Concho Plan · Kendleton, TX 77417

$349,990

4 bd · 3.5 ba · 2,817 sqft · SingleFamily · 360 Days on market

Good condition

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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 +16.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +5.2/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Every square foot is maximized with our Concho plan - the ideal home for the growing family. This 4-bedroom home offers space, flexibility and comfort. Entering your new home from your spacious porch, you are met with a foyer leading to your secluded study room. If you are looking for a little more living space, opt to transform the study room into your fifth bedroom! Travel further down the hall and you will discover the entry to your walk-in utility room and the convenient downstairs powder room. Need a little more room for your tools or holiday decorations? Luckily, the Concho plan bears an optional 2.5-car garage! Past the utility room, and you are led to the heart of the home - the open-concept, two-story family room adjoined by the oversized kitchen and breakfast area. The kitchen accommodates sleek granite countertops, flat-panel birch cabinets (with the option to add more), as well as a kitchen island! One of the most exclusive options this floor plan offers is the ability to add in an extended covered patio off the kitchen area. Talk about the perfect outdoor sanctuary! Finally, the first floor holds your private master suite with an elegant master bathroom. The master bathroom holds cultured marble countertops with the option of dual vanities, a shower/bathtub enclosure, and an expansive walk-in closet! If you are interested in taking the bathroom space to the next level you have the option to turn your bathtub into a super shower, or opt for a luxury tub with. ..

Key facts

• Secluded study room
• Oversized kitchen
• Spacious porch

Tags

• SPACIOUS PORCH
• SECLUDED STUDY ROOM
• WALK-IN UTILITY ROOM
• DOWNSTAIRS POWDER ROOM
• OPEN-CONCEPT FAMILY ROOM
• OVERSIZED KITCHEN

🏗️ New construction. The $349,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $310,974.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• To cash-flow at today's rent, offer at most $339k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (15.3% below list).
• Recommended offer: $296k (15.3% below list) — sets the bar for 1% rule.

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 $15k of equity ($2k loan paydown + $13k 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 $87k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

Recommended offer $296,500 (15.3% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.95% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $310,974
• List price: $349,990
• Delta: 12.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 Mockingbird Passage Dr	0.25mi	4/3.5	2,563 (-9%)	2mo	$376,365	$147	72
10722 Sage Bend Dr	0.48mi	4/3.5	2,649 (-6%)	2mo	$364,990	$138	66
906 Blue Stone Dr	0.73mi	4/3.5	2,795 (-1%)	7mo	$393,990	$141	59
806 Blue Stone Dr	0.69mi	4/3.5	2,667 (-5%)	2mo	$396,990	$149	58
711 Blue Stone Dr	0.74mi	4/3.5	2,667 (-5%)	2mo	$401,990	$151	55
707 Blue Stone Dr	0.74mi	4/3.0	2,731 (-3%)	4mo	$394,990	$145	55
910 Blue Stone Dr	0.74mi	4/3.0	2,731 (-3%)	4mo	$393,990	$144	55
703 Blue Stone Dr	0.74mi	4/3.5	2,548 (-10%)	4mo	$385,990	$151	46
1102 Arbor Dr	0.65mi	4/3.5	2,457 (-13%)	3mo	$334,990	$136	46
715 Blue Stone Dr	0.74mi	4/3.5	2,548 (-10%)	5mo	$389,990	$153	46
727 Blue Stone Dr	0.73mi	4/3.5	2,548 (-10%)	5mo	$383,990	$151	46
1106 Arbor Dr	0.66mi	5/3.0 (+1)	2,542 (-10%)	2mo	$329,990	$130	44

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: 13.0%
• Equity multiple: 1.79×
• Total profit: $69,213
• Equity at exit: $160,462

10-year hold

• IRR: 14.3%
• Equity multiple: 3.37×
• Total profit: $206,457
• Equity at exit: $264,702

Cash invested: $87,073 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$1,631
• Tax est. 1.5%: −$389 /mo · $4,665/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $193

Break-even live

Break-even rent $2,720

Max offer price $310,974

Occupancy floor 88%

Sensitivity live

Price	-10% $408	-5% $301	+0% $193	+5% $86	+10% $-22
Rent	-10% $-41	-5% $76	+0% $193	+5% $310	+10% $428
Rate	-1.0pp $350	-0.5pp $272	base $193	+0.5pp $113	+1.0pp $31

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: $77,744
• Closing costs: $9,329
• 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	0d	1	0.05mi

Listing history 15 events

1. 2026-06-21
   days on market $349,990 Active 360 DOM
2. 2026-06-18
   days on market $349,990 Active 357 DOM
3. 2026-06-17
   days on market $349,990 Active 356 DOM
4. 2026-06-16
   days on market $349,990 Active 355 DOM
5. 2026-06-15
   days on market $349,990 Active 354 DOM
6. 2026-06-13
   days on market $349,990 Active 352 DOM
7. 2026-06-10
   days on market $349,990 Active 348 DOM
8. 2026-06-08
   days on market $349,990 Active 347 DOM
9. 2026-06-07
   days on market $349,990 Active 346 DOM
10. 2026-06-04
    days on market $349,990 Active 343 DOM
11. 2026-06-03
    days on market $349,990 Active 342 DOM
12. 2026-06-02
    days on market $349,990 Active 341 DOM
13. 2026-06-01
    days on market $349,990 Active 340 DOM
14. 2026-05-31
    days on market $349,990 Active 339 DOM
15. 2025-06-26
    listed $349,990 Active 1498-char remark

    Show marketing remark (1498 chars)

    Every square foot is maximized with our Concho plan - the ideal home for the growing family. This 4-bedroom home offers space, flexibility and comfort. Entering your new home from your spacious porch, you are met with a foyer leading to your secluded study room. If you are looking for a little more living space, opt to transform the study room into your fifth bedroom! Travel further down the hall and you will discover the entry to your walk-in utility room and the convenient downstairs powder room. Need a little more room for your tools or holiday decorations? Luckily, the Concho plan bears an optional 2.5-car garage! Past the utility room, and you are led to the heart of the home - the open-concept, two-story family room adjoined by the oversized kitchen and breakfast area. The kitchen accommodates sleek granite countertops, flat-panel birch cabinets (with the option to add more), as well as a kitchen island! One of the most exclusive options this floor plan offers is the ability to add in an extended covered patio off the kitchen area. Talk about the perfect outdoor sanctuary! Finally, the first floor holds your private master suite with an elegant master bathroom. The master bathroom holds cultured marble countertops with the option of dual vanities, a shower/bathtub enclosure, and an expansive walk-in closet! If you are interested in taking the bathroom space to the next level you have the option to turn your bathtub into a super shower, or opt for a luxury tub with. ..

ⓘ 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: −$17,419
• − Property taxes: −$4,665
• − Insurance: −$1,555
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − Depreciation: −$9,047
• Taxable loss: −$2,798
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $2,991/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 None rehab

This Concho plan home is in excellent condition with a good condition score of 80. It is move-in ready with minimal maintenance required. The home's curb appeal and interior aesthetics can be further enhanced with some painting and landscaping improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can increase the home's appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers ↑
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can increase the home's appeal to potential buyers ↑

ⓘ 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

1 event — show timeline

• 2025-06-26 Listed $349,990 Zillow