1805 Manor Cir · Rosenberg, TX 77471

$234,900

4 bd · 3.0 ba · 2,402 sqft · SingleFamily public records · 3 Days on market

Built 1997 9,713 sqft lot Est $295k · 20% under $50/mo HOA · 2% of rent

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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 +15.0/15.0
• Cash flow +11.2/30.0
• 1% rule +4.8/10.0
• Schools +4.6/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This 5-bedroom, 3.5-bathroom two-story home is situated on a quiet cul-de-sac and features a durable brick and Hardie Plank exterior, an attached 2-car garage, and a rear patio pad. Being sold as-is and needing some TLC, this property represents a fantastic equity-building opportunity with a highly desirable multi-generational layout. The first floor opens to a foyer with a convenient laundry mudroom and a rare main-floor guest bedroom featuring a full en-suite bath. The rear of the main level boasts a spacious open-concept design where the kitchen, equipped with laminate countertops and a mix of stainless and black appliances, flows seamlessly into the dining area and a family room anchore

Key facts

• Rear patio pad
• Open-concept design
• Laminate countertops

Tags

• REAR PATIO PAD
• MAIN-FLOOR GUEST BEDROOM
• FULL EN-SUITE BATH
• OPEN-CONCEPT DESIGN
• LAMINATE COUNTERTOPS
• STAINLESS AND BLACK APPLIANCES

Property features AI

Finance

• Other: Municipal Utility District disclosure available
• HOA & community: Part of Villages of Town Center Owners Association; Annual association fee of $595

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Asphalt road access
• Home design: Residential property; Faces west; Entry on slab foundation
• Construction: Brick construction; Composition roof; Built in 1997; Slab foundation
• Exterior features: Private yard; Subdivision lot

Interior

• Kitchen: Convection oven; Gas oven; Gas range; Microwave; Dishwasher; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Double vanity; Laminate countertops; Separate shower; One fireplace; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (2.2% below list).
• Recommended offer: $219k (6.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.4% in Rosenberg — 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 (#922 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D-, amenities F, commute 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.
• Market conditions: Rents soft (-1.0%/yr); 716 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 38% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $219,064 (6.7% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $295,446
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Moray Dr	0.38mi	4/2.5	2,442 (+2%)	3mo	$270,000	$111	75
4801 E Columbary Dr	0.25mi	5/2.5 (+1)	2,502 (+4%)	2mo	$309,900	$124	72
5121 Alderney Ct	0.45mi	3/2.5 (-1)	2,442 (+2%)	2mo	$275,000	$113	67
1606 Caslyn Dr	0.13mi	4/2.0	2,112 (-12%)	8mo	$299,000	$142	63
1711 Village Court Ln	0.10mi	5/2.5 (+1)	2,669 (+11%)	10mo	$300,000	$112	62
5013 Cotter Ln	0.25mi	4/2.0	2,210 (-8%)	13mo	$298,000	$135	61
4707 E Parma Dr	0.40mi	5/3.0 (+1)	2,594 (+8%)	4mo	$295,000	$114	60
1230 Law Ct	0.58mi	4/2.0	2,317 (-4%)	6mo	$285,000	$123	58
3433 Avenue P	0.71mi	4/2.0	2,478 (+3%)	6mo	$288,000	$116	52
2123 Moss Bluff Lane Ln	0.74mi	4/2.5	2,491 (+4%)	7mo	$313,000	$126	51
1317 Tobola St	0.75mi	4/2.0	2,568 (+7%)	5mo	$160,000	$62	45
1402 Divin Dr	0.47mi	3/2.5 (-1)	2,074 (-14%)	14mo	$289,500	$140	37

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: 0.24×
• Total profit: $-50,299
• Equity at exit: $35,024

10-year hold

• IRR: -30.8%
• Equity multiple: -0.16×
• Total profit: $-76,330
• Equity at exit: $20,310

Cash invested: $65,772 (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 77471

• Home prices YoY: -19.3%
• Rents YoY: -1.0%
• Active inventory: 716
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$525 /mo · $6,301/yr
• Insurance: −$98
• HOA: −$50
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-90

Break-even live

Break-even rent $2,411

Max offer price $219,064

Occupancy floor 99%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5003 E Parma Dr Rosenberg, TX	4.0	3.0	2442	$2,250	$0.92	43d	1	0.45mi
1317 Tobola St Rosenberg, TX	4.0	3.0	2568	$2,995	$1.17	5d	1	0.76mi
2122 Hackberry Bank Ln Rosenberg, TX	3.0	2.0	1620	$1,799	$1.11	3d	1	0.87mi
1803 Cypress Dr Richmond, TX	3.0	2.0	1601	$1,875	$1.17	24d	1	1.11mi
2020 Ward St Rosenberg, TX	3.0	2.0	1748	$1,850	$1.06	43d	1	1.16mi
1308 Wilson Dr Rosenberg, TX	3.0	2.0	1835	$2,171	$1.18	43d	1	1.44mi
7404 Town Center Blvd Rosenberg, TX	3.0	1.0–2.0	1078	$1,989	$1.85	3d	24	1.48mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 4 events

1. 2026-06-18
   days on market $234,900 Active 3 DOM
2. 2026-06-17
   days on market $234,900 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $234,900 Active 1 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: $6,301 · $525/mo
• Projected year-2 tax: $6,301 · $525/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 · 23 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: $27,572
• − Mortgage interest: −$13,158
• − Property taxes: −$6,301
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − HOA: −$600
• − Depreciation: −$6,833
• Taxable loss: −$4,907
• Est. tax savings @ 24.0%: +$1,178
• After-tax cash flow: $102/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: 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 — Rosenberg

• Score: 62/100
• State rank: #922
• US rank: #16414

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosenberg, TX
• County: Fort Bend County · 836,777 people
• City population: 115,151
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 45,325
• Household income: $73,186
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1688.0

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: Hispanic / Latino 56% White 23% Two or more races 21% Black 12% Asian 7%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 57% English-only · Spanish 35% Tagalog/Filipino 2% 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: ▼ -74.06%
• Current HPI: 309.5425
• Rent YoY: ▼ -0.97%
• 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

1 event — show timeline

• 2026-06-15 Listed $234,900 HARMLS

Property tax history

+3.2%/yr

Latest (2025): $6,301 · -6.8% YoY. Source: county tax records.