Robin Plan · Kendleton, TX 77417

$309,900

4 bd · 2.0 ba · 1,841 sqft · SingleFamily · 958 Days on market

Good condition ↓ 5% 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 +19.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

Key facts

• 2 parking spots
• Listed 957 days

🏗️ New construction. The $309,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $293,389.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $315 ($4k/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 $296k (4.3% below list).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 6.2% in Kendleton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#1,021 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, crime D.
• 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 $14k of equity ($2k loan paydown + $12k 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 $82k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 958 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $272,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 958 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (median comp): $293,389
• List price: $309,900
• Delta: 5.63%
• 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
719 Mockingbird Psge	0.24mi	3/2.0 (-1)	1,863 (+1%)	2mo	$335,490	$180	80
10735 Dogwood Sky Dr	0.43mi	4/2.0	1,778 (-3%)	0mo	$289,990	$163	74
1111 Whispering Winds Dr	0.53mi	4/2.0	1,841 (0%)	4mo	$338,900	$184	72
1031 Rosewood Trl	0.53mi	4/2.0	1,778 (-3%)	3mo	$299,900	$169	67
723 Blue Sky Pl	0.60mi	4/2.0	1,922 (+4%)	5mo	$314,990	$164	61
10803 Hickory Ln	0.70mi	4/2.0	1,778 (-3%)	2mo	$309,900	$174	60
10627 Summers Way	0.66mi	3/2.0 (-1)	1,819 (-1%)	5mo	$303,990	$167	58
10615 Summers Way	0.70mi	3/2.0 (-1)	1,819 (-1%)	5mo	$305,990	$168	56
10710 Sage Bend Dr	0.49mi	3/2.0 (-1)	1,595 (-13%)	1mo	$274,990	$172	49
10915 Tawny Ridge Dr	0.54mi	4/2.5	2,066 (+12%)	4mo	$293,990	$142	49
1027 Rosewood Trl	0.53mi	3/2.0 (-1)	1,620 (-12%)	3mo	$313,900	$194	48
1022 Whispering Winds Dr	0.51mi	3/2.0 (-1)	1,613 (-12%)	5mo	$292,900	$182	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 14.8%
• Equity multiple: 1.90×
• Total profit: $73,737
• Equity at exit: $151,388

10-year hold

• IRR: 15.8%
• Equity multiple: 3.59×
• Total profit: $213,004
• Equity at exit: $249,734

Cash invested: $82,149 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$1,539
• Tax est. 1.5%: −$367 /mo · $4,401/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $315

Break-even live

Break-even rent $2,567

Max offer price $293,389

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: $73,347
• Closing costs: $8,802
• 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	$2,965	$1.59	1d	1	0.05mi

Listing history 28 events

1. 2026-06-18
   days on market $309,900 Active 958 DOM
2. 2026-06-17
   days on market $309,900 Active 957 DOM
3. 2026-06-16
   days on market $309,900 Active 956 DOM
4. 2026-06-15
   days on market $309,900 Active 955 DOM
5. 2026-06-13
   days on market $309,900 Active 953 DOM
6. 2026-06-10
   days on market $309,900 Active 949 DOM
7. 2026-06-08
   days on market $309,900 Active 948 DOM
8. 2026-06-07
   days on market $309,900 Active 947 DOM
9. 2026-06-04
   days on market $309,900 Active 944 DOM
10. 2026-06-03
    days on market $309,900 Active 943 DOM
11. 2026-06-02
    days on market $309,900 Active 942 DOM
12. 2026-06-01
    days on market $309,900 Active 941 DOM
13. 2026-05-31
    days on market $309,900 Active 940 DOM
14. 2026-02-24
    price $309,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

15. 2026-01-06
    price $328,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

16. 2025-10-04
    price $308,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

17. 2025-09-18
    price $304,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

18. 2025-08-29
    price $324,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

19. 2025-07-01
    price $333,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

20. 2025-05-09
    price $329,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

21. 2025-04-01
    price $348,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

22. 2025-01-04
    price $344,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

23. 2024-09-30
    price $340,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

24. 2024-08-30
    price $336,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

25. 2024-06-07
    price $333,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

26. 2024-04-27
    price $330,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

27. 2023-11-22
    price $327,900 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

28. 2023-11-03
    listed $324,900 Active 606-char remark

    Show marketing remark (606 chars)

    This beautifully designed one-story home features an open floor plan with 4 bedrooms, 2 full bathrooms and a chef-ready kitchen equipped with a full suite of stainless-steel kitchen appliances, gorgeous granite countertops and cabinets with crown molding. An expansive family room, dining room and inviting covered back patio create the perfect setting for entertainment. The luxurious master suite features a glass enclosed step-in shower and a large walk-in closet. A beautiful home inside and out, the Robin at Emberly includes front yard landscaping, a fully fenced back yard and a covered front porch.

ⓘ 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: $35,580
• − Mortgage interest: −$16,434
• − Property taxes: −$4,401
• − Insurance: −$1,467
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − Depreciation: −$8,535
• Taxable loss: −$950
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $4,006/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

Good 80/100 Cosmetic rehab

This well-maintained single-story home features an open floor plan with modern finishes and a chef-ready kitchen. It's ready for move-in and offers a good return on investment.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both furniture — improves the home's livability and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves the home's livability and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Kendleton

• Score: 61/100
• State rank: #1021
• US rank: #18149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-4.6% since first listed

15 events — show timeline

• 2026-02-24 Price Changed $309,900 Zillow
• 2026-01-06 Price Changed $328,900 Zillow
• 2025-10-04 Price Changed $308,900 Zillow
• 2025-09-18 Price Changed $304,900 Zillow
• 2025-08-29 Price Changed $324,900 Zillow
• 2025-07-01 Price Changed $333,900 Zillow
• 2025-05-09 Price Changed $329,900 Zillow
• 2025-04-01 Price Changed $348,900 Zillow
• 2025-01-04 Price Changed $344,900 Zillow
• 2024-09-30 Price Changed $340,900 Zillow
• 2024-08-30 Price Changed $336,900 Zillow
• 2024-06-07 Price Changed $333,900 Zillow
• 2024-04-27 Price Changed $330,900 Zillow
• 2023-11-22 Price Changed $327,900 Zillow
• 2023-11-03 Listed $324,900 Zillow