3066 Bloomsbury Terrace Dr · Fulshear, TX 77441

$315,990

4 bd · 2.0 ba · 1,778 sqft · SingleFamily · 17 Days on market

Built 2026 Excellent condition 2-car garage $178/sqft · 8% below area Est $343k · 8% under

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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).

• ARV discount +11.1/15.0
• Cash flow +10.8/30.0
• Schools +6.3/10.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

ESTIMATED COMPLETION DATE JULY 2026. Discover The Gaven at Tamarron, offering 1,778 sq. ft. in the vibrant city of Fulshear. Featuring 4 bedrooms and 2 full bathrooms, this layout combines modern comfort with a timeless style. The kitchen boasts granite countertops, stainless steel appliances, and an oversized island that seamlessly connects to the dining and family rooms. Expansive windows fill the main living areas with natural light and offer a picturesque view of the covered back patio and fenced backyard. The primary suite serves as a luxurious retreat with a large walk-in closet, dual sinks, and a walk-in shower (optional separate tub and shower).

Key facts

• 2 garage spots
• Built 2026
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $316k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (18.3% below list).
• Recommended offer: $258k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.7% 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); 1802 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 38d 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 17% 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 $9k 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 17 days — a 2% lower offer ($311k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,038 (18.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $343,371
• List price: $315,990
• Delta: -7.97%
• 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
31127 Bonnington Venture Dr	0.03mi	4/2.0	1,778 (0%)	0mo	$299,990	$169	98
3083 Liams Tower Ln	0.06mi	4/2.0	1,778 (0%)	1mo	$299,990	$169	96
3010 Liams Tower Ln	0.14mi	4/2.0	1,717 (-3%)	0mo	$289,990	$169	87
31103 Bonnington Venture Dr	0.06mi	4/2.0	1,544 (-13%)	1mo	$301,990	$196	75
3034 Liams Tower Ln	0.10mi	3/2.0 (-1)	1,595 (-10%)	1mo	$279,990	$176	72
3051 Liams Tower Ln	0.06mi	4/2.5	2,042 (+15%)	0mo	$318,990	$156	70
31115 Bonnington Venture Dr	0.04mi	3/2.0 (-1)	1,535 (-14%)	1mo	$269,990	$176	70
3322 Bonnie Heights St	0.58mi	4/2.0	1,748 (-2%)	1mo	$314,990	$180	70
2726 Sunrise Field Ln	0.44mi	4/3.0	1,878 (+6%)	0mo	$403,900	$215	66
31318 Bentley Pines Dr	0.22mi	3/2.0 (-1)	1,535 (-14%)	1mo	$274,990	$179	61
2815 Garden Meadow St	0.58mi	3/2.0 (-1)	1,600 (-10%)	1mo	$312,991	$196	50
2834 Garden Meadow St	0.55mi	3/2.0 (-1)	2,000 (+12%)	0mo	$395,000	$198	48

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: -23.0%
• Equity multiple: 0.23×
• Total profit: $-67,977
• Equity at exit: $47,115

10-year hold

• IRR: -28.0%
• Equity multiple: -0.13×
• Total profit: $-100,171
• Equity at exit: $27,321

Cash invested: $88,477 (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: 119 active · 100 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $332,990 ($185/sqft)
• Median days on market: 46 d
• This list price: 37% of active listings are priced below it
• ARV vs active asking: +4.4% 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: 1802
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,580 high
• Mortgage (P&I): −$1,657
• Tax est. 1.5%: −$395 /mo · $4,740/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-145

Break-even live

Break-even rent $2,764

Max offer price $294,974

Occupancy floor —

Sensitivity live

Price	-10% $73	-5% $-36	+0% $-145	+5% $-254	+10% $-364
Rent	-10% $-349	-5% $-247	+0% $-145	+5% $-43	+10% $59
Rate	-1.0pp $14	-0.5pp $-65	base $-145	+0.5pp $-227	+1.0pp $-310

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: $78,998
• Closing costs: $9,480
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31306 Bentley Pines Dr Fulshear, TX	4.0	2.0	1778	$2,100	$1.18	18d	1	0.19mi
3206 Langley Bend Ln Fulshear, TX	4.0	3.0	2276	$2,300	$1.01	38d	1	0.67mi
30375 Centipede Grove Ln Brookshire, TX	4.0	3.0	2400	$2,900	$1.21	139d	1	0.79mi
3714 Sloane Peak Ln Fulshear, TX	3.0–4.0	2.0–2.5	1713	$2,330	$1.36	0d	8	0.87mi
2126 Great Egret Bnd Fulshear, TX	4.0	3.0	2500	$3,170	$1.27	2d	1	1.21mi
31123 Brightwell Bnd Fulshear, TX	4.0	3.0	2400	$2,400	$1.00	108d	1	1.40mi

Property features AI

Finance

• Financial info: List price $315,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family home (GAVEN plan)Active listing
• Construction: New construction (spec home)
• Exterior features: Located at 3066 Bloomsbury Terrace Dr, Fulshear TX 77441

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (new construction, GAVEN plan)

Listing history 19 events

1. 2026-07-31
   days on market $315,990 Active 17 DOM
2. 2026-07-30
   days on market $315,990 Active 15 DOM
3. 2026-07-28
   days on market $315,990 Active 14 DOM
4. 2026-07-26
   days on market $315,990 Active 12 DOM
5. 2026-07-24
   days on market $315,990 Active 10 DOM
6. 2026-07-23
   days on market $315,990 Active 9 DOM
7. 2026-07-22
   days on market $315,990 Active 8 DOM
8. 2026-07-21
   days on market $315,990 Active 7 DOM
9. 2026-07-20
   days on market $315,990 Active 6 DOM
10. 2026-07-18
    days on market $315,990 Active 4 DOM
11. 2026-07-18
    days on market $315,990 Active 3 DOM
12. 2026-07-16
    days on market $315,990 Active 2 DOM
13. 2026-07-14
    pricedays on marketlisting id $315,990 Active 1 DOM
14. 2026-06-04
    pricedays on market $313,990 Active 20 DOM
15. 2026-06-03
    days on market $312,990 Active 19 DOM
16. 2026-06-02
    days on market $312,990 Active 18 DOM
17. 2026-06-01
    days on market $312,990 Active 17 DOM
18. 2026-05-31
    days on market $312,990 Active 16 DOM
19. 2026-05-15
    listed $312,990 Active 990-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 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: $30,965
• − Mortgage interest: −$17,700
• − Property taxes: −$4,740
• − Insurance: −$1,580
• − Repairs & maintenance: −$2,477
• − Management: −$2,477
• − Depreciation: −$9,192
• Taxable loss: −$7,202
• Est. tax savings @ 24.0%: +$1,729
• After-tax cash flow: $-14/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 home is in excellent condition with a modern and well-maintained interior and exterior. It offers a spacious layout with 4 bedrooms and 2 full bathrooms, and is located in a desirable neighborhood with a pool and covered patio. The home is move-in ready and has the potential to be further enhanced with minor updates to increase its value.

Value-add opportunities

• Both Landscaping and pool maintenance — Maintaining the pool and landscaping will keep the property looking its best and attract potential buyers. ↑
• Both Painting exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to buyers and renters. ↑
• Both Replace carpet in bedrooms — Replacing the carpet in the bedrooms with hardwood or tile flooring can increase the home's value and make it more appealing to potential buyers and renters. ↑
• Both Install smart home technology — Adding smart home features can increase the home's value and make it more attractive to potential buyers and renters who are interested in modern technology. ↑
• Both Upgrade kitchen appliances — Upgrading the kitchen appliances to the latest models can increase the home's value and make it more attractive to potential buyers and renters who are looking for a modern kitchen. ↑

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

Property features AI

Finance

• Financial info: List price $315,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family home (GAVEN plan)Active listing
• Construction: New construction (spec home)
• Exterior features: Located at 3066 Bloomsbury Terrace Dr, Fulshear TX 77441

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (new construction, GAVEN plan)