1334 Eagle Pass Dr · Iowa Colony, TX 77583

$299,000

4 bd · 3.5 ba · 2,621 sqft · SingleFamily public records · 69 Days on market

Built 2022 Good condition 6,651 sqft lot $114/sqft · 21% below area Est $377k · 21% under $104/mo HOA · 3% of rent ↓ 34% since listing

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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 +7.2/30.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1334 Eagle Pass Drive in Rosharon. A beautifully built 2022 home designed for modern living and entertaining. This spacious property features 4 bedrooms, 3 full bathrooms, a private office, a game room, and a dedicated media room, offering plenty of flexibility for families and guests alike. The open-concept layout highlights a stunning kitchen with a large island that flows seamlessly into the living room perfect for gatherings and everyday comfort. Priced to sell, this home is a fantastic opportunity to own a move-in-ready property with all the space and features you’ve been looking for.

Key facts

• Private office
• Large island
• Game room

Tags

• PRIVATE OFFICE
• GAME ROOM
• MEDIA ROOM
• OPEN-CONCEPT LAYOUT
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-418 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (17.6% below list).
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $246k (17.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#757 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Alvin ISD (suburban): math 39% / reading 48% proficiency, ranked #255 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1148 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• This rent runs 31% of the median local income ($119k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.
• 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 $246,471 (17.6% 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. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 8.2

CMA / ARV

• ARV (median comp): $376,948
• List price: $299,000
• Delta: -20.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1314 Eagle Pass Dr	0.05mi	4/3.5	2,604 (-1%)	0mo	$339,900	$131	97
10831 Bodie Hills Dr	0.15mi	4/3.5	2,598 (-1%)	0mo	$378,000	$145	91
4322 Eagle Pass Dr	0.04mi	4/3.5	2,894 (+10%)	4mo	$414,990	$143	78
10610 Kings River Dr	0.36mi	4/3.0	2,504 (-4%)	6mo	$315,000	$126	69
10507 Sutter Creek Dr	0.66mi	4/3.0	2,566 (-2%)	2mo	$489,900	$191	62
1702 Homewood Point Ln	0.53mi	3/3.5 (-1)	2,718 (+4%)	4mo	$429,000	$158	61
1906 Temple Grove Dr	0.64mi	4/3.5	2,468 (-6%)	3mo	$386,550	$157	58
10902 Amador Peak Dr	0.51mi	5/3.5 (+1)	2,841 (+8%)	4mo	$465,780	$164	54
1225 Scarlet Mountain Dr	0.69mi	4/2.5	2,468 (-6%)	3mo	$290,000	$118	52
10910 Amador Peak Dr	0.54mi	4/2.5	2,372 (-10%)	5mo	$354,990	$150	51
1843 Temple Grove Dr	0.62mi	4/2.5	2,372 (-10%)	6mo	$349,195	$147	47
1722 Darwin Cedar Dr	0.71mi	4/2.5	2,974 (+14%)	4mo	$399,000	$134	37

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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -30.6%
• Equity multiple: 0.02×
• Total profit: $-82,233
• Equity at exit: $44,582

10-year hold

• IRR: -58.5%
• Equity multiple: -0.60×
• Total profit: $-133,651
• Equity at exit: $25,852

Cash invested: $83,720 (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 77583

• Rents YoY: 0.4%
• Active inventory: 1148
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,044 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$1,027 /mo · $12,324/yr
• Insurance: −$125
• HOA: −$104
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $-418

Break-even live

Break-even rent $3,574

Max offer price $246,471

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-334	+0% $-418	+5% $-503	+10% $-588
Rent	-10% $-659	-5% $-539	+0% $-418	+5% $-298	+10% $-178
Rate	-1.0pp $-268	-0.5pp $-342	base $-418	+0.5pp $-496	+1.0pp $-575

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Cascade Hills Dr Rosharon, TX	4.0	3.0	2067	$3,450	$1.67	9d	1	0.17mi
10714 Cliffs View Dr Iowa Colony, TX	4.0	3.5	2070	$2,700	$1.30	45d	1	0.27mi
10630 Cascade Creek Dr Rosharon, TX	3.0	2.5	1940	$2,875	$1.48	4d	1	0.32mi
10622 Cascade Creek Dr Rosharon, TX	4.0	2.0	1780	$2,775	$1.56	45d	1	0.35mi
10313 Malta Trace Dr Rosharon, TX	4.0	2.0	1802	$2,545	$1.41	45d	1	0.82mi
1816 Corsica Creek Ln Rosharon, TX	3.0–4.0	2.0–2.5	1653	$2,669	$1.61	0d	20	0.89mi
10211 Alpine Lake Ln Rosharon, TX	3.0–4.0	2.0–2.5	1731	$2,875	$1.66	45d	7	1.22mi
10211 Alpine Lake Ln Rosharon, TX	3.0–4.0	2.0–2.5	1731	$3,025	$1.75	0d	6	1.22mi
2314 Red Slate Dr Rosharon, TX	4.0	4.0	2531	$2,850	$1.13	45d	1	1.29mi
9423 Grand Spark Dr Rosharon, TX	3.0	3.0	1999	$2,600	$1.30	45d	1	1.39mi
9439 Ruby Mist Dr Rosharon, TX	5.0	2.5	2605	$2,276	$0.87	0d	1	1.42mi
1123 Diamond Drape Dr Rosharon, TX	4.0	2.0	1844	$2,000	$1.08	14d	1	1.43mi

HOA detail

• Monthly dues: $104 · $1,248/yr

Listing history 27 events

1. 2026-03-18
   listed $299,000 Active 613-char remark

   Show marketing remark (613 chars)

   Welcome to 1334 Eagle Pass Drive in Rosharon. A beautifully built 2022 home designed for modern living and entertaining. This spacious property features 4 bedrooms, 3 full bathrooms, a private office, a game room, and a dedicated media room, offering plenty of flexibility for families and guests alike. The open-concept layout highlights a stunning kitchen with a large island that flows seamlessly into the living room perfect for gatherings and everyday comfort. Priced to sell, this home is a fantastic opportunity to own a move-in-ready property with all the space and features you’ve been looking for.

2. 2026-02-24
   historical
3. 2025-07-03
   price $348,999
4. 2025-05-05
   price $369,900
5. 2025-05-01
   price $450,000
6. 2025-02-24
   listed $478,999 Active
7. 2023-07-06
   soldstatus Sold
8. 2023-05-11
   status Pending
9. 2023-05-02
   price $395,140
10. 2023-04-21
    price $392,140
11. 2023-03-17
    price $392,740
12. 2023-02-24
    price $416,740
13. 2023-02-22
    price $418,215
14. 2023-02-21
    price $403,215
15. 2023-02-18
    price $418,215
16. 2023-02-08
    price $433,215
17. 2023-02-01
    price $418,215
18. 2023-01-27
    price $416,215
19. 2023-01-04
    price $431,215
20. 2022-11-18
    price $429,215
21. 2022-11-02
    price $426,215
22. 2022-10-21
    price $424,215
23. 2022-10-05
    price $421,215
24. 2022-09-22
    price $439,215
25. 2022-09-02
    price $449,215
26. 2022-08-18
    price $450,130
27. 2022-07-18
    listed $455,130 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: $12,324 · $1,027/mo
• Projected year-2 tax: $12,324 · $1,027/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,534
• − Mortgage interest: −$16,749
• − Property taxes: −$12,324
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,923
• − Management: −$2,923
• − HOA: −$1,248
• − Depreciation: −$8,698
• Taxable loss: −$9,825
• Est. tax savings @ 24.0%: +$2,358
• After-tax cash flow: $-2,663/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 · 6 photos

Good 80/100 Cosmetic rehab

This move-in-ready home features a modern kitchen, well-maintained bathrooms, and a clean exterior. It offers a good investment opportunity with potential for further value enhancement through minor updates.

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/tenants.
• Both Updating light fixtures — Modern light fixtures can improve the home's curb appeal and interior aesthetics.
• Both Adding smart home features — Smart home features can increase the home's value and attract tech-savvy buyers/tenants.
• Both Upgrading appliances — Upgrading to newer, more energy-efficient appliances can increase the home's value and attract more buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• 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/tenants. ↑
• Both Updating light fixtures — Modern light fixtures can improve the home's curb appeal and interior aesthetics. ↑
• Both Adding smart home features — Smart home features can increase the home's value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading appliances — Upgrading to newer, more energy-efficient appliances can increase the home's value and attract more buyers/tenants. ↑

ⓘ 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: Alvin ISD
• NCES district ID: 4808090
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $66,740
• Composite: 38.96/100
• National rank: #4080
• State rank: #255 of 826 in TX

Livability — Iowa Colony

• Score: 64/100
• State rank: #757
• US rank: #13904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brazoria County · 374,982 people
• City population: 52,747
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,747
• Household income: $119,287
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 251.0

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 34% White 20% Two or more races 18% Asian 5%
• Hispanic origin (detail): Mexican 31% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 28% Other Asian/Pacific 2% Vietnamese 1%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.19%
• Current HPI: 198.6559
• Rent YoY: ▲ 0.44%
• 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

-34.3% since first listed

27 events — show timeline

• 2026-03-18 Listed $299,000 HARMLS
• 2026-02-24 Listing Removed — HARMLS
• 2025-07-03 Price Changed $348,999 HARMLS
• 2025-05-05 Price Changed $369,900 HARMLS
• 2025-05-01 Price Changed $450,000 HARMLS
• 2025-02-24 Listed $478,999 HARMLS
• 2023-07-06 Sold (MLS) — HARMLS
• 2023-05-11 Pending — HARMLS
• 2023-05-02 Price Changed $395,140 HARMLS
• 2023-04-21 Price Changed $392,140 HARMLS
• 2023-03-17 Price Changed $392,740 HARMLS
• 2023-02-24 Price Changed $416,740 HARMLS
• 2023-02-22 Price Changed $418,215 HARMLS
• 2023-02-21 Price Changed $403,215 HARMLS
• 2023-02-18 Price Changed $418,215 HARMLS
• 2023-02-08 Price Changed $433,215 HARMLS
• 2023-02-01 Price Changed $418,215 HARMLS
• 2023-01-27 Price Changed $416,215 HARMLS
• 2023-01-04 Price Changed $431,215 HARMLS
• 2022-11-18 Price Changed $429,215 HARMLS
• 2022-11-02 Price Changed $426,215 HARMLS
• 2022-10-21 Price Changed $424,215 HARMLS
• 2022-10-05 Price Changed $421,215 HARMLS
• 2022-09-22 Price Changed $439,215 HARMLS
• 2022-09-02 Price Changed $449,215 HARMLS
• 2022-08-18 Price Changed $450,130 HARMLS
• 2022-07-18 Listed $455,130 HARMLS

Property tax history

+132.6%/yr

Latest (2025): $12,324 · +2.2% YoY. Source: county tax records.