi
29418 Sydney Stone Ln Katy, TX	4.0	3.0	2571	$3,490	$1.36	93d	1	0.71mi
4623 Cold Stream Ct Fulshear, TX	3.0	3.0	2646	$3,100	$1.17	54d	1	0.77mi
4623 Cold Stream Ct Fulshear, TX	3.0	3.0	2646	$3,100	$1.17	25d	1	0.77mi
5506 Amber Brook Ln Fulshear, TX	3.0	2.5	1897	$2,350	$1.24	93d	1	0.85mi
4015 Prairie Landing Ln Katy, TX	4.0	3.5	2853	$2,850	$1.00	93d	1	0.87mi
28638 Monarch Cliffs Dr Fulshear, TX	4.0	3.5	2924	$3,400	$1.16	28d	1	0.88mi
3711 Daintree Park Dr Katy, TX	3.0	2.0	1892	$2,101	$1.11	69d	1	0.96mi
31306 Bentley Pines DR Fulshear, TX	4.0	2.0	1778	$2,250	$1.27	2d	1	1.19mi
29635 Burcreek Ln Fulshear, TX	4.0	3.0	2200	$6,325	$2.88	4d	1	1.48mi
29635 Burcreek Ln Fulshear, TX	4.0	3.0	2200	$6,500	$2.95	46d	1	1.48mi
3714 Sloane Peak Ln Fulshear, TX	3.0–4.0	2.0–2.5	1713	$2,353	$1.37	0d	13	1.50mi

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Homeowners association (CCMC)Annual association fee of $1,500 covering clubhouse and recreation facilitiesCommunity pool

Exterior

• Parking: Attached garage with space for 2 cars
• Utilities: Public waterPublic sewer
• Home design: Residential propertyFaces westBuilt in 2022
• Construction: Brick and stone exterior
• Exterior features: BalconyDeckPatioFully fenced yardSubdivision settingConcrete road frontage

Interior

• Kitchen: DishwasherElectric ovenGas cooktopGarbage disposalMicrowave
• Bedrooms: Primary bedroom on the first floor (18 x 14)Three additional bedrooms on the second floor (10 x 13; 10 x 12; 10 x 12)
• Flooring: CarpetTile
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Central heating (gas)Central air (electric)
• Interior features: Double vanityHigh ceilingsKitchen islandKitchen/family room comboPantrySoaking tubSeparate showerVanityWindow treatmentsKitchen/dining comboDecorative fireplace
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $469,000 Active 3 DOM
2. 2026-08-05
   pricedays on marketlisting id $469,000 Active 1 DOM
3. 2026-08-05
   days on market $499,900 Active 65 DOM
4. 2026-08-04
   days on market $499,900 Active 64 DOM
5. 2026-08-03
   days on market $499,900 Active 63 DOM
6. 2026-07-31
   days on market $499,900 Active 60 DOM
7. 2026-07-30
   days on market $499,900 Active 58 DOM
8. 2026-07-28
   days on market $499,900 Active 57 DOM
9. 2026-07-26
   days on market $499,900 Active 55 DOM
10. 2026-07-24
    days on market $499,900 Active 53 DOM
11. 2026-07-23
    days on market $499,900 Active 52 DOM
12. 2026-07-22
    days on market $499,900 Active 51 DOM
13. 2026-07-21
    days on market $499,900 Active 50 DOM
14. 2026-07-20
    days on market $499,900 Active 49 DOM
15. 2026-07-18
    days on market $499,900 Active 47 DOM
16. 2026-07-18
    days on market $499,900 Active 46 DOM
17. 2026-07-16
    days on market $499,900 Active 45 DOM
18. 2026-07-15
    days on market $499,900 Active 44 DOM
19. 2026-07-14
    days on market $499,900 Active 43 DOM
20. 2026-07-13
    days on market $499,900 Active 42 DOM
21. 2026-07-13
    days on market $499,900 Active 41 DOM
22. 2026-07-11
    days on market $499,900 Active 40 DOM
23. 2026-07-10
    days on market $499,900 Active 39 DOM
24. 2026-07-09
    days on market $499,900 Active 38 DOM
25. 2026-07-07
    days on market $499,900 Active 36 DOM
26. 2026-07-06
    days on market $499,900 Active 35 DOM
27. 2026-07-06
    days on market $499,900 Active 34 DOM
28. 2026-07-05
    days on market $499,900 Active 33 DOM
29. 2026-07-03
    days on market $499,900 Active 32 DOM
30. 2026-07-02
    days on market $499,900 Active 31 DOM
31. 2026-07-01
    days on market $499,900 Active 30 DOM
32. 2026-06-30
    days on market $499,900 Active 29 DOM
33. 2026-06-29
    days on market $499,900 Active 28 DOM
34. 2026-06-28
    days on market $499,900 Active 27 DOM
35. 2026-06-27
    days on market $499,900 Active 26 DOM
36. 2026-06-26
    days on market $499,900 Active 25 DOM
37. 2026-06-24
    days on market $499,900 Active 23 DOM
38. 2026-06-22
    days on market $499,900 Active 21 DOM
39. 2026-06-21
    days on market $499,900 Active 20 DOM
40. 2026-06-18
    days on market $499,900 Active 17 DOM
41. 2026-06-17
    days on market $499,900 Active 16 DOM
42. 2026-06-16
    days on market $499,900 Active 15 DOM
43. 2026-06-15
    days on market $499,900 Active 14 DOM
44. 2026-06-13
    days on market $499,900 Active 12 DOM
45. 2026-06-09
    days on market $499,900 Active 8 DOM
46. 2026-06-08
    days on market $499,900 Active 7 DOM
47. 2026-06-07
    days on market $499,900 Active 6 DOM
48. 2026-06-04
    days on market $499,900 Active 3 DOM
49. 2026-06-03
    days on market $499,900 Active 2 DOM
50. 2026-06-02
    days on marketlisting id $499,900 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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: $34,794
• − Mortgage interest: −$26,271
• − Property taxes: −$7,035
• − Insurance: −$2,345
• − Repairs & maintenance: −$2,783
• − Management: −$2,783
• − HOA: −$1,500
• − Depreciation: −$13,644
• Taxable loss: −$21,568
• Est. tax savings @ 24.0%: +$5,176
• After-tax cash flow: $-7,730/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

Good 80/100 None rehab

This well-maintained, move-in-ready multi-family home is in good condition with no major repairs needed. It has a good curb appeal and potential for value-adding improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient ↑

C Composite school gradezoned avg 60/100

Zoned Schools

Elementary Huggins El B TX #321/4,322 Nat'l #6,217/41,679 Middle Dean Leaman J H School B TX #206/1,662 Nat'l #2,146/14,009 High Fulshear H S C+ TX #258/1,632 Nat'l #3,443/17,239

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

C Composite livability gradescore 69/100

Livability — Fulshear

• Score: 69/100
• State rank: #430
• US rank: #8901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulshear, TX
• County: Fort Bend County · 1,004,526 people
• City population: 41,324
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 41,324
• Household income: $184,390
• Rent vs Own: 8.0% rent · 92.0% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 20% Two or more races 15% Asian 12% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 5% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 68% English-only · Spanish 17% German/W. Germanic 4% Chinese 4%

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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: ▼ -154.74%
• Current HPI: 275.8798
• Rent YoY: ▼ -1.63%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Homeowners association (CCMC)Annual association fee of $1,500 covering clubhouse and recreation facilitiesCommunity pool

Exterior

• Parking: Attached garage with space for 2 cars
• Utilities: Public waterPublic sewer
• Home design: Residential propertyFaces westBuilt in 2022
• Construction: Brick and stone exterior
• Exterior features: BalconyDeckPatioFully fenced yardSubdivision settingConcrete road frontage

Interior

• Kitchen: DishwasherElectric ovenGas cooktopGarbage disposalMicrowave
• Bedrooms: Primary bedroom on the first floor (18 x 14)Three additional bedrooms on the second floor (10 x 13; 10 x 12; 10 x 12)
• Flooring: CarpetTile
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Central heating (gas)Central air (electric)
• Interior features: Double vanityHigh ceilingsKitchen islandKitchen/family room comboPantrySoaking tubSeparate showerVanityWindow treatmentsKitchen/dining comboDecorative fireplace
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

-8.6% since first listed

13 events — show timeline

• 2026-06-11 Listed for Rent $3,200 HARMLS
• 2026-06-01 Listing Removed — HARMLS
• 2026-06-01 Listed $499,900 HARMLS
• 2026-04-07 Listed $499,900 HARMLS
• 2026-02-01 Rental Removed $3,200 HARMLS
• 2026-01-31 Listing Removed — HARMLS
• 2025-11-20 Price Changed $3,200 HARMLS
• 2025-10-23 Listed for Rent $3,500 HARMLS
• 2025-10-22 Rental Removed $3,500 HARMLS
• 2025-10-22 Listing Removed — HARMLS
• 2025-10-22 Listed $499,990 HARMLS
• 2025-07-30 Listed $499,990 HARMLS
• 2025-07-21 Listed for Rent $3,500 HARMLS