106 Avenue G · Sugar Land, TX 77498

$203,500

3 bd · 1.0 ba · 990 sqft · SingleFamily public records · 738 Days on market

Built 1963 4,782 sqft lot $206/sqft · 6% below area Est $216k · 6% under

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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 +22.5/30.0
• ARV discount +10.2/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated home in Sugar Land located by St. Theresa Catholic Church and school.

Key facts

• Updated home
• 4,782 sq ft lot
• Garage

Tags

• UPDATED HOME
• NEAR ST. THERESA CHURCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $204k).
• Recommended offer: $179k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.6% in Sugar Land — 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 80/100 on livability (#38 in TX, #1,758 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, 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.
• Market conditions: Rents flat; 277 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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

• It's been on market 738 days — a 12% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $56k (22%) 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 $179,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 738 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.02% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (median comp): $216,464
• List price: $203,500
• Delta: -5.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Lakeview Dr	0.51mi	2/1.0 (-1)	994 (+0%)	6mo	$245,000	$246	66
510 Ulrich St	0.10mi	3/1.5	845 (-15%)	15mo	$129,995	$154	57
715 West Park St	0.06mi	2/1.0 (-1)	1,135 (+15%)	24mo	$240,000	$211	48
407 Guyer St	0.22mi	2/1.0 (-1)	850 (-14%)	17mo	$209,900	$247	47

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 · 0.61% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.72×
• Total profit: $-16,187
• Equity at exit: $30,343

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-5,408
• Equity at exit: $17,595

Cash invested: $56,980 (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 77498

• Home prices YoY: -10.6%
• Rents YoY: 0.6%
• Active inventory: 277
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$1,067
• Tax from tax record: −$154 /mo · $1,847/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $341

Break-even live

Break-even rent $1,653

Max offer price $203,500

Occupancy floor 79%

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: $50,875
• Closing costs: $6,105
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
856 Imperial Blvd Sugar Land, TX	2.0	2.0	1044	$1,764	$1.69	44d	1	0.40mi
850 Imperial Blvd Sugar Land, TX	1.0–2.0	1.0–2.0	996	$2,840	$2.85	3d	8	0.42mi
2 Stadium Dr Sugar Land, TX	1.0–2.0	1.0–2.0	938	$2,362	$2.52	2d	17	0.48mi
12100 S Texas 6 Unit 12157 Sugar Land, TX	2.0	2.0	903	$1,349	$1.49	10d	1	1.23mi
12100 S Texas 6 Unit 2162 Sugar Land, TX	2.0	2.0	903	$1,325	$1.47	5d	1	1.23mi
12100 S Texas 6 #2047 Sugar Land, TX	2.0	2.0	903	$1,360	$1.51	11d	1	1.24mi
12100 S Texas 6 #2165 Sugar Land, TX	2.0	2.0	903	$1,317	$1.46	3d	1	1.24mi
12106 Addicks-Howell Rd Sugar Land, TX	2.0	2.0	1051	$1,590	$1.51	44d	1	1.24mi
15015 W Airport Blvd Sugar Land, TX	1.0–3.0	1.0–2.0	1001	$1,897	$1.90	2d	34	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $203,500 Active 738 DOM
2. 2026-06-17
   days on market $203,500 Active 737 DOM
3. 2026-06-16
   days on market $203,500 Active 736 DOM
4. 2026-06-15
   days on market $203,500 Active 735 DOM
5. 2026-06-13
   days on market $203,500 Active 733 DOM
6. 2026-06-09
   days on market $203,500 Active 729 DOM
7. 2026-06-07
   days on market $203,500 Active 727 DOM
8. 2026-06-04
   days on market $203,500 Active 724 DOM
9. 2026-06-03
   days on market $203,500 Active 723 DOM
10. 2026-06-02
    days on market $203,500 Active 722 DOM
11. 2026-06-01
    days on market $203,500 Active 721 DOM
12. 2026-05-31
    days on market $203,500 Active 720 DOM
13. 2025-11-26
    soldstatus
14. 2025-09-17
    soldstatus
15. 2025-09-17
    soldstatus
16. 2025-09-17
    soldstatus
17. 2025-09-17
    soldstatus
18. 2025-09-17
    soldstatus
19. 2025-09-17
    soldstatus
20. 2024-10-31
    price $203,500 89-char remark

    Show marketing remark (89 chars)

    Beautifully updated home in Sugar Land located by St. Theresa Catholic Church and school.

21. 2024-10-19
    price $205,000 89-char remark

    Show marketing remark (89 chars)

    Beautifully updated home in Sugar Land located by St. Theresa Catholic Church and school.

22. 2024-10-12
    price $215,000 89-char remark

    Show marketing remark (89 chars)

    Beautifully updated home in Sugar Land located by St. Theresa Catholic Church and school.

23. 2024-06-28
    price $250,000 89-char remark

    Show marketing remark (89 chars)

    Beautifully updated home in Sugar Land located by St. Theresa Catholic Church and school.

24. 2024-06-10
    listed $260,000 Active 89-char remark

    Show marketing remark (89 chars)

    Beautifully updated home in Sugar Land located by St. Theresa Catholic Church and school.

25. 2020-09-11
    soldstatus
26. 2020-08-11
    soldstatus Sold 214-char remark

    Show marketing remark (214 chars)

    Welcome to this gem in Sugar Land! This property has been newly renovated from head to toe. Property includes new flooring, appliances and light fixtures. Scheduling your showing today to make this house your home!

27. 2020-07-30
    status Pending 214-char remark

    Show marketing remark (214 chars)

    Welcome to this gem in Sugar Land! This property has been newly renovated from head to toe. Property includes new flooring, appliances and light fixtures. Scheduling your showing today to make this house your home!

28. 2020-05-21
    historical

    Show marketing remark (214 chars)

    Welcome to this gem in Sugar Land! This property has been newly renovated from head to toe. Property includes new flooring, appliances and light fixtures. Scheduling your showing today to make this house your home!

29. 2020-05-21
    listed $169,000 Active 214-char remark

    Show marketing remark (214 chars)

    Welcome to this gem in Sugar Land! This property has been newly renovated from head to toe. Property includes new flooring, appliances and light fixtures. Scheduling your showing today to make this house your home!

30. 2020-03-13
    price $174,900
31. 2020-02-14
    listed $179,000 Active
32. 2019-06-10
    soldstatus

ⓘ 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: $1,847 · $154/mo
• Projected year-2 tax: $3,724 · $310/mo
• Expected delta: +$1,877/yr (+$156/mo · 101.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $25,015
• − Mortgage interest: −$11,399
• − Property taxes: −$1,847
• − Insurance: −$1,018
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$5,920
• Taxable income: $829
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $3,892/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 — Sugar Land

• Score: 80/100
• State rank: #38
• US rank: #1758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugar Land, TX
• County: Fort Bend County · 836,777 people
• City population: 168,209
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,806
• Household income: $100,950
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 1252.0

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: Asian 28% White 27% Hispanic / Latino 22% Black 20% Two or more races 9%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 1% Ukrainian 1% Arab 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 18% Other Indo-European 10% Vietnamese 7%

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: ▼ -29.01%
• Current HPI: 245.1437
• Rent YoY: ▲ 0.61%
• 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

+13.7% since first listed

20 events — show timeline

• 2025-11-26 Sold (Public Records) — Public Records
• 2025-09-17 Sold (Public Records) — Public Records
• 2025-09-17 Sold (Public Records) — Public Records
• 2025-09-17 Sold (Public Records) — Public Records
• 2025-09-17 Sold (Public Records) — Public Records
• 2025-09-17 Sold (Public Records) — Public Records
• 2025-09-17 Sold (Public Records) — Public Records
• 2024-10-31 Price Changed $203,500 HARMLS
• 2024-10-19 Price Changed $205,000 HARMLS
• 2024-10-12 Price Changed $215,000 HARMLS
• 2024-06-28 Price Changed $250,000 HARMLS
• 2024-06-10 Listed $260,000 HARMLS
• 2020-09-11 Sold (Public Records) — Public Records
• 2020-08-11 Sold (MLS) — HARMLS
• 2020-07-30 Pending — HARMLS
• 2020-05-21 Listed $169,000 HARMLS
• 2020-05-21 Listing Removed — HARMLS
• 2020-03-13 Price Changed $174,900 HARMLS
• 2020-02-14 Listed $179,000 HARMLS
• 2019-06-10 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,847 · -10.6% YoY. Source: county tax records.