Amneris Plan · Fulshear, TX 77441

$374,995

3 bd · 2.0 ba · 2,295 sqft · SingleFamily · 256 Days on market

Good condition ↓ 6% since listing

---

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 +7.5/15.0
• Schools +6.3/10.0
• Cash flow +5.8/30.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Amneris wonderfully blends charm with sophistication starting with its extended foyer with tray ceilings opening onto the beautiful open-concept great room and casual dining area, with desirable access to a large covered patio beyond. Adjacent to a versatile flex room with vaulted ceiling, the kitchen is a chef's dream that features a stately central island with breakfast bar, plenty of counter and cabinet space, and a walk-in pantry. The elegant primary bedroom suite is hidden off the great room and complimented by a lovely tray ceiling, dual walk-in closets, and a deluxe primary bath that includes a dual-sink vanity, large soaking tub, luxe shower with seat, and a private water closet. Conveniently located off the foyer, sizable secondary bedrooms are feature roomy closets and a shared hall bath. The Amneris also features a convenient powder room and everyday entry, centrally located laundry, and plenty of additional storage.

Key facts

• Central island
• Versatile flex room
• Large covered patio

Tags

• EXTENDED FOYER
• OPEN-CONCEPT GREAT ROOM
• LARGE COVERED PATIO
• VERSATILE FLEX ROOM
• CENTRAL ISLAND
• WALK-IN PANTRY

🏗️ New construction. The $374,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $438,794.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-874 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (27.1% below list).
• Recommended offer: $273k (27.1% 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); Briscoe J H (math 59% / reading 60%, grade B, #166 of 1,662 statewide, top 11%, 1,914 students, 38% FRL); Foster H S (math 64% / reading 74%, grade B, #141 of 1,632 statewide, top 9%, 2,388 students, 34% FRL).
• Zoned-school proficiency averages 64% at this address vs 52% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Lamar CISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.6%/yr); 1928 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 101d 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; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent is only 18% of the median local income ($184k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 256 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.

Recommended offer $273,216 (27.1% 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 256 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 3.90%
• Cash-on-cash: -8.54%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $438,794
• List price: $374,995
• Delta: -14.54%
• 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
31835 Settlers Ridge Ln	0.24mi	4/3.0 (+1)	2,129 (-7%)	2mo	$333,500	$157	66
31807 Pecan Meadow Ln	0.37mi	4/3.0 (+1)	2,129 (-7%)	2mo	$329,000	$155	60
7327 Trail Ridge Dr	0.41mi	4/3.0 (+1)	2,159 (-6%)	2mo	$389,900	$181	60
32547 Summer Vista Ln	0.55mi	4/3.0 (+1)	2,353 (+2%)	3mo	$329,990	$140	59
7319 Shady Pecan Ln	0.48mi	3/2.5	2,020 (-12%)	1mo	$357,000	$177	55
7426 Rolling Stone Dr	0.56mi	3/2.5	2,050 (-11%)	2mo	$450,000	$220	53
31710 Wild Meadow Dr	0.55mi	3/2.5	2,539 (+11%)	2mo	$398,990	$157	52
31406 Black Forest Xing	0.68mi	3/3.0	2,097 (-9%)	2mo	$325,000	$155	48
31606 Gallant Dr	0.46mi	2/2.5 (-1)	1,989 (-13%)	2mo	$419,240	$211	48
32466 Valley Redstem Way	0.60mi	4/3.0 (+1)	2,508 (+9%)	0mo	$350,000	$140	47
31918 Wind Ridge Dr	0.51mi	4/3.0 (+1)	2,558 (+12%)	3mo	$419,863	$164	45
7303 Shady Pecan	0.48mi	4/3.0 (+1)	1,960 (-15%)	2mo	$367,000	$187	43

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: -34.7%
• Equity multiple: -0.10×
• Total profit: $-134,734
• Equity at exit: $65,426

10-year hold

• IRR: -67.7%
• Equity multiple: -0.79×
• Total profit: $-219,778
• Equity at exit: $37,939

Cash invested: $122,862 (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: 135 active · 78 under contract
• Months of supply: 11.9 mo (8%/mo absorbed)
• Median asking: $384,900 ($178/sqft)
• Median days on market: 60 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: +7.6% vs 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: 1928
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,732 high
• Mortgage (P&I): −$2,301
• Tax est. 1.5%: −$548 /mo · $6,582/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-874

Break-even live

Break-even rent $3,838

Max offer price $312,325

Occupancy floor —

Sensitivity live

Price	-10% $-571	-5% $-722	+0% $-874	+5% $-1,026	+10% $-1,177
Rent	-10% $-1,090	-5% $-982	+0% $-874	+5% $-766	+10% $-658
Rate	-1.0pp $-653	-0.5pp $-762	base $-874	+0.5pp $-988	+1.0pp $-1,103

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: $109,698
• Closing costs: $13,164
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7302 New Pecan Dr Fulshear, TX	4.0	4.0	2844	$3,299	$1.16	10d	1	0.42mi
31419 Horseshoe Meadow Bend Ln Fulshear, TX	3.0	2.0	1588	$2,100	$1.32	10d	1	0.67mi
32503 Midsummer Dr Fulshear, TX	4.0	2.5	2342	$2,500	$1.07	119d	1	0.95mi
32511 Midsummer Dr Fulshear, TX	4.0	2.5	2342	$2,500	$1.07	104d	1	0.95mi
31430 Warm Kindling Way Fulshear, TX	4.0	3.0	2640	$3,400	$1.29	29d	1	1.46mi
32311 Melbrooke Dr Brookshire, TX	3.0	2.5	2434	$2,295	$0.94	100d	1	1.49mi

Listing history 50 events

1. 2026-11-08
   days on market $374,995 Active 256 DOM
2. 2026-11-07
   days on market $374,995 Active 255 DOM
3. 2026-11-06
   days on market $374,995 Active 254 DOM
4. 2026-11-05
   days on market $374,995 Active 253 DOM
5. 2026-11-04
   days on market $374,995 Active 252 DOM
6. 2026-11-02
   days on market $374,995 Active 250 DOM
7. 2026-11-01
   days on market $374,995 Active 249 DOM
8. 2026-10-31
   days on market $374,995 Active 248 DOM
9. 2026-10-30
   days on market $374,995 Active 247 DOM
10. 2026-10-29
    days on market $374,995 Active 246 DOM
11. 2026-10-28
    days on market $374,995 Active 245 DOM
12. 2026-10-27
    days on market $374,995 Active 244 DOM
13. 2026-10-26
    days on market $374,995 Active 243 DOM
14. 2026-10-26
    days on market $374,995 Active 242 DOM
15. 2026-10-24
    days on market $374,995 Active 241 DOM
16. 2026-10-23
    days on market $374,995 Active 240 DOM
17. 2026-10-22
    days on market $374,995 Active 239 DOM
18. 2026-10-21
    days on market $374,995 Active 238 DOM
19. 2026-10-20
    days on market $374,995 Active 237 DOM
20. 2026-10-19
    days on market $374,995 Active 236 DOM
21. 2026-10-18
    days on market $374,995 Active 235 DOM
22. 2026-10-17
    days on market $374,995 Active 234 DOM
23. 2026-10-16
    days on market $374,995 Active 233 DOM
24. 2026-10-15
    days on market $374,995 Active 232 DOM
25. 2026-10-14
    days on market $374,995 Active 231 DOM
26. 2026-10-13
    days on market $374,995 Active 230 DOM
27. 2026-10-12
    days on market $374,995 Active 229 DOM
28. 2026-10-11
    days on market $374,995 Active 228 DOM
29. 2026-10-10
    days on market $374,995 Active 227 DOM
30. 2026-10-09
    days on market $374,995 Active 226 DOM
31. 2026-10-08
    days on market $374,995 Active 225 DOM
32. 2026-10-07
    days on market $374,995 Active 224 DOM
33. 2026-10-06
    days on market $374,995 Active 223 DOM
34. 2026-10-05
    days on market $374,995 Active 222 DOM
35. 2026-10-04
    days on market $374,995 Active 221 DOM
36. 2026-10-04
    days on market $374,995 Active 220 DOM
37. 2026-10-02
    days on market $374,995 Active 219 DOM
38. 2026-10-01
    days on market $374,995 Active 218 DOM
39. 2026-09-30
    days on market $374,995 Active 217 DOM
40. 2026-09-29
    days on market $374,995 Active 216 DOM
41. 2026-09-28
    days on market $374,995 Active 215 DOM
42. 2026-09-27
    days on market $374,995 Active 214 DOM
43. 2026-09-26
    days on market $374,995 Active 213 DOM
44. 2026-09-25
    days on market $374,995 Active 212 DOM
45. 2026-09-24
    days on market $374,995 Active 211 DOM
46. 2026-09-23
    days on market $374,995 Active 210 DOM
47. 2026-09-22
    days on market $374,995 Active 209 DOM
48. 2026-09-21
    days on market $374,995 Active 208 DOM
49. 2026-09-20
    days on market $374,995 Active 207 DOM
50. 2026-09-18
    days on market $374,995 Active 205 DOM

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

Taxation est. · year 1

• Rental income: $32,786
• − Mortgage interest: −$24,579
• − Property taxes: −$6,582
• − Insurance: −$2,194
• − Repairs & maintenance: −$2,623
• − Management: −$2,623
• − Depreciation: −$12,765
• Taxable loss: −$18,580
• Est. tax savings @ 24.0%: +$4,459
• After-tax cash flow: $-6,029/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $11,475–$34,425 screening

The Amneris Plan in Fulshear, TX is a well-maintained single-family home with good condition and curb appeal. It offers a good investment opportunity with potential for both resale and rental value through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and add value. ↑
• Resale Kitchen appliances — Upgrading to high-end appliances can attract more buyers. ↑
• Resale Bathroom fixtures — Upgrading to modern fixtures can enhance the home's appeal and attract more buyers. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system can attract tenants and reduce maintenance costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 63/100

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 Foster H S B TX #141/1,632 Nat'l #2,354/17,239

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

---

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 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 20% Two or more races 15% Asian 12% Black 6%
• Hispanic origin (detail): Mexican 10%
• Languages at home: 68% English-only · Spanish 17% German/W. Germanic 4% Chinese 4%

---

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

---

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

-6.3% since first listed

2 events — show timeline

• 2026-03-05 Price Changed $374,995 Zillow
• 2026-02-25 Listed $399,995 Zillow