5506 Cunningham Ln · Rosenberg, TX 77471

$270,000

4 bd · 2.5 ba · 2,477 sqft · SingleFamily public records · 96 Days on market

Built 2006 5,998 sqft lot $109/sqft · 17% below area Est $326k · 17% under $50/mo HOA · 2% of rent

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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 +7.9/30.0
• Schools +4.6/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers exceptional value and a lot of space for the price on an established street in Rosenberg. The property features four very nice-sized bedrooms and a large game room, providing flexible living space for a variety of needs. The home is a great opportunity for buyers to customize and add value. With a functional layout, attached garage, and convenient access to major highways, shopping, dining, and schools, this home is an excellent choice for buyers seeking space, location, and affordability.

Key facts

• 5,998 sq ft lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (9.8% below list).
• Recommended offer: $220k (18.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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: John Arredondo El (math 38% / reading 47%, grade F, #1,313 of 4,322 statewide, top 31%, 695 students, 53% FRL); George J H (math 27% / reading 28%, grade F, #1,156 of 1,662 statewide, top 71%, 1,173 students, 81% FRL); B F Terry H S (math 34% / reading 41%, grade F, #888 of 1,632 statewide, top 55%, 1,739 students, 74% FRL) — zoned schools average 69% FRL vs 43% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 52% district-wide (-16 pts) — the specific schools serving this property underperform the Lamar CISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 728 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 40% of the median local income ($73k/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 $8k 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 96 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 2.8% 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 $219,914 (18.6% 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 96 days. Have you received any prior offers? Is the seller open to a 19% 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 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?
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: 0.90% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 9.2

CMA / ARV

• ARV (median comp): $326,142
• List price: $270,000
• Delta: -17.21%
• 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
2707 Misty Elm Ln	0.17mi	5/3.0 (+1)	2,439 (-2%)	12mo	$429,990	$176	72
2909 Bur Landing Ln	0.26mi	4/3.0	2,604 (+5%)	8mo	$388,000	$149	70
5820 Bluebonnet Ln	0.31mi	4/2.5	2,665 (+8%)	4mo	$339,000	$127	69
2818 Sage Bluff Ave	0.34mi	4/2.5	2,356 (-5%)	9mo	$359,900	$153	68
2623 Diamond River Dr	0.14mi	4/2.0	2,230 (-10%)	10mo	$310,000	$139	66
2711 Misty Elm Ln	0.18mi	4/3.0	2,193 (-12%)	13mo	$389,090	$177	60
2707 Long Grove Ln	0.49mi	4/2.5	2,621 (+6%)	10mo	$307,000	$117	59
2507 Silverton Bnd	0.11mi	3/2.0 (-1)	2,143 (-14%)	11mo	$339,999	$159	56
6011 Durango Ridge Ct	0.44mi	4/2.5	2,150 (-13%)	3mo	$320,000	$149	55
2607 Little Bluestem Ln	0.59mi	4/2.0	2,166 (-13%)	2mo	$285,000	$132	48
1118 Mysterium Ln	0.70mi	3/2.5 (-1)	2,266 (-8%)	4mo	$324,900	$143	45
2831 Long Grove Ln	0.52mi	4/2.0	2,125 (-14%)	13mo	$299,000	$141	39

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: -27.9%
• Equity multiple: 0.09×
• Total profit: $-68,700
• Equity at exit: $40,258

10-year hold

• IRR: -48.3%
• Equity multiple: -0.45×
• Total profit: $-109,654
• Equity at exit: $23,345

Cash invested: $75,600 (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: 728
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,435 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$629 /mo · $7,548/yr
• Insurance: −$112
• HOA: −$50
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-284

Break-even live

Break-even rent $2,794

Max offer price $219,914

Occupancy floor —

Sensitivity live

Price	-10% $-131	-5% $-207	+0% $-284	+5% $-360	+10% $-436
Rent	-10% $-476	-5% $-380	+0% $-284	+5% $-187	+10% $-91
Rate	-1.0pp $-148	-0.5pp $-215	base $-284	+0.5pp $-353	+1.0pp $-425

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3715 Rock Ledge Dr Richmond, TX	3.0	2.5	2398	$2,400	$1.00	12d	1	1.24mi
5228 Pine Pass Dr Richmond, TX	4.0	2.0	1932	$2,271	$1.18	45d	1	1.24mi
5624 Forest Cove Dr Richmond, TX	5.0	5.0	3126	$3,200	$1.02	45d	1	1.24mi
5120 Twin Summit Dr Richmond, TX	4.0	2.0	1932	$2,099	$1.09	14d	1	1.38mi
7404 Town Center Blvd Rosenberg, TX	3.0	1.0–2.0	1112	$1,957	$1.76	0d	23	1.45mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 31 events

1. 2026-06-07
   days on market $270,000 Pending 96 DOM
2. 2026-06-04
   days on market $270,000 Pending 94 DOM
3. 2026-06-03
   days on market $270,000 Pending 93 DOM
4. 2026-06-02
   days on market $270,000 Pending 92 DOM
5. 2026-06-01
   days on market $270,000 Pending 91 DOM
6. 2026-05-31
   days on market $270,000 Pending 90 DOM
7. 2026-04-14
   price $270,000 511-char remark

   Show marketing remark (511 chars)

   This home offers exceptional value and a lot of space for the price on an established street in Rosenberg. The property features four very nice-sized bedrooms and a large game room, providing flexible living space for a variety of needs. The home is a great opportunity for buyers to customize and add value. With a functional layout, attached garage, and convenient access to major highways, shopping, dining, and schools, this home is an excellent choice for buyers seeking space, location, and affordability.

8. 2026-04-06
   status Active 511-char remark

   Show marketing remark (511 chars)

   This home offers exceptional value and a lot of space for the price on an established street in Rosenberg. The property features four very nice-sized bedrooms and a large game room, providing flexible living space for a variety of needs. The home is a great opportunity for buyers to customize and add value. With a functional layout, attached garage, and convenient access to major highways, shopping, dining, and schools, this home is an excellent choice for buyers seeking space, location, and affordability.

9. 2026-02-26
   status Pending 511-char remark

   Show marketing remark (511 chars)

   This home offers exceptional value and a lot of space for the price on an established street in Rosenberg. The property features four very nice-sized bedrooms and a large game room, providing flexible living space for a variety of needs. The home is a great opportunity for buyers to customize and add value. With a functional layout, attached garage, and convenient access to major highways, shopping, dining, and schools, this home is an excellent choice for buyers seeking space, location, and affordability.

10. 2026-02-23
    status Pending 511-char remark

    Show marketing remark (511 chars)

    This home offers exceptional value and a lot of space for the price on an established street in Rosenberg. The property features four very nice-sized bedrooms and a large game room, providing flexible living space for a variety of needs. The home is a great opportunity for buyers to customize and add value. With a functional layout, attached garage, and convenient access to major highways, shopping, dining, and schools, this home is an excellent choice for buyers seeking space, location, and affordability.

11. 2026-01-21
    listed $284,000 Active 511-char remark

    Show marketing remark (511 chars)

    This home offers exceptional value and a lot of space for the price on an established street in Rosenberg. The property features four very nice-sized bedrooms and a large game room, providing flexible living space for a variety of needs. The home is a great opportunity for buyers to customize and add value. With a functional layout, attached garage, and convenient access to major highways, shopping, dining, and schools, this home is an excellent choice for buyers seeking space, location, and affordability.

12. 2022-11-25
    soldstatus Sold 987-char remark

    Show marketing remark (987 chars)

    Click the Virtual Tour link to view the 3D walkthrough. Stunning move-in ready home! This 4 bed/2.5 bath has a flexible floorplan! Upon entering you are greeted with a grand staircase and formal dining or living room to the right. The family room has soaring high ceilings & ample natural light. Enjoy the beautiful kitchen complete with granite counter tops and matching SS LG kitchen appliances. All granite counters are matching/complimentary throughout the home. The primary bath boasts a huge walk-in shower with matching rain shower heads, granite bench and window sill, granite top dual vanity, and a walk-in closet with extra built in storage. Additional storage & a built-in desk are just a few perks in the vibrant upper loft/media room! Home also features a Honeywell smart thermostat, pre-wired for an alarm system, Ring Pro doorbell and a 50 AMP backup generator transfer switch. Recent updates: 2 y/o water heater, 3 y/o 16 SEER AC unit, bathrooms remolded in 2019.

13. 2022-10-28
    status Pending 987-char remark

    Show marketing remark (987 chars)

    Click the Virtual Tour link to view the 3D walkthrough. Stunning move-in ready home! This 4 bed/2.5 bath has a flexible floorplan! Upon entering you are greeted with a grand staircase and formal dining or living room to the right. The family room has soaring high ceilings & ample natural light. Enjoy the beautiful kitchen complete with granite counter tops and matching SS LG kitchen appliances. All granite counters are matching/complimentary throughout the home. The primary bath boasts a huge walk-in shower with matching rain shower heads, granite bench and window sill, granite top dual vanity, and a walk-in closet with extra built in storage. Additional storage & a built-in desk are just a few perks in the vibrant upper loft/media room! Home also features a Honeywell smart thermostat, pre-wired for an alarm system, Ring Pro doorbell and a 50 AMP backup generator transfer switch. Recent updates: 2 y/o water heater, 3 y/o 16 SEER AC unit, bathrooms remolded in 2019.

14. 2022-10-20
    status Option Pending 987-char remark

    Show marketing remark (987 chars)

    Click the Virtual Tour link to view the 3D walkthrough. Stunning move-in ready home! This 4 bed/2.5 bath has a flexible floorplan! Upon entering you are greeted with a grand staircase and formal dining or living room to the right. The family room has soaring high ceilings & ample natural light. Enjoy the beautiful kitchen complete with granite counter tops and matching SS LG kitchen appliances. All granite counters are matching/complimentary throughout the home. The primary bath boasts a huge walk-in shower with matching rain shower heads, granite bench and window sill, granite top dual vanity, and a walk-in closet with extra built in storage. Additional storage & a built-in desk are just a few perks in the vibrant upper loft/media room! Home also features a Honeywell smart thermostat, pre-wired for an alarm system, Ring Pro doorbell and a 50 AMP backup generator transfer switch. Recent updates: 2 y/o water heater, 3 y/o 16 SEER AC unit, bathrooms remolded in 2019.

15. 2022-10-07
    listed $315,000 Active 987-char remark

    Show marketing remark (987 chars)

    Click the Virtual Tour link to view the 3D walkthrough. Stunning move-in ready home! This 4 bed/2.5 bath has a flexible floorplan! Upon entering you are greeted with a grand staircase and formal dining or living room to the right. The family room has soaring high ceilings & ample natural light. Enjoy the beautiful kitchen complete with granite counter tops and matching SS LG kitchen appliances. All granite counters are matching/complimentary throughout the home. The primary bath boasts a huge walk-in shower with matching rain shower heads, granite bench and window sill, granite top dual vanity, and a walk-in closet with extra built in storage. Additional storage & a built-in desk are just a few perks in the vibrant upper loft/media room! Home also features a Honeywell smart thermostat, pre-wired for an alarm system, Ring Pro doorbell and a 50 AMP backup generator transfer switch. Recent updates: 2 y/o water heater, 3 y/o 16 SEER AC unit, bathrooms remolded in 2019.

16. 2022-09-21
    soldstatus
17. 2014-07-30
    historical
18. 2014-07-25
    soldstatus
19. 2014-07-22
    soldstatus Sold
20. 2014-07-09
    status Pending, Continue to Show
21. 2014-06-26
    status Option Pending
22. 2014-06-07
    listed $193,000 Active
23. 2010-03-16
    soldstatus
24. 2010-01-28
    historical
25. 2010-01-24
    listed $134,900
26. 2010-01-20
    historical
27. 2009-12-21
    historical
28. 2009-12-18
    listed $134,900
29. 2009-12-01
    listed $144,300
30. 2009-11-22
    historical
31. 2009-09-21
    listed $151,900

ⓘ 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: $7,548 · $629/mo
• Projected year-2 tax: $7,548 · $629/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $29,223
• − Mortgage interest: −$15,124
• − Property taxes: −$7,548
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − HOA: −$600
• − Depreciation: −$7,855
• Taxable loss: −$7,929
• Est. tax savings @ 24.0%: +$1,903
• After-tax cash flow: $-1,499/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

+77.7% since first listed

25 events — show timeline

• 2026-04-14 Price Changed $270,000 HARMLS
• 2026-04-06 Relisted — HARMLS
• 2026-02-26 Pending — HARMLS
• 2026-02-23 Pending — HARMLS
• 2026-01-21 Listed $284,000 HARMLS
• 2022-11-25 Sold (MLS) — HARMLS
• 2022-10-28 Pending — HARMLS
• 2022-10-20 Pending — HARMLS
• 2022-10-07 Listed $315,000 HARMLS
• 2022-09-21 Sold (Public Records) — Public Records
• 2014-07-30 Listing Removed — HARMLS
• 2014-07-25 Sold (Public Records) — Public Records
• 2014-07-22 Sold (MLS) — HARMLS
• 2014-07-09 Pending — HARMLS
• 2014-06-26 Pending — HARMLS
• 2014-06-07 Listed $193,000 HARMLS
• 2010-03-16 Sold (MLS) — HARMLS
• 2010-01-28 Listing Removed — HARMLS
• 2010-01-24 Listed $134,900 HARMLS
• 2010-01-20 Listing Removed — HARMLS
• 2009-12-21 Listing Removed — HARMLS
• 2009-12-18 Listed $134,900 HARMLS
• 2009-12-01 Listed $144,300 HARMLS
• 2009-11-22 Listing Removed — HARMLS
• 2009-09-21 Listed $151,900 HARMLS

Property tax history

+2.7%/yr

Latest (2025): $7,548 · -3.0% YoY. Source: county tax records.