2322 Alcove Foster Ct · Fresno, TX 77545

$285,000

4 bd · 3.0 ba · 2,347 sqft · SingleFamily public records · 160 Days on market

Built 2013 5,549 sqft lot $121/sqft · at area comps Est $290k · at est. $45/mo HOA · 1% of rent ↓ 5% 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 +13.9/30.0
• ARV discount +8.3/15.0
• 1% rule +5.7/10.0
• Schools +4.5/10.0
• DSCR +4.2/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0

Listing remarks MLS

Welcome home! This beautifully updated 4-bedroom, 2.5 bath home offers 2,347 sq. ft. of inviting living space. Step inside to find LVP flooring, fresh paint throughout, new bathroom fixtures throughout. The spacious open layout is ideal for gatherings. The kitchen flows seamlessly into the living and dining areas, creating the perfect heart of the home. Water filtration system included. Priced to sell! All appliances will stay, refrigerator included. Dryer has gas and electric connections. Motivated Seller!

Key facts

• Fresh paint
• Open layout
• All appliances

Tags

• LVP FLOORING
• FRESH PAINT
• NEW BATHROOM FIXTURES
• OPEN LAYOUT
• WATER FILTRATION SYSTEM
• ALL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $33 ($398/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#943 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime C-, schools D-, amenities 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 soft (-0.9%/yr); 175 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 39% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k 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 160 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 7.8

CMA / ARV

• ARV (median comp): $290,134
• List price: $285,000
• Delta: -1.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2543 Tucker Creek Dr	0.23mi	4/3.0	2,323 (-1%)	1mo	$300,000	$129	87
2611 Cottage Step Trl Trl	0.17mi	4/2.5	2,392 (+2%)	1mo	$295,000	$123	86
2403 Tall Sequoia Dr	0.37mi	4/2.5	2,340 (-0%)	1mo	$332,500	$142	79
3007 Acacia Fair Ln	0.47mi	4/2.5	2,351 (+0%)	1mo	$310,000	$132	75
2406 Grove View Trl	0.20mi	4/2.0	2,165 (-8%)	2mo	$297,500	$137	72
1927 Vermillion View St	0.44mi	4/2.5	2,215 (-6%)	1mo	$277,500	$125	67
1931 Acorn Glen Trl	0.46mi	4/2.5	2,480 (+6%)	1mo	$279,900	$113	67
2531 Tucker Crk	0.20mi	5/2.5 (+1)	2,626 (+12%)	3mo	$319,900	$122	61
2050 Bravos Manor Ln	0.34mi	4/2.5	2,658 (+13%)	3mo	$369,990	$139	58
2923 Vales Point Dr	0.45mi	4/2.0	2,079 (-11%)	1mo	$306,900	$148	55
2022 Wellfleet Xing	0.52mi	4/2.0	2,098 (-11%)	0mo	$290,000	$138	54
3002 Hurst Green Ln	0.73mi	4/2.5	2,566 (+9%)	3mo	$345,000	$134	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.98% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.49×
• Total profit: $-40,364
• Equity at exit: $55,605

10-year hold

• IRR: -10.4%
• Equity multiple: 0.31×
• Total profit: $-54,679
• Equity at exit: $47,762

Cash invested: $79,800 (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 77545

• Home prices YoY: -0.8%
• Rents YoY: -0.9%
• Active inventory: 175
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,041 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$711 /mo · $8,527/yr
• Insurance: −$119
• HOA: −$45
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $33

Break-even live

Break-even rent $2,999

Max offer price $285,000

Occupancy floor 94%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2642 Sunlit Meadow Trl Fresno, TX	5.0	3.5	2785	$4,000	$1.44	43d	1	0.29mi
2123 Witham Park Ln Fresno, TX	4.0	4.0	3026	$2,850	$0.94	43d	1	0.78mi
3526 Cambridge Falls Dr Fresno, TX	4.0	3.0	3136	$2,624	$0.84	20d	1	0.82mi
3106 Presley Jane Ct Missouri City, TX	3.0	2.0	2109	$2,271	$1.08	5d	1	0.95mi
3314 Dry Creek Dr Missouri City, TX	4.0	3.0	2600	$4,200	$1.62	43d	1	1.03mi
3218 Clayton Terrace Dr Missouri City, TX	4.0	3.0	2278	$2,395	$1.05	19d	1	1.06mi
3212 Aldridge Dr Missouri City, TX	4.0	2.5	2489	$2,650	$1.06	20d	1	1.20mi
2707 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	2d	1	1.21mi
2709 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	20d	1	1.21mi
3211 Breckinridge Ct Missouri City, TX	4.0	2.5	2920	$2,550	$0.87	20d	1	1.25mi
3806 Teal Maple Ct Fresno, TX	4.0	3.5	2318	$2,146	$0.93	2d	1	1.48mi
3932 Teal Run Place Ct Fresno, TX	4.0	2.0	1914	$2,150	$1.12	43d	1	1.48mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: watergaselectric

Listing history 23 events

1. 2026-06-18
   days on market $285,000 Pending 160 DOM
2. 2026-06-17
   status $285,000 Pending 159 DOM
3. 2026-06-17
   days on market $285,000 Active 159 DOM
4. 2026-06-16
   days on market $285,000 Active 158 DOM
5. 2026-06-15
   days on market $285,000 Active 157 DOM
6. 2026-06-13
   days on market $285,000 Active 155 DOM
7. 2026-06-09
   days on market $285,000 Active 151 DOM
8. 2026-06-07
   days on market $285,000 Active 149 DOM
9. 2026-06-04
   days on market $285,000 Active 146 DOM
10. 2026-06-03
    days on market $285,000 Active 145 DOM
11. 2026-06-02
    days on market $285,000 Active 144 DOM
12. 2026-06-01
    days on market $285,000 Active 143 DOM
13. 2026-05-31
    remarks 546-char remark
14. 2026-05-31
    remarks 538-char remark
15. 2026-05-31
    days on market $285,000 Active 142 DOM
16. 2026-03-20
    price $285,000 512-char remark

    Show marketing remark (512 chars)

    Welcome home! This beautifully updated 4-bedroom, 2.5 bath home offers 2,347 sq. ft. of inviting living space. Step inside to find LVP flooring, fresh paint throughout, new bathroom fixtures throughout. The spacious open layout is ideal for gatherings. The kitchen flows seamlessly into the living and dining areas, creating the perfect heart of the home. Water filtration system included. Priced to sell! All appliances will stay, refrigerator included. Dryer has gas and electric connections. Motivated Seller!

17. 2026-03-01
    price $290,000 512-char remark

    Show marketing remark (512 chars)

    Welcome home! This beautifully updated 4-bedroom, 2.5 bath home offers 2,347 sq. ft. of inviting living space. Step inside to find LVP flooring, fresh paint throughout, new bathroom fixtures throughout. The spacious open layout is ideal for gatherings. The kitchen flows seamlessly into the living and dining areas, creating the perfect heart of the home. Water filtration system included. Priced to sell! All appliances will stay, refrigerator included. Dryer has gas and electric connections. Motivated Seller!

18. 2026-02-11
    price $295,000 512-char remark

    Show marketing remark (512 chars)

    Welcome home! This beautifully updated 4-bedroom, 2.5 bath home offers 2,347 sq. ft. of inviting living space. Step inside to find LVP flooring, fresh paint throughout, new bathroom fixtures throughout. The spacious open layout is ideal for gatherings. The kitchen flows seamlessly into the living and dining areas, creating the perfect heart of the home. Water filtration system included. Priced to sell! All appliances will stay, refrigerator included. Dryer has gas and electric connections. Motivated Seller!

19. 2026-01-12
    status Active 512-char remark

    Show marketing remark (512 chars)

    Welcome home! This beautifully updated 4-bedroom, 2.5 bath home offers 2,347 sq. ft. of inviting living space. Step inside to find LVP flooring, fresh paint throughout, new bathroom fixtures throughout. The spacious open layout is ideal for gatherings. The kitchen flows seamlessly into the living and dining areas, creating the perfect heart of the home. Water filtration system included. Priced to sell! All appliances will stay, refrigerator included. Dryer has gas and electric connections. Motivated Seller!

20. 2026-01-12
    historical 512-char remark

    Show marketing remark (512 chars)

    Welcome home! This beautifully updated 4-bedroom, 2.5 bath home offers 2,347 sq. ft. of inviting living space. Step inside to find LVP flooring, fresh paint throughout, new bathroom fixtures throughout. The spacious open layout is ideal for gatherings. The kitchen flows seamlessly into the living and dining areas, creating the perfect heart of the home. Water filtration system included. Priced to sell! All appliances will stay, refrigerator included. Dryer has gas and electric connections. Motivated Seller!

21. 2026-01-09
    listed $300,000 Active 512-char remark

    Show marketing remark (512 chars)

    Welcome home! This beautifully updated 4-bedroom, 2.5 bath home offers 2,347 sq. ft. of inviting living space. Step inside to find LVP flooring, fresh paint throughout, new bathroom fixtures throughout. The spacious open layout is ideal for gatherings. The kitchen flows seamlessly into the living and dining areas, creating the perfect heart of the home. Water filtration system included. Priced to sell! All appliances will stay, refrigerator included. Dryer has gas and electric connections. Motivated Seller!

22. 2025-12-09
    soldstatus
23. 2025-12-09
    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: $8,527 · $711/mo
• Projected year-2 tax: $8,527 · $711/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $36,487
• − Mortgage interest: −$15,964
• − Property taxes: −$8,527
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,919
• − Management: −$2,919
• − HOA: −$540
• − Depreciation: −$8,291
• Taxable loss: −$4,098
• Est. tax savings @ 24.0%: +$984
• After-tax cash flow: $1,382/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 — Fresno

• Score: 62/100
• State rank: #943
• US rank: #16815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fresno, TX
• County: Fort Bend County · 836,777 people
• City population: 26,236
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,236
• Household income: $94,474
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 360.0

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: Black 51% Hispanic / Latino 34% Two or more races 12% White 8% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Portuguese 1%
• Foreign-born: 18% · Canada
• Languages at home: 67% English-only · Spanish 29% Other Asian/Pacific 1% 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: ▼ -1.98%
• Current HPI: 231.3921
• Rent YoY: ▼ -0.95%
• 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

-5.0% since first listed

8 events — show timeline

• 2026-03-20 Price Changed $285,000 HARMLS
• 2026-03-01 Price Changed $290,000 HARMLS
• 2026-02-11 Price Changed $295,000 HARMLS
• 2026-01-12 Relisted — HARMLS
• 2026-01-12 Listing Removed — HARMLS
• 2026-01-09 Listed $300,000 HARMLS
• 2025-12-09 Sold (Public Records) — Public Records
• 2025-12-09 Sold (Public Records) — Public Records

Property tax history

+19.3%/yr

Latest (2025): $8,527 · +9.1% YoY. Source: county tax records.