The Piedmont Plan · Fulshear, TX 77441

$276,990

3 bd · 2.0 ba · 1,501 sqft · SingleFamily · 795 Days on market

Excellent condition ↓ 3% 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).

• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.1/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

An outstanding ranch plan, the Piedmont is efficiently packed with all the essential elements demanded by today's lifestyles and several surprising touches. This home greets you with a covered front porch that leads to an open layout with a front flex room and a centrally located island kitchen. The spacious family room has direct access to the rear yard, which is also enjoyed through views from the luxurious owner's suite. Secondary bedrooms are served by deep walk-in closets and a conveniently located hall bath and laundry room.

Key facts

• Covered front porch
• Island kitchen
• Centrally located

Tags

• RANCH PLAN
• COVERED FRONT PORCH
• ISLAND KITCHEN
• LUXURIOUS OWNER'S SUITE
• DEEP WALK-IN CLOSETS
• CENTRALLY LOCATED

🏗️ New construction. The $276,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $321,270.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $277k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (15.5% below list).
• Recommended offer: $234k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.5% in Fulshear — 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 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); 1601 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent is only 15% 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 $2k of loan paydown is wiped out by about $10k 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 795 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,017 (15.5% 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 795 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.73% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.96%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $321,270
• List price: $276,990
• Delta: -13.78%
• 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
32319 Comet Darner Way	0.20mi	3/2.0	1,673 (+12%)	0mo	$323,900	$194	71
32307 Clouser Minnow St	0.38mi	3/2.0	1,432 (-5%)	6mo	$299,900	$209	70
32307 Comet Darner Way	0.22mi	3/2.0	1,673 (+12%)	2mo	$334,900	$200	68
7923 Prospect Dr	0.27mi	3/2.0	1,581 (+5%)	14mo	$319,990	$202	67
8014 Wandering Glider Dr	0.38mi	3/2.0	1,640 (+9%)	2mo	$324,990	$198	65
32919 School Hill Rd	0.47mi	3/2.0	1,432 (-5%)	9mo	$318,900	$223	63
32311 Clouser Minnow St	0.37mi	3/2.0	1,673 (+12%)	1mo	$324,900	$194	62
8034 Wandering Glider Dr	0.42mi	3/2.0	1,640 (+9%)	4mo	$324,155	$198	62
8319 Red Shiner Way	0.22mi	3/2.0	1,710 (+14%)	7mo	$324,975	$190	61
8334 Calico Pennant Way	0.14mi	3/2.0	1,710 (+14%)	12mo	$333,790	$195	60
32418 Clouser Crawdad Ct	0.12mi	3/2.0	1,700 (+13%)	16mo	$309,990	$182	60
31819 Wellington Pass	0.74mi	3/2.0	1,602 (+7%)	12mo	$285,000	$178	44

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: -28.1%
• Equity multiple: 0.08×
• Total profit: $-82,543
• Equity at exit: $47,902

10-year hold

• IRR: -43.7%
• Equity multiple: -0.43×
• Total profit: $-128,704
• Equity at exit: $27,778

Cash invested: $89,956 (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: 45 active · 10 under contract
• Months of supply: 16.9 mo (6%/mo absorbed)
• Median asking: $321,275 ($192/sqft)
• Median days on market: 102 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +11.2% 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: 9.9×

Monthly cashflow live

• Estimated rent: $2,340 medium
• Mortgage (P&I): −$1,685
• Tax est. 1.5%: −$402 /mo · $4,819/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-371

Break-even live

Break-even rent $2,810

Max offer price $267,515

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-260	+0% $-371	+5% $-483	+10% $-594
Rent	-10% $-556	-5% $-464	+0% $-371	+5% $-279	+10% $-187
Rate	-1.0pp $-210	-0.5pp $-290	base $-371	+0.5pp $-455	+1.0pp $-539

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: $80,318
• Closing costs: $9,638
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31419 Horseshoe Meadow Bend Ln Fulshear, TX	3.0	2.0	1588	$2,100	$1.32	93d	1	1.39mi
31351 Horseshoe Meadow Bend Ln Fulshear, TX	3.0	2.0	1450	$1,850	$1.28	0d	1	1.42mi

Listing history 50 events

1. 2026-08-08
   days on market $276,990 Active 795 DOM
2. 2026-08-06
   days on market $276,990 Active 793 DOM
3. 2026-08-05
   days on market $276,990 Active 792 DOM
4. 2026-08-04
   days on market $276,990 Active 791 DOM
5. 2026-08-03
   days on market $276,990 Active 790 DOM
6. 2026-07-31
   days on market $276,990 Active 787 DOM
7. 2026-07-30
   days on market $276,990 Active 785 DOM
8. 2026-07-28
   days on market $276,990 Active 784 DOM
9. 2026-07-26
   days on market $276,990 Active 782 DOM
10. 2026-07-24
    days on market $276,990 Active 780 DOM
11. 2026-07-23
    days on market $276,990 Active 779 DOM
12. 2026-07-22
    days on market $276,990 Active 778 DOM
13. 2026-07-21
    days on market $276,990 Active 777 DOM
14. 2026-07-20
    days on market $276,990 Active 776 DOM
15. 2026-07-18
    days on market $276,990 Active 773 DOM
16. 2026-07-16
    days on market $276,990 Active 772 DOM
17. 2026-07-15
    days on market $276,990 Active 771 DOM
18. 2026-07-14
    days on market $276,990 Active 770 DOM
19. 2026-07-13
    days on market $276,990 Active 769 DOM
20. 2026-07-13
    days on market $276,990 Active 768 DOM
21. 2026-07-11
    days on market $276,990 Active 767 DOM
22. 2026-07-10
    days on market $276,990 Active 766 DOM
23. 2026-07-09
    days on market $276,990 Active 765 DOM
24. 2026-07-07
    days on market $276,990 Active 763 DOM
25. 2026-07-06
    days on market $276,990 Active 762 DOM
26. 2026-07-06
    days on market $276,990 Active 761 DOM
27. 2026-07-05
    days on market $276,990 Active 760 DOM
28. 2026-07-03
    days on market $276,990 Active 759 DOM
29. 2026-07-02
    days on market $276,990 Active 758 DOM
30. 2026-07-01
    days on market $276,990 Active 757 DOM
31. 2026-06-30
    days on market $276,990 Active 756 DOM
32. 2026-06-29
    days on market $276,990 Active 755 DOM
33. 2026-06-28
    days on market $276,990 Active 754 DOM
34. 2026-06-27
    days on market $276,990 Active 753 DOM
35. 2026-06-26
    days on market $276,990 Active 752 DOM
36. 2026-06-24
    days on market $276,990 Active 750 DOM
37. 2026-06-22
    days on market $276,990 Active 748 DOM
38. 2026-06-21
    days on market $276,990 Active 747 DOM
39. 2026-06-18
    days on market $276,990 Active 744 DOM
40. 2026-06-17
    days on market $276,990 Active 743 DOM
41. 2026-06-16
    days on market $276,990 Active 742 DOM
42. 2026-06-15
    days on market $276,990 Active 741 DOM
43. 2026-06-13
    days on market $276,990 Active 739 DOM
44. 2026-06-10
    days on market $276,990 Active 735 DOM
45. 2026-06-08
    days on market $276,990 Active 734 DOM
46. 2026-06-07
    days on market $276,990 Active 733 DOM
47. 2026-06-04
    days on market $276,990 Active 730 DOM
48. 2026-06-03
    days on market $276,990 Active 729 DOM
49. 2026-06-02
    days on market $276,990 Active 728 DOM
50. 2026-06-01
    days on market $276,990 Active 727 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: $28,082
• − Mortgage interest: −$17,996
• − Property taxes: −$4,819
• − Insurance: −$1,606
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$9,346
• Taxable loss: −$10,179
• Est. tax savings @ 24.0%: +$2,443
• After-tax cash flow: $-2,015/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

Excellent 95/100 None rehab

This single-family home is in excellent condition with modern updates and a well-maintained exterior. It is move-in ready and would be a great investment for both resale and rental purposes.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Replace ceiling fans with energy-efficient models — Improves energy efficiency and reduces utility costs ↑

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

• 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

Price history

-3.1% since first listed

6 events — show timeline

• 2026-01-16 Price Changed $276,990 Zillow
• 2025-08-01 Price Changed $274,990 Zillow
• 2025-02-04 Price Changed $272,990 Zillow
• 2024-12-11 Price Changed $280,990 Zillow
• 2024-06-20 Price Changed $290,990 Zillow
• 2024-06-04 Listed $285,990 Zillow