3407 Becker Glen St · Fresno, TX 77545

$229,999

3 bd · 3.0 ba · 1,948 sqft · SingleFamily public records · 8 Days on market

Built 2004 4,347 sqft lot Est $255k · 10% under $48/mo HOA · 2% of rent

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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 +18.4/30.0
• ARV discount +11.9/15.0
• 1% rule +5.8/10.0
• DSCR +5.8/10.0
• Schools +4.5/10.0
• 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

Cute home in Winfield Lakes. 2 story, 3 bedroom, 2.5 bath, 1 car garage. Very light and bright, open floor plan. Large living room off kitchen and breakfast room. Formal dining and 1/2 bath down. All bedrooms are up, with 2 full baths, plus a gameroom. Good size back yard. Must see!

Key facts

• Huge gameroom
• Swimming pool
• Walking trails

Tags

• AMENITY-RICH NEIGHBORHOOD
• SWIMMING POOL
• WALKING TRAILS
• HUGE GAMEROOM
• RECENTLY CHANGED ROOF
• RECENTLY CHANGED FENCE

Property features AI

Finance

• Other: Association-maintained pool; Municipal Utility District disclosure and seller disclosure available
• HOA & community: Homeowners association managed by Triquest Management; Annual association fee of $575 covering common areas and recreation facilities; Community amenities: pool, playground, picnic area, trails

Exterior

• Parking: Attached garage (1 car); Attached garage parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2004; Slab foundation
• Construction: Vinyl and wood siding; Composition roof
• Exterior features: Subdivision lot with a pond on the lot; Asphalt and concrete road surfaces; Association pool

Interior

• Kitchen: Kitchen on first floor (approx. 12 x 12)
• Bedrooms: Primary bedroom on second floor (approx. 15 x 14); Two additional bedrooms on second floor (approx. 11 x 12 and 12 x 11)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Breakfast bar; Pantry; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Cap rate 7.4% vs local median 5.4% in Fresno — 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 (#943 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime C-, amenities F, commute 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.
• Zoned schools: Lake Olympia Middle (math 18% / reading 31%, grade F, #1,279 of 1,662 statewide, top 78%, 1,170 students, 71% FRL); Hightower H S (math 23% / reading 45%, grade F, #1,002 of 1,632 statewide, top 62%, 2,535 students, 67% FRL) — zoned schools average 69% FRL vs 35% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 175 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 31% 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 $5k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,999

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $255,188
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3407 Becker Glen St	0.00mi	3/2.5	1,948 (0%)	0mo	$229,999	$118	98
2215 Beacon Light Ln	0.21mi	4/2.0 (+1)	1,820 (-7%)	0mo	$249,000	$137	70
3119 Becker Glen St	0.19mi	3/2.5	1,702 (-13%)	2mo	$177,000	$104	67
3114 Becker Glen St	0.18mi	3/2.5	1,680 (-14%)	2mo	$219,900	$131	66
4026 Ashview Ln	0.50mi	3/2.0	1,859 (-5%)	0mo	$239,900	$129	65
2923 Vales Point Dr	0.38mi	4/2.0 (+1)	2,079 (+7%)	1mo	$306,900	$148	61
3019 Edgewick Elm St	0.31mi	2/2.5 (-1)	1,767 (-9%)	4mo	$215,000	$122	60
2022 Wellfleet Xing	0.44mi	4/2.0 (+1)	2,098 (+8%)	0mo	$290,000	$138	57
2811 Darby Brook Dr	0.49mi	4/2.0 (+1)	2,140 (+10%)	4mo	$275,000	$129	49
2719 Bergen Bay Ln	0.50mi	3/2.0	1,704 (-12%)	4mo	$255,999	$150	49
2406 Grove View Trl	0.61mi	4/2.0 (+1)	2,165 (+11%)	2mo	$297,500	$137	42
1927 Vermillion View St	0.71mi	4/2.5 (+1)	2,215 (+14%)	1mo	$277,500	$125	36

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: -8.3%
• Equity multiple: 0.68×
• Total profit: $-20,797
• Equity at exit: $44,874

10-year hold

• IRR: -4.3%
• Equity multiple: 0.70×
• Total profit: $-19,160
• Equity at exit: $38,545

Cash invested: $64,400 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$391 /mo · $4,697/yr
• Insurance: −$96
• HOA: −$48
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $214

Break-even live

Break-even rent $2,204

Max offer price $229,999

Occupancy floor 86%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3623 Elmwood Dale Dr Fresno, TX	3.0	2.0	1545	$1,765	$1.14	43d	1	0.25mi
2403 Orchard Run Fresno, TX	3.0	2.0	1459	$2,800	$1.92	3d	1	0.46mi
3932 Teal Run Place Ct Fresno, TX	4.0	2.0	1914	$2,150	$1.12	43d	1	0.72mi
3806 Teal Maple Ct Fresno, TX	4.0	3.5	2318	$2,146	$0.93	2d	1	0.83mi
11727 Highway 6 Fresno, TX	1.0–3.0	1.0–2.0	962	$2,929	$3.04	5d	15	1.07mi
2703 Facet Creek Dr Fresno, TX	4.0	2.0	2099	$2,306	$1.10	5d	1	1.09mi
3314 Dry Creek Dr Missouri City, TX	4.0	3.0	2600	$4,200	$1.62	43d	1	1.13mi
2644 Blue Abbot Dr Fresno, TX	4.0	2.5	2435	$2,450	$1.01	43d	1	1.28mi
3106 Presley Jane Ct Missouri City, TX	3.0	2.0	2109	$2,271	$1.08	5d	1	1.31mi
3218 Clayton Terrace Dr Missouri City, TX	4.0	3.0	2278	$2,395	$1.05	19d	1	1.40mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 27 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   historical Active Under Contract
3. 2026-05-23
   status Active
4. 2026-05-20
   status Pending
5. 2026-05-16
   listed $229,999 Active
6. 2023-04-05
   soldstatus Sold 283-char remark

   Show marketing remark (283 chars)

   Cute home in Winfield Lakes. 2 story, 3 bedroom, 2.5 bath, 1 car garage. Very light and bright, open floor plan. Large living room off kitchen and breakfast room. Formal dining and 1/2 bath down. All bedrooms are up, with 2 full baths, plus a gameroom. Good size back yard. Must see!

7. 2023-04-05
   soldstatus

   Show marketing remark (283 chars)

   Cute home in Winfield Lakes. 2 story, 3 bedroom, 2.5 bath, 1 car garage. Very light and bright, open floor plan. Large living room off kitchen and breakfast room. Formal dining and 1/2 bath down. All bedrooms are up, with 2 full baths, plus a gameroom. Good size back yard. Must see!

8. 2023-03-11
   status Pending 283-char remark

   Show marketing remark (283 chars)

   Cute home in Winfield Lakes. 2 story, 3 bedroom, 2.5 bath, 1 car garage. Very light and bright, open floor plan. Large living room off kitchen and breakfast room. Formal dining and 1/2 bath down. All bedrooms are up, with 2 full baths, plus a gameroom. Good size back yard. Must see!

9. 2023-03-04
   status Option Pending 283-char remark

   Show marketing remark (283 chars)

   Cute home in Winfield Lakes. 2 story, 3 bedroom, 2.5 bath, 1 car garage. Very light and bright, open floor plan. Large living room off kitchen and breakfast room. Formal dining and 1/2 bath down. All bedrooms are up, with 2 full baths, plus a gameroom. Good size back yard. Must see!

10. 2023-02-09
    price $229,900 283-char remark

    Show marketing remark (283 chars)

    Cute home in Winfield Lakes. 2 story, 3 bedroom, 2.5 bath, 1 car garage. Very light and bright, open floor plan. Large living room off kitchen and breakfast room. Formal dining and 1/2 bath down. All bedrooms are up, with 2 full baths, plus a gameroom. Good size back yard. Must see!

11. 2023-01-17
    listed $240,000 Active 283-char remark

    Show marketing remark (283 chars)

    Cute home in Winfield Lakes. 2 story, 3 bedroom, 2.5 bath, 1 car garage. Very light and bright, open floor plan. Large living room off kitchen and breakfast room. Formal dining and 1/2 bath down. All bedrooms are up, with 2 full baths, plus a gameroom. Good size back yard. Must see!

12. 2016-02-07
    historical
13. 2016-02-06
    listed $135,000
14. 2014-02-21
    historical
15. 2014-02-21
    soldstatus Sold
16. 2014-02-21
    soldstatus
17. 2014-01-15
    status Pending, Continue to Show
18. 2014-01-10
    status Option Pending
19. 2013-12-12
    price $110,000
20. 2013-11-04
    listed $115,000 Active
21. 2011-10-15
    soldstatus
22. 2011-08-17
    historical
23. 2011-08-08
    listed $69,900
24. 2011-08-07
    historical
25. 2011-02-10
    listed $69,900
26. 2010-12-28
    historical
27. 2010-09-24
    listed $99,500

ⓘ 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: $4,697 · $391/mo
• Projected year-2 tax: $4,697 · $391/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 · 23 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: $29,707
• − Mortgage interest: −$12,884
• − Property taxes: −$4,697
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − HOA: −$576
• − Depreciation: −$6,691
• Taxable loss: −$1,043
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $2,822/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

+131.2% since first listed

27 events — show timeline

• 2026-05-24 Pending — HARMLS
• 2026-05-24 Contingent — HARMLS
• 2026-05-23 Relisted — HARMLS
• 2026-05-20 Pending — HARMLS
• 2026-05-16 Listed $229,999 HARMLS
• 2023-04-05 Sold (Public Records) — Public Records
• 2023-04-05 Sold (MLS) — HARMLS
• 2023-03-11 Pending — HARMLS
• 2023-03-04 Pending — HARMLS
• 2023-02-09 Price Changed $229,900 HARMLS
• 2023-01-17 Listed $240,000 HARMLS
• 2016-02-07 Listing Removed — HARMLS
• 2016-02-06 Listed $135,000 HARMLS
• 2014-02-21 Listing Removed — HARMLS
• 2014-02-21 Sold (Public Records) — Public Records
• 2014-02-21 Sold (MLS) — HARMLS
• 2014-01-15 Pending — HARMLS
• 2014-01-10 Pending — HARMLS
• 2013-12-12 Price Changed $110,000 HARMLS
• 2013-11-04 Listed $115,000 HARMLS
• 2011-10-15 Sold (MLS) — HARMLS
• 2011-08-17 Listing Removed — HARMLS
• 2011-08-08 Listed $69,900 HARMLS
• 2011-08-07 Listing Removed — HARMLS
• 2011-02-10 Listed $69,900 HARMLS
• 2010-12-28 Listing Removed — HARMLS
• 2010-09-24 Listed $99,500 HARMLS

Property tax history

+2.4%/yr

Latest (2025): $4,697 · +13.6% YoY. Source: county tax records.