5006 Wild Bergamot Ct · Pleak, TX 77461

$209,090

3 bd · 2.0 ba · 1,302 sqft · SingleFamily · 20 Days on market

Built 2026 Good condition $161/sqft · 15% below area Est $246k · 15% under $183/mo HOA · 8% of rent ↓ 11% since listing

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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 +16.2/30.0
• ARV discount +14.3/15.0
• 1% rule +5.5/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Beckman Floor Plan - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Adjoining bathroom
• Private corner
• Owner's suite

Tags

• OPEN-CONCEPT LAYOUT
• MULTI-FUNCTIONAL KITCHEN
• OWNER'S SUITE
• ADJOINING BATHROOM
• PRIVATE CORNER
• TWO SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $206k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.8% in Pleak — 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 58/100 on livability (#1,221 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, cost of living A; Watch: employment C-, schools F, amenities F.
• Needville ISD (rural): math 55% / reading 55% proficiency, ranked #95 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 337 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 20 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

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 $205,953 (1.5% below list)

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 F-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: 1.05% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 7.9

CMA / ARV

• ARV (median comp): $246,490
• List price: $209,090
• Delta: -15.17%
• 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
5006 Wild Bergamot Ct	0.00mi	3/2.0	1,302 (0%)	1mo	$209,090	$161	99
5014 Wild Bergamot Ct	0.03mi	3/2.0	1,302 (0%)	1mo	$200,090	$154	98
5026 Palamedes Swallowtail Ln	0.07mi	3/2.0	1,311 (+1%)	1mo	$192,991	$147	95
5030 Palamedes Swallowtail Ln	0.07mi	3/2.0	1,451 (+11%)	1mo	$236,790	$163	77
5022 Palamedes Swallowtail Ln	0.07mi	3/2.0	1,451 (+11%)	2mo	$279,990	$193	76
5039 Palamedes Swallowtail Ln	0.09mi	3/2.0	1,461 (+12%)	2mo	$223,040	$153	74
7603 Barcelona Spgs	0.52mi	3/2.0	1,266 (-3%)	2mo	$252,990	$200	69
7514 Barcelona Spgs	0.55mi	3/2.0	1,266 (-3%)	2mo	$256,990	$203	68
5031 Palamedes Swallowtail Ln	0.09mi	4/2.5 (+1)	1,461 (+12%)	2mo	$281,990	$193	67
7511 Barcelona Spgs	0.49mi	3/2.0	1,411 (+8%)	1mo	$206,991	$147	62
7519 Barcelona Spgs	0.51mi	3/2.0	1,402 (+8%)	2mo	$259,990	$185	62
7510 Barcelona Spgs	0.55mi	3/2.0	1,402 (+8%)	1mo	$203,990	$145	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-26,728
• Equity at exit: $31,176

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-13,659
• Equity at exit: $18,078

Cash invested: $58,545 (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 77461

• Home prices YoY: -22.9%
• Active inventory: 337
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,136/yr
• Insurance: −$87
• HOA: −$183
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $110

Break-even live

Break-even rent $2,061

Max offer price $209,090

Occupancy floor 90%

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: $52,272
• Closing costs: $6,273
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 Pine Meadow Dr Richmond, TX	3.0	2.0	1594	$2,200	$1.38	3d	1	0.44mi

HOA detail

• Monthly dues: $183 · $2,196/yr

Listing history 6 events

1. 2026-05-07
   status Pending 567-char remark

   Show marketing remark (567 chars)

   The Beckman Floor Plan - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

2. 2026-05-04
   price $209,090 567-char remark

   Show marketing remark (567 chars)

   The Beckman Floor Plan - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

3. 2026-04-30
   price $217,440 567-char remark

   Show marketing remark (567 chars)

   The Beckman Floor Plan - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

4. 2026-04-28
   price $224,990 567-char remark

   Show marketing remark (567 chars)

   The Beckman Floor Plan - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

5. 2026-04-20
   price $231,840 567-char remark

   Show marketing remark (567 chars)

   The Beckman Floor Plan - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

6. 2026-04-17
   listed $235,640 Active 567-char remark

   Show marketing remark (567 chars)

   The Beckman Floor Plan - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $26,400
• − Mortgage interest: −$11,712
• − Property taxes: −$3,136
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$2,196
• − Depreciation: −$6,083
• Taxable loss: −$1,997
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $1,800/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 Cosmetic rehab

This single-family home is in good condition with a modern and well-maintained interior and exterior. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen backsplash — Modern backsplash adds visual interest and value
• Resale Bathroom vanity — Upgraded vanity can add value and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen backsplash — Modern backsplash adds visual interest and value ↑
• Resale Bathroom vanity — Upgraded vanity can add value and functionality ↑

ⓘ 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: Needville ISD
• NCES district ID: 4832310
• Math proficiency: 55% ▲ 1.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $62,900
• Composite: 48.17/100
• National rank: #2176
• State rank: #95 of 826 in TX

Livability — Pleak

• Score: 58/100
• State rank: #1221
• US rank: #21321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,397

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: Majority White (50%)
• Race & ethnicity: White 50% Hispanic / Latino 45% Two or more races 18% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 69% English-only · Spanish 28% German/W. Germanic 2%

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: ▼ -96.17%
• Current HPI: 324.3807
• 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

-11.3% since first listed

6 events — show timeline

• 2026-05-07 Pending — HARMLS
• 2026-05-04 Price Changed $209,090 HARMLS
• 2026-04-30 Price Changed $217,440 HARMLS
• 2026-04-28 Price Changed $224,990 HARMLS
• 2026-04-20 Price Changed $231,840 HARMLS
• 2026-04-17 Listed $235,640 HARMLS