2507 Sunlit Meadow Trl · Fresno, TX 77545

$299,900

4 bd · 2.5 ba · 2,120 sqft · SingleFamily public records · 50 Days on market

Built 2022 Good condition 5,235 sqft lot Garage $141/sqft · 11% below area Est $339k · 11% under $43/mo HOA · 1% of rent ↓ 15% 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).

• ARV discount +12.6/15.0
• Cash flow +10.4/30.0
• 1% rule +4.8/10.0
• Appreciation +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Schools +2.7/10.0
• Rent growth +2.3/5.0

Listing remarks

Welcome to 2507 Sunlit Meadow Trail—an inviting two-story designed for comfort, flexibility, and effortless entertaining. The main level showcases formal living and dining spaces that flow into an open kitchen with granite countertops, a chic tile backsplash, sleek SS appliances, and a built-in microwave. Upstairs, the spacious Primary Suite features a dual-vanity bath and a walk-in closet. Three additional bedrooms offer room for everyone. Thoughtful touches include blinds throughout, and a covered backyard patio perfect for morning coffee or weekend cookouts. This is the move-in-ready home you’ve been waiting for—style, function, and space in all the right places.

Key facts

• Walk-in closet
• Dual-vanity bath
• Ss appliances

Tags

• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• SS APPLIANCES
• BUILT-IN MICROWAVE
• DUAL-VANITY BATH
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (2.3% below list).
• Recommended offer: $272k (9.2% below list) — sets the bar for cash-flow.

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: Rosa Parks El (math 16% / reading 27%, grade F, #3,470 of 4,322 statewide, top 81%, 651 students, 76% FRL); Lake Olympia Middle (math 18% / reading 31%, grade F, #1,279 of 1,662 statewide, top 78%, 1,170 students, 71% FRL); Fort Bend Co Alter (26 students, 0% FRL).
• Zoned-school proficiency averages 23% at this address vs 48% district-wide (-26 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); 218 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 37% 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 50 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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

• Watch-outs: property tax is 2.9% 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 $272,245 (9.2% 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. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.98% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 8.5

CMA / ARV

• ARV (median comp): $338,524
• List price: $299,900
• Delta: 1.91%
• 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
18550 Athena Flower Dr	0.36mi	3/2.5 (-1)	2,117 (-0%)	0mo	$308,990	$146	78
2406 Grove View Trl	0.40mi	4/2.0	2,165 (+2%)	3mo	$297,500	$137	73
2322 Alcove Foster Ct	0.20mi	4/2.5	2,347 (+11%)	1mo	$285,000	$121	72
18542 Athena Flower Dr	0.37mi	4/3.5	2,214 (+4%)	0mo	$347,990	$157	71
1927 Vermillion View St	0.55mi	4/2.5	2,215 (+4%)	3mo	$277,500	$125	64
2611 Cottage Step Trl Trl	0.26mi	4/2.5	2,392 (+13%)	3mo	$295,000	$123	64
2923 Vales Point Dr	0.64mi	4/2.0	2,079 (-2%)	3mo	$306,900	$148	63
2543 Tucker Creek Dr	0.36mi	4/3.0	2,323 (+10%)	3mo	$300,000	$129	63
2022 Wellfleet Xing	0.69mi	4/2.0	2,098 (-1%)	2mo	$290,000	$138	62
2403 Tall Sequoia Dr	0.41mi	4/2.5	2,340 (+10%)	3mo	$332,500	$142	61
18622 Serapis St	0.32mi	4/3.0	1,876 (-12%)	3mo	$381,920	$204	61
3007 Acacia Fair Ln	0.66mi	4/2.5	2,351 (+11%)	3mo	$310,000	$132	48

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: -16.9%
• Equity multiple: 0.36×
• Total profit: $-53,895
• Equity at exit: $58,512

10-year hold

• IRR: -15.0%
• Equity multiple: 0.04×
• Total profit: $-80,199
• Equity at exit: $50,259

Cash invested: $83,972 (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: 43 active · 17 under contract
• Months of supply: 8.1 mo (12%/mo absorbed)
• Median asking: $330,000 ($147/sqft)
• Median days on market: 61 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +8.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77545

• Home prices YoY: -0.8%
• Rents YoY: -0.9%
• Active inventory: 218
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,930 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$730 /mo · $8,764/yr
• Insurance: −$125
• HOA: −$43
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-157

Break-even live

Break-even rent $3,128

Max offer price $272,245

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-72	+0% $-157	+5% $-241	+10% $-326
Rent	-10% $-388	-5% $-272	+0% $-157	+5% $-41	+10% $75
Rate	-1.0pp $-6	-0.5pp $-80	base $-157	+0.5pp $-234	+1.0pp $-313

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: $74,975
• Closing costs: $8,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	93d	1	0.14mi
2119 Hawthorne Brook Ln Fresno, TX	3.0	2.0	1584	$1,895	$1.20	1d	1	0.40mi
3122 Becker Glen St Fresno, TX	3.0	2.0	1597	$1,711	$1.07	28d	1	0.85mi
3234 Dartmouth Field Ln Fresno, TX	4.0	2.5	1718	$1,780	$1.04	4d	1	0.88mi
1926 Lansing Cove Dr Fresno, TX	3.0	2.0	2153	$2,098	$0.97	12d	1	0.95mi
3106 Presley Jane Ct Missouri City, TX	3.0	2.0	2109	$2,271	$1.08	54d	1	0.99mi
3218 Clayton Terrace Dr Missouri City, TX	4.0	3.0	2278	$2,395	$1.05	69d	1	1.09mi
3314 Dry Creek Dr Missouri City, TX	4.0	3.0	2600	$4,200	$1.62	93d	1	1.14mi
3212 Aldridge Dr Missouri City, TX	4.0	2.5	2489	$2,650	$1.06	70d	1	1.21mi
2707 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	51d	1	1.22mi
2709 Troy Dr Missouri City, TX	3.0	2.5	2082	$2,245	$1.08	70d	1	1.22mi
3623 Elmwood Dale Dr Fresno, TX	3.0	2.0	1545	$1,765	$1.14	93d	1	1.27mi
3211 Breckinridge Ct Missouri City, TX	4.0	2.5	2920	$2,550	$0.87	70d	1	1.36mi
2403 Orchard Run Fresno, TX	3.0	2.0	1459	$2,800	$1.92	53d	1	1.43mi
2235 Argos Dr Missouri City, TX	4.0	3.5	2838	$2,550	$0.90	70d	1	1.48mi

Property features AI

Finance

• HOA & community: Principal Management associationAnnual association fee of $510

Exterior

• Parking: Attached garage2 garage spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2022Slab foundationComposition roof
• Construction: Brick, cement siding, and stone exterior
• Exterior features: Subdivision lotConcrete road surface

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowave
• Bedrooms: Primary bedroom (Second level)Three additional bedrooms (Second level)
• Bathrooms: 2 full baths1 half bath
• Heating & cooling: Central heating (Gas)Central electric air conditioning
• Interior features: Breakfast barDouble vanityKitchen/family room comboPrimary bedroom with bathPantrySeparate showerTub with showerVanity
• Laundry & utility: Washer hookupElectric dryer hookupUtility room (Second level)

Listing history 50 events

1. 2026-08-08
   days on market $299,900 Active 50 DOM
2. 2026-08-06
   days on market $299,900 Active 48 DOM
3. 2026-08-05
   days on market $299,900 Active 47 DOM
4. 2026-08-04
   days on market $299,900 Active 46 DOM
5. 2026-08-03
   days on market $299,900 Active 45 DOM
6. 2026-07-31
   days on market $299,900 Active 42 DOM
7. 2026-07-30
   days on market $299,900 Active 40 DOM
8. 2026-07-28
   days on market $299,900 Active 39 DOM
9. 2026-07-26
   days on market $299,900 Active 37 DOM
10. 2026-07-24
    days on market $299,900 Active 35 DOM
11. 2026-07-23
    days on market $299,900 Active 34 DOM
12. 2026-07-22
    days on market $299,900 Active 33 DOM
13. 2026-07-21
    days on market $299,900 Active 32 DOM
14. 2026-07-20
    days on market $299,900 Active 31 DOM
15. 2026-07-18
    days on market $299,900 Active 29 DOM
16. 2026-07-18
    days on market $299,900 Active 28 DOM
17. 2026-07-16
    days on market $299,900 Active 27 DOM
18. 2026-07-15
    days on market $299,900 Active 26 DOM
19. 2026-07-14
    days on market $299,900 Active 25 DOM
20. 2026-07-13
    days on market $299,900 Active 24 DOM
21. 2026-07-13
    days on market $299,900 Active 23 DOM
22. 2026-07-11
    days on market $299,900 Active 22 DOM
23. 2026-07-10
    days on market $299,900 Active 21 DOM
24. 2026-07-09
    days on market $299,900 Active 20 DOM
25. 2026-07-07
    days on market $299,900 Active 18 DOM
26. 2026-07-06
    days on market $299,900 Active 17 DOM
27. 2026-07-06
    days on market $299,900 Active 16 DOM
28. 2026-07-05
    days on market $299,900 Active 15 DOM
29. 2026-07-03
    days on market $299,900 Active 14 DOM
30. 2026-07-02
    days on market $299,900 Active 13 DOM
31. 2026-07-01
    days on market $299,900 Active 12 DOM
32. 2026-06-30
    days on market $299,900 Active 11 DOM
33. 2026-06-29
    days on market $299,900 Active 10 DOM
34. 2026-06-28
    days on market $299,900 Active 9 DOM
35. 2026-06-27
    days on market $299,900 Active 8 DOM
36. 2026-06-26
    days on market $299,900 Active 7 DOM
37. 2026-06-24
    days on market $299,900 Active 5 DOM
38. 2026-06-22
    days on market $299,900 Active 3 DOM
39. 2026-06-21
    pricedays on marketlisting id $299,900 Active 2 DOM
40. 2026-06-18
    days on market $345,000 Active 239 DOM
41. 2026-06-17
    days on market $345,000 Active 238 DOM
42. 2026-06-16
    days on market $345,000 Active 237 DOM
43. 2026-06-15
    days on market $345,000 Active 236 DOM
44. 2026-06-13
    days on market $345,000 Active 234 DOM
45. 2026-06-09
    days on market $345,000 Active 230 DOM
46. 2026-06-07
    days on market $345,000 Active 228 DOM
47. 2026-06-04
    days on market $345,000 Active 225 DOM
48. 2026-06-03
    days on market $345,000 Active 224 DOM
49. 2026-06-02
    days on market $345,000 Active 223 DOM
50. 2026-06-01
    days on market $345,000 Active 222 DOM

ⓘ 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: $8,764 · $730/mo
• Projected year-2 tax: $8,764 · $730/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 3/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,156
• − Mortgage interest: −$16,799
• − Property taxes: −$8,764
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,813
• − Management: −$2,813
• − HOA: −$516
• − Depreciation: −$8,724
• Taxable loss: −$6,772
• Est. tax savings @ 24.0%: +$1,625
• After-tax cash flow: $-253/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 · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $10,600–$31,800 screening

This move-in-ready home offers a good condition with a good condition score of 75. It is in need of some cosmetic updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Rosa Parks El F TX #3,470/4,322 Nat'l #32,906/41,679 Middle Lake Olympia Middle F TX #1,279/1,662 Nat'l #10,474/14,009 High Hightower H S F TX #1,002/1,632 Nat'l #10,121/17,239

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

C Composite livability gradescore 62/100

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 · 1,004,526 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: 2% of renters

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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 0.61)
• 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%

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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: ▼ -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

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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

• HOA & community: Principal Management associationAnnual association fee of $510

Exterior

• Parking: Attached garage2 garage spaces
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2022Slab foundationComposition roof
• Construction: Brick, cement siding, and stone exterior
• Exterior features: Subdivision lotConcrete road surface

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowave
• Bedrooms: Primary bedroom (Second level)Three additional bedrooms (Second level)
• Bathrooms: 2 full baths1 half bath
• Heating & cooling: Central heating (Gas)Central electric air conditioning
• Interior features: Breakfast barDouble vanityKitchen/family room comboPrimary bedroom with bathPantrySeparate showerTub with showerVanity
• Laundry & utility: Washer hookupElectric dryer hookupUtility room (Second level)

Price history

-15.1% since first listed

17 events — show timeline

• 2026-06-19 Listing Removed — HARMLS
• 2026-06-19 Listed $299,900 HARMLS
• 2026-02-13 Price Changed $345,000 HARMLS
• 2026-01-13 Price Changed $379,900 HARMLS
• 2025-10-22 Listed $399,000 HARMLS
• 2025-09-30 Listing Removed — HARMLS
• 2025-06-30 Listed $399,950 HARMLS
• 2022-07-29 Sold (MLS) — HARMLS
• 2022-07-11 Pending — HARMLS
• 2022-06-13 Price Changed $361,990 HARMLS
• 2022-06-08 Listed $377,235 HARMLS
• 2022-06-08 Listing Removed — HARMLS
• 2022-05-17 Price Changed $377,235 HARMLS
• 2022-03-14 Price Changed $370,335 HARMLS
• 2022-03-07 Price Changed $365,335 HARMLS
• 2022-03-03 Price Changed $360,335 HARMLS
• 2022-02-18 Listed $353,235 HARMLS

Property tax history

+148.6%/yr

Latest (2025): $8,764 · -0.1% YoY. Source: county tax records.