1110 Garnet Rain Dr · Rosenberg, TX 77417

$249,990

3 bd · 2.0 ba · 1,535 sqft · Land · 79 Days on market

Built 2026 $163/sqft · 19% below area Est $307k · 19% under $88/mo HOA · 4% of rent ↓ 12% since listing

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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 +19.0/30.0
• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• DSCR +6.0/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ESTIMATED COMPLETION DATE MAY 2026. The Diana plan is a spacious 1,535 sq ft single-story home featuring a front porch that leads into a welcoming foyer and a centrally located family room that flows into the open dining area and spacious kitchen, center island, and ample counter space. This layout includes three bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

Key facts

• Open dining area
• Front porch
• Spacious kitchen

Tags

• FRONT PORCH
• WELCOMING FOYER
• CENTRALLY LOCATED FAMILY ROOM
• OPEN DINING AREA
• SPACIOUS KITCHEN
• CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (5.0% below list).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: schools D-, amenities F, commute 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.
• Market conditions: 232 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (4.2% local appreciation)).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,990 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.95% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (median comp): $307,105
• List price: $249,990
• Delta: -18.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.89×
• Total profit: $62,207
• Equity at exit: $128,994

10-year hold

• IRR: 15.6%
• Equity multiple: 3.57×
• Total profit: $179,955
• Equity at exit: $212,792

Cash invested: $69,997 (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 77417

• Home prices YoY: 1.2%
• Active inventory: 232
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$104
• HOA: −$88
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $260

Break-even live

Break-even rent $2,046

Max offer price $249,990

Occupancy floor 84%

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10730 Sky Creek Ln Beasley, TX	3.0–4.0	2.0–2.5	1869	$2,375	$1.27	1d	1	0.89mi

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: waterpoolgym

Listing history 24 events

1. 2026-06-18
   days on market $249,990 Active 79 DOM
2. 2026-06-17
   days on market $249,990 Active 78 DOM
3. 2026-06-16
   days on market $249,990 Active 77 DOM
4. 2026-06-15
   days on market $249,990 Active 76 DOM
5. 2026-06-13
   days on market $249,990 Active 74 DOM
6. 2026-06-10
   days on market $249,990 Active 70 DOM
7. 2026-06-08
   days on market $249,990 Active 69 DOM
8. 2026-06-07
   pricedays on market $249,990 Active 68 DOM
9. 2026-06-04
   days on market $264,990 Active 65 DOM
10. 2026-06-03
    days on market $264,990 Active 64 DOM
11. 2026-06-02
    days on market $264,990 Active 63 DOM
12. 2026-06-01
    days on market $264,990 Active 62 DOM
13. 2026-05-31
    days on market $264,990 Active 61 DOM
14. 2026-05-07
    price $269,990 994-char remark

    Show marketing remark (994 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Diana plan is a spacious 1,535 sq ft single-story home featuring a front porch that leads into a welcoming foyer and a centrally located family room that flows into the open dining area and spacious kitchen, center island, and ample counter space. This layout includes three bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

15. 2026-05-02
    price $307,990 994-char remark

    Show marketing remark (994 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Diana plan is a spacious 1,535 sq ft single-story home featuring a front porch that leads into a welcoming foyer and a centrally located family room that flows into the open dining area and spacious kitchen, center island, and ample counter space. This layout includes three bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

16. 2026-04-29
    price $269,990 994-char remark

    Show marketing remark (992 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Diana plan is a spacious 1,535 sq ft single-story home featuring a front porch that leads into a welcoming foyer and a centrally located family room that flows into the open dining area and spacious kitchen, center island, and ample counter space. This layout includes three bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

17. 2026-04-29
    price $269,990 992-char remark

    Show marketing remark (992 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Diana plan is a spacious 1,535 sq ft single-story home featuring a front porch that leads into a welcoming foyer and a centrally located family room that flows into the open dining area and spacious kitchen, center island, and ample counter space. This layout includes three bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

18. 2026-04-25
    price $274,990 992-char remark

    Show marketing remark (992 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Diana plan is a spacious 1,535 sq ft single-story home featuring a front porch that leads into a welcoming foyer and a centrally located family room that flows into the open dining area and spacious kitchen, center island, and ample counter space. This layout includes three bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

19. 2026-04-24
    price $274,990 994-char remark

    Show marketing remark (994 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Diana plan is a spacious 1,535 sq ft single-story home featuring a front porch that leads into a welcoming foyer and a centrally located family room that flows into the open dining area and spacious kitchen, center island, and ample counter space. This layout includes three bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

20. 2026-04-14
    price $279,990 994-char remark

    Show marketing remark (994 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Diana plan is a spacious 1,535 sq ft single-story home featuring a front porch that leads into a welcoming foyer and a centrally located family room that flows into the open dining area and spacious kitchen, center island, and ample counter space. This layout includes three bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

21. 2026-04-13
    price $279,990 992-char remark

    Show marketing remark (992 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Diana plan is a spacious 1,535 sq ft single-story home featuring a front porch that leads into a welcoming foyer and a centrally located family room that flows into the open dining area and spacious kitchen, center island, and ample counter space. This layout includes three bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

22. 2026-04-01
    listed $289,990 Active 994-char remark

    Show marketing remark (994 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Diana plan is a spacious 1,535 sq ft single-story home featuring a front porch that leads into a welcoming foyer and a centrally located family room that flows into the open dining area and spacious kitchen, center island, and ample counter space. This layout includes three bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

23. 2026-03-31
    price $289,990 992-char remark

    Show marketing remark (992 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Diana plan is a spacious 1,535 sq ft single-story home featuring a front porch that leads into a welcoming foyer and a centrally located family room that flows into the open dining area and spacious kitchen, center island, and ample counter space. This layout includes three bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

24. 2026-03-31
    listed $307,990 Active 992-char remark

    Show marketing remark (992 chars)

    ESTIMATED COMPLETION DATE MAY 2026. The Diana plan is a spacious 1,535 sq ft single-story home featuring a front porch that leads into a welcoming foyer and a centrally located family room that flows into the open dining area and spacious kitchen, center island, and ample counter space. This layout includes three bedrooms, with Bedroom 1 offering a private retreat complete with a large walk-in closet and an adjoining bath with dual sinks. Bedrooms 2 and 3 are positioned near the second full bath for added convenience. A dedicated utility room is conveniently located near the garage entry, while a covered patio at the rear of the home provides the perfect space for outdoor relaxation. Located in Emberly, a master-planned community featuring The Haven Amenity Village, that includes a clubhouse with fitness center, outdoor courtyard, resort-style pool, water park with splash pad, event lawn, playground, pickleball court, sand volleyball court, dog park, hike/bike trails, and more!

ⓘ 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: $1,363 · $114/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$3,212/yr (+$268/mo · 235.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 36% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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: $28,500
• − Mortgage interest: −$14,003
• − Property taxes: −$1,363
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − HOA: −$1,056
• − Depreciation: −$7,272
• Taxable loss: −$1,004
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $3,356/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

• City population: 115,151
• Population (ZIP): 3,232

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 49% White 22% Black 8%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 76% English-only · Spanish 24%

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: ▲ 4.15%
• Current HPI: 337.8236
• Rent YoY: —
• Metro: —
• 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

-12.3% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $269,990 Zillow
• 2026-05-02 Price Changed $307,990 Zillow
• 2026-04-29 Price Changed $269,990 Zillow
• 2026-04-29 Price Changed $269,990 HARMLS
• 2026-04-25 Price Changed $274,990 HARMLS
• 2026-04-24 Price Changed $274,990 Zillow
• 2026-04-14 Price Changed $279,990 Zillow
• 2026-04-13 Price Changed $279,990 HARMLS
• 2026-04-01 Listed $289,990 Zillow
• 2026-03-31 Price Changed $289,990 HARMLS
• 2026-03-31 Listed $307,990 HARMLS