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2507 Sunlit Meadow Trl
D Composite 43.47
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 +8.5/30.0
  • 1% rule +4.3/10.0
  • Appreciation +4.0/10.0
  • Condition / age +3.8/5.0
  • Livability +3.1/5.0
  • Schools +2.7/10.0
  • DSCR +2.3/10.0
  • Rent growth +2.3/5.0

$299,900

2507 Sunlit Meadow Trl · Fresno, TX 77545
4 bd · 2.5 ba · 2,120 sqft · SingleFamily public records · 97 Days on market
Built 2022 Good condition 5,235 sqft lot Garage $141/sqft · 11% below area Est $338k · 11% under $43/mo HOA · 2% of rent ↓ 15% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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 COUNTERTOPSTILE BACKSPLASHSS APPLIANCESBUILT-IN MICROWAVEDUAL-VANITY BATHWALK-IN CLOSET

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

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 $-266 ($-3k/yr) — negative.
  • To cash-flow at today's rent, offer at most $253k (15.6% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (6.9% below list).
  • Recommended offer: $253k (15.6% 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); 268 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 98d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 35% 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 97 days — a 9% lower offer ($273k) 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 $252,966 (15.6% 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 97 days. Have you received any prior offers? Is the seller open to a 16% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  7. 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?
  8. 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?
  9. 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.
  10. 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.
  11. 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
0.93%
Cap rate
5.23%
Cash-on-cash
-3.80%
DSCR
0.83
GRM
9.0

CMA / ARV

ARV (median comp)
$338,269
List price
$299,900
Delta
-11.34%
Verdict
UNDERPRICED
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%) 2mo $308,990 $146 77
2322 Alcove Foster Ct 0.20mi 4/2.5 2,347 (+11%) 2mo $285,000 $121 71
18542 Athena Flower Dr 0.37mi 4/3.5 2,214 (+4%) 2mo $347,990 $157 70
2419 Alcove Foster Ct 0.21mi 3/2.0 (-1) 1,964 (-7%) 2mo $235,000 $120 70
18518 Athena Flower Dr 0.42mi 4/3.5 2,214 (+4%) 1mo $388,155 $175 68
1927 Vermillion View St 0.55mi 4/2.5 2,215 (+4%) 4mo $277,500 $125 63
2923 Vales Point Dr 0.64mi 4/2.0 2,079 (-2%) 4mo $306,900 $148 62
2022 Wellfleet Xing 0.69mi 4/2.0 2,098 (-1%) 3mo $290,000 $138 61
18538 Athena Flower Dr 0.38mi 3/2.5 (-1) 1,911 (-10%) 1mo $305,990 $160 60
2403 Tall Sequoia Dr 0.41mi 4/2.5 2,340 (+10%) 4mo $332,500 $142 60
2702 Modano Ct 0.43mi 4/2.5 2,392 (+13%) 1mo $299,000 $125 57
2910 Feather Green Trl 0.60mi 3/2.5 (-1) 2,282 (+8%) 1mo $259,000 $113 53

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
-19.1%
Equity multiple
0.28×
Total profit
$-60,444
Equity at exit
$58,512
10-year hold
IRR
-17.9%
Equity multiple
-0.11×
Total profit
$-93,296
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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
46 active · 24 under contract
Months of supply
8.9 mo (11%/mo absorbed)
Median asking
$319,500 ($146/sqft)
Median days on market
73 d
This list price
35% of active listings are priced below it
ARV vs active asking
+9.6% 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
268
Price-to-rent
9.0×

Monthly cashflow live

Estimated rent
$2,792 high interval (Pro) →
Mortgage (P&I)
$1,573
Tax from tax record
$730 /mo · $8,764/yr
Insurance
$125
HOA
$43
Vacancy / Maint / Mgmt
$586
Net cashflow
$-266

Break-even live

Break-even rent $3,128
Max offer price $252,966
Occupancy floor

Sensitivity live

Price -10% $-96 -5% $-181 +0% $-266 +5% $-351 +10% $-435
Rent -10% $-486 -5% $-376 +0% $-266 +5% $-155 +10% $-45
Rate -1.0pp $-115 -0.5pp $-189 base $-266 +0.5pp $-343 +1.0pp $-422

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
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 20 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
2642 Sunlit Meadow Trl Fresno, TX 5.0 3.5 2785 $4,000 $1.44 139d 1 0.14mi
2507 Feather Green Trl Fresno, TX 5.0 2.5 2667 $2,490 $0.93 10d 1 0.33mi
2119 Hawthorne Brook Ln Fresno, TX 3.0 2.0 1584 $1,895 $1.20 48d 1 0.40mi
2026 Acorn Glen Trl Fresno, TX 4.0 2.5 2294 $2,280 $0.99 29d 1 0.49mi
2202 Tannin Trce Fresno, TX 4.0 2.5 2209 $2,231 $1.01 34d 1 0.61mi
3122 Becker Glen St Fresno, TX 3.0 2.0 1597 $1,711 $1.07 74d 1 0.85mi
3234 Dartmouth Field Ln Fresno, TX 4.0 2.5 1718 $1,700 $0.99 24d 1 0.88mi
1926 Lansing Cove Dr Fresno, TX 3.0 2.0 2153 $2,098 $0.97 59d 1 0.95mi
3327 Jib Ct Fresno, TX 3.0 2.0 1780 $2,040 $1.15 35d 1 0.98mi
3106 Presley Jane Ct Missouri City, TX 3.0 2.0 2109 $2,271 $1.08 101d 1 0.99mi
3218 Clayton Terrace Dr Missouri City, TX 4.0 3.0 2278 $2,395 $1.05 115d 1 1.09mi
3314 Dry Creek Dr Missouri City, TX 4.0 3.0 2600 $4,200 $1.62 139d 1 1.14mi
3212 Aldridge Dr Missouri City, TX 4.0 2.5 2489 $2,650 $1.06 116d 1 1.21mi
2707 Troy Dr Missouri City, TX 3.0 2.5 2082 $2,245 $1.08 97d 1 1.22mi
2709 Troy Dr Missouri City, TX 3.0 2.5 2082 $2,245 $1.08 116d 1 1.22mi
3623 Elmwood Dale Dr Fresno, TX 3.0 2.0 1545 $1,765 $1.14 139d 1 1.27mi
3631 Liberty Square Trl Fresno, TX 3.0 2.0 1859 $1,665 $0.90 45d 1 1.34mi
3211 Breckinridge Ct Missouri City, TX 4.0 2.5 2920 $2,550 $0.87 37d 1 1.36mi
2403 Orchard Run Fresno, TX 3.0 2.0 1459 $2,800 $1.92 99d 1 1.43mi
2235 Argos Dr Missouri City, TX 4.0 3.5 2838 $2,550 $0.90 116d 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. 2026-09-24
    days on market $299,900 Active 97 DOM
  2. 2026-09-23
    days on market $299,900 Active 96 DOM
  3. 2026-09-22
    days on market $299,900 Active 95 DOM
  4. 2026-09-21
    days on market $299,900 Active 94 DOM
  5. 2026-09-20
    days on market $299,900 Active 93 DOM
  6. 2026-09-19
    days on market $299,900 Active 92 DOM
  7. 2026-09-18
    days on market $299,900 Active 91 DOM
  8. 2026-09-17
    days on market $299,900 Active 90 DOM
  9. 2026-09-16
    days on market $299,900 Active 89 DOM
  10. 2026-09-15
    days on market $299,900 Active 88 DOM
  11. 2026-09-14
    days on market $299,900 Active 87 DOM
  12. 2026-09-13
    days on market $299,900 Active 86 DOM
  13. 2026-09-12
    days on market $299,900 Active 85 DOM
  14. 2026-09-11
    days on market $299,900 Active 84 DOM
  15. 2026-09-05
    days on market $299,900 Active 78 DOM
  16. 2026-09-04
    days on market $299,900 Active 77 DOM
  17. 2026-08-31
    days on market $299,900 Active 73 DOM
  18. 2026-08-30
    days on market $299,900 Active 72 DOM
  19. 2026-08-29
    days on market $299,900 Active 71 DOM
  20. 2026-08-28
    days on market $299,900 Active 70 DOM
  21. 2026-08-27
    days on market $299,900 Active 69 DOM
  22. 2026-08-25
    days on market $299,900 Active 67 DOM
  23. 2026-08-24
    days on market $299,900 Active 66 DOM
  24. 2026-08-23
    days on market $299,900 Active 65 DOM
  25. 2026-08-22
    days on market $299,900 Active 64 DOM
  26. 2026-08-21
    days on market $299,900 Active 63 DOM
  27. 2026-08-20
    days on market $299,900 Active 62 DOM
  28. 2026-08-19
    days on market $299,900 Active 61 DOM
  29. 2026-08-18
    days on market $299,900 Active 60 DOM
  30. 2026-08-17
    days on market $299,900 Active 59 DOM
  31. 2026-08-16
    days on market $299,900 Active 58 DOM
  32. 2026-08-15
    days on market $299,900 Active 57 DOM
  33. 2026-08-14
    days on market $299,900 Active 56 DOM
  34. 2026-08-13
    days on market $299,900 Active 55 DOM
  35. 2026-08-12
    days on market $299,900 Active 54 DOM
  36. 2026-08-11
    days on market $299,900 Active 53 DOM
  37. 2026-08-10
    days on market $299,900 Active 52 DOM
  38. 2026-08-09
    days on market $299,900 Active 51 DOM
  39. 2026-08-08
    days on market $299,900 Active 50 DOM
  40. 2026-08-06
    days on market $299,900 Active 48 DOM
  41. 2026-08-05
    days on market $299,900 Active 47 DOM
  42. 2026-08-04
    days on market $299,900 Active 46 DOM
  43. 2026-08-03
    days on market $299,900 Active 45 DOM
  44. 2026-07-31
    days on market $299,900 Active 42 DOM
  45. 2026-07-30
    days on market $299,900 Active 40 DOM
  46. 2026-07-28
    days on market $299,900 Active 39 DOM
  47. 2026-07-26
    days on market $299,900 Active 37 DOM
  48. 2026-07-24
    days on market $299,900 Active 35 DOM
  49. 2026-07-23
    days on market $299,900 Active 34 DOM
  50. 2026-07-22
    days on market $299,900 Active 33 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$33,498
− Mortgage interest
−$16,799
− Property taxes
−$8,764
− Insurance
−$1,500
− Repairs & maintenance
−$2,680
− Management
−$2,680
− HOA
−$516
− Depreciation
−$8,724
Taxable loss
−$8,164
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,959
After-tax cash flow
$-1,229/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

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

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.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…