DIANA Plan · Iowa Colony, TX 77583

$275,490

3 bd · 2.0 ba · 1,535 sqft · SingleFamily · 477 Days on market

Excellent condition ↓ 8% 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).

• Cash flow +12.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

As you step onto the welcoming front porch of the Diana floor plan, you enter through the foyer and are immediately greeted by an open-concept design that blends comfort and functionality. To your left, a hallway leads to two spacious secondary bedrooms with a shared full bathroom, perfect for family or guests. Moving forward, the heart of the home unfolds into a seamless dining, kitchen, and family room layout. The kitchen is thoughtfully designed with a central island, ample counter space, and a pantry for extra storage. Whether you're preparing meals or entertaining, this space flows effortlessly into the family room, creating a warm and inviting atmosphere. Adjacent to the family room, Bedroom 1 is tucked away for privacy, offering a tranquil retreat. This spacious suite includes a large walk-in closet and an en-suite bath featuring dual vanities and a walk-in shower. The home also boasts a convenient utility room with garage access, making daily routines more efficient. A covered patio at the rear extends your living space outdoors, perfect for relaxing evenings or weekend gatherings. For those seeking additional kitchen functionality, an optional built-in kitchen layout is available. With its thoughtful design and modern features, the Diana plan offers a perfect balance of comfort and style, making it an ideal home for families of all sizes. Designed for both comfort and practicality, the Diana floor plan is an excellent choice for families.

Key facts

• Open-concept design
• Central island
• Ample counter space

Tags

• FRONT PORCH
• OPEN-CONCEPT DESIGN
• CENTRAL ISLAND
• AMPLE COUNTER SPACE
• PANTRY FOR EXTRA STORAGE
• COVERED PATIO

🏗️ New construction. The $275,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,711.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-57 ($-689/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (9.1% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.1% in Iowa Colony — 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 64/100 on livability (#757 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Alvin ISD (suburban): math 39% / reading 48% proficiency, ranked #255 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1445 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 477 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,431 (12.0% 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 477 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $294,711
• List price: $275,490
• Delta: -6.52%
• 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
8951 New Jade Dr	0.17mi	3/2.0	1,561 (+2%)	2mo	$319,900	$205	88
8903 New Jade Dr	0.08mi	3/2.0	1,620 (+6%)	0mo	$327,900	$202	87
8935 New Jade Dr	0.14mi	3/2.0	1,620 (+6%)	2mo	$327,900	$202	83
2415 Imperial Jade Dr	0.01mi	4/2.0 (+1)	1,573 (+2%)	10mo	$249,990	$159	82
8911 New Jade Dr	0.09mi	3/2.0	1,375 (-10%)	0mo	$304,900	$222	78
8918 Ice Quartz Dr	0.19mi	3/2.0	1,620 (+6%)	8mo	$303,900	$188	76
2415 Cherry Ruby Dr	0.01mi	3/2.0	1,396 (-9%)	11mo	$244,490	$175	75
8902 Ice Quartz Dr	0.17mi	3/2.0	1,420 (-8%)	6mo	$290,900	$205	75
9235 Ruth Rd	0.53mi	3/2.0	1,526 (-1%)	0mo	$459,900	$301	74
2558 Green Jasper Dr	0.19mi	3/2.0	1,375 (-10%)	4mo	$299,900	$218	70
2419 Jasper Breeze Dr	0.20mi	3/2.0	1,409 (-8%)	9mo	$277,990	$197	70
2511 Night Emerald Dr	0.70mi	4/2.0 (+1)	1,736 (+13%)	8mo	$292,990	$169	33

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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.30×
• Total profit: $-57,669
• Equity at exit: $43,942

10-year hold

• IRR: -20.8%
• Equity multiple: 0.04×
• Total profit: $-79,305
• Equity at exit: $25,481

Cash invested: $82,519 (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: 39 active · 13 under contract
• Months of supply: 8.7 mo (12%/mo absorbed)
• Median asking: $315,900 ($197/sqft)
• Median days on market: 382 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: -2.4% vs current asking $/sqft

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

ZIP-level market 77583

• Rents YoY: 0.4%
• Active inventory: 1445
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,505 high
• Mortgage (P&I): −$1,545
• Tax est. 1.5%: −$368 /mo · $4,421/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-57

Break-even live

Break-even rent $2,578

Max offer price $286,399

Occupancy floor 97%

Sensitivity live

Price	-10% $146	-5% $44	+0% $-57	+5% $-159	+10% $-261
Rent	-10% $-255	-5% $-156	+0% $-57	+5% $42	+10% $140
Rate	-1.0pp $91	-0.5pp $18	base $-57	+0.5pp $-134	+1.0pp $-211

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: $73,678
• Closing costs: $8,841
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2523 Topaz Hill Ln Iowa Colony, TX	3.0–4.0	2.0–2.5	1857	$2,425	$1.31	16d	1	0.08mi
2510 Green Jasper Dr Iowa Colony, TX	3.0	2.0	1561	$2,225	$1.43	8d	1	0.24mi
9207 Penfield Dr Arcola, TX	3.0	2.5	1866	$2,121	$1.14	0d	1	0.84mi
9518 Peridot Green Dr Rosharon, TX	4.0	2.0	1593	$1,836	$1.15	21d	1	0.96mi
9901 Kilkenny St Iowa Colony, TX	3.0–4.0	2.5	1735	$2,186	$1.26	30d	1	1.31mi
9423 Grand Spark Dr Rosharon, TX	3.0	3.0	1999	$2,600	$1.30	93d	1	1.37mi
8219 House Dr Rosharon, TX	3.0	2.0	1263	$1,970	$1.56	71d	1	1.41mi
8102 Buck Ln Rosharon, TX	3.0	2.0	1409	$2,100	$1.49	93d	1	1.42mi
10203 Karsten Blvd Rosharon, TX	1.0–2.0	1.0–2.0	935	$2,056	$2.20	0d	95	1.47mi

Listing history 39 events

1. 2026-07-13
   days on market $275,490 Active 477 DOM
2. 2026-07-13
   days on market $275,490 Active 476 DOM
3. 2026-07-11
   days on market $275,490 Active 475 DOM
4. 2026-07-10
   days on market $275,490 Active 474 DOM
5. 2026-07-09
   days on market $275,490 Active 473 DOM
6. 2026-07-07
   days on market $275,490 Active 471 DOM
7. 2026-07-06
   days on market $275,490 Active 470 DOM
8. 2026-07-06
   days on market $275,490 Active 469 DOM
9. 2026-07-05
   days on market $275,490 Active 468 DOM
10. 2026-07-03
    days on market $275,490 Active 467 DOM
11. 2026-07-02
    days on market $275,490 Active 466 DOM
12. 2026-07-01
    days on market $275,490 Active 465 DOM
13. 2026-06-30
    days on market $275,490 Active 464 DOM
14. 2026-06-29
    days on market $275,490 Active 463 DOM
15. 2026-06-28
    days on market $275,490 Active 462 DOM
16. 2026-06-27
    days on market $275,490 Active 461 DOM
17. 2026-06-26
    days on market $275,490 Active 460 DOM
18. 2026-06-24
    days on market $275,490 Active 458 DOM
19. 2026-06-22
    days on market $275,490 Active 456 DOM
20. 2026-06-21
    days on market $275,490 Active 455 DOM
21. 2026-06-18
    days on market $275,490 Active 452 DOM
22. 2026-06-17
    days on market $275,490 Active 451 DOM
23. 2026-06-16
    days on market $275,490 Active 450 DOM
24. 2026-06-15
    days on market $275,490 Active 449 DOM
25. 2026-06-13
    days on market $275,490 Active 447 DOM
26. 2026-06-13
    days on market $275,490 Active 446 DOM
27. 2026-06-09
    days on market $275,490 Active 443 DOM
28. 2026-06-08
    days on market $275,490 Active 442 DOM
29. 2026-06-07
    days on market $275,490 Active 441 DOM
30. 2026-06-04
    days on market $275,490 Active 438 DOM
31. 2026-06-03
    days on market $275,490 Active 437 DOM
32. 2026-06-02
    days on market $275,490 Active 436 DOM
33. 2026-06-01
    days on market $275,490 Active 435 DOM
34. 2026-05-31
    days on market $275,490 Active 434 DOM
35. 2025-10-28
    price $275,490 1495-char remark

    Show marketing remark (1495 chars)

    As you step onto the welcoming front porch of the Diana floor plan, you enter through the foyer and are immediately greeted by an open-concept design that blends comfort and functionality. To your left, a hallway leads to two spacious secondary bedrooms with a shared full bathroom, perfect for family or guests. Moving forward, the heart of the home unfolds into a seamless dining, kitchen, and family room layout. The kitchen is thoughtfully designed with a central island, ample counter space, and a pantry for extra storage. Whether you're preparing meals or entertaining, this space flows effortlessly into the family room, creating a warm and inviting atmosphere. Adjacent to the family room, Bedroom 1 is tucked away for privacy, offering a tranquil retreat. This spacious suite includes a large walk-in closet and an en-suite bath featuring dual vanities and a walk-in shower. The home also boasts a convenient utility room with garage access, making daily routines more efficient. A covered patio at the rear extends your living space outdoors, perfect for relaxing evenings or weekend gatherings. For those seeking additional kitchen functionality, an optional built-in kitchen layout is available. With its thoughtful design and modern features, the Diana plan offers a perfect balance of comfort and style, making it an ideal home for families of all sizes. Designed for both comfort and practicality, the Diana floor plan is an excellent choice for families. Schedule a tour today t

36. 2025-05-13
    price $274,990 1495-char remark

    Show marketing remark (1495 chars)

    As you step onto the welcoming front porch of the Diana floor plan, you enter through the foyer and are immediately greeted by an open-concept design that blends comfort and functionality. To your left, a hallway leads to two spacious secondary bedrooms with a shared full bathroom, perfect for family or guests. Moving forward, the heart of the home unfolds into a seamless dining, kitchen, and family room layout. The kitchen is thoughtfully designed with a central island, ample counter space, and a pantry for extra storage. Whether you're preparing meals or entertaining, this space flows effortlessly into the family room, creating a warm and inviting atmosphere. Adjacent to the family room, Bedroom 1 is tucked away for privacy, offering a tranquil retreat. This spacious suite includes a large walk-in closet and an en-suite bath featuring dual vanities and a walk-in shower. The home also boasts a convenient utility room with garage access, making daily routines more efficient. A covered patio at the rear extends your living space outdoors, perfect for relaxing evenings or weekend gatherings. For those seeking additional kitchen functionality, an optional built-in kitchen layout is available. With its thoughtful design and modern features, the Diana plan offers a perfect balance of comfort and style, making it an ideal home for families of all sizes. Designed for both comfort and practicality, the Diana floor plan is an excellent choice for families. Schedule a tour today t

37. 2025-04-09
    price $292,990 1495-char remark

    Show marketing remark (1495 chars)

    As you step onto the welcoming front porch of the Diana floor plan, you enter through the foyer and are immediately greeted by an open-concept design that blends comfort and functionality. To your left, a hallway leads to two spacious secondary bedrooms with a shared full bathroom, perfect for family or guests. Moving forward, the heart of the home unfolds into a seamless dining, kitchen, and family room layout. The kitchen is thoughtfully designed with a central island, ample counter space, and a pantry for extra storage. Whether you're preparing meals or entertaining, this space flows effortlessly into the family room, creating a warm and inviting atmosphere. Adjacent to the family room, Bedroom 1 is tucked away for privacy, offering a tranquil retreat. This spacious suite includes a large walk-in closet and an en-suite bath featuring dual vanities and a walk-in shower. The home also boasts a convenient utility room with garage access, making daily routines more efficient. A covered patio at the rear extends your living space outdoors, perfect for relaxing evenings or weekend gatherings. For those seeking additional kitchen functionality, an optional built-in kitchen layout is available. With its thoughtful design and modern features, the Diana plan offers a perfect balance of comfort and style, making it an ideal home for families of all sizes. Designed for both comfort and practicality, the Diana floor plan is an excellent choice for families. Schedule a tour today t

38. 2025-04-01
    price $302,990 1495-char remark

    Show marketing remark (1495 chars)

    As you step onto the welcoming front porch of the Diana floor plan, you enter through the foyer and are immediately greeted by an open-concept design that blends comfort and functionality. To your left, a hallway leads to two spacious secondary bedrooms with a shared full bathroom, perfect for family or guests. Moving forward, the heart of the home unfolds into a seamless dining, kitchen, and family room layout. The kitchen is thoughtfully designed with a central island, ample counter space, and a pantry for extra storage. Whether you're preparing meals or entertaining, this space flows effortlessly into the family room, creating a warm and inviting atmosphere. Adjacent to the family room, Bedroom 1 is tucked away for privacy, offering a tranquil retreat. This spacious suite includes a large walk-in closet and an en-suite bath featuring dual vanities and a walk-in shower. The home also boasts a convenient utility room with garage access, making daily routines more efficient. A covered patio at the rear extends your living space outdoors, perfect for relaxing evenings or weekend gatherings. For those seeking additional kitchen functionality, an optional built-in kitchen layout is available. With its thoughtful design and modern features, the Diana plan offers a perfect balance of comfort and style, making it an ideal home for families of all sizes. Designed for both comfort and practicality, the Diana floor plan is an excellent choice for families. Schedule a tour today t

39. 2025-03-24
    listed $299,990 Active 1495-char remark

    Show marketing remark (1495 chars)

    As you step onto the welcoming front porch of the Diana floor plan, you enter through the foyer and are immediately greeted by an open-concept design that blends comfort and functionality. To your left, a hallway leads to two spacious secondary bedrooms with a shared full bathroom, perfect for family or guests. Moving forward, the heart of the home unfolds into a seamless dining, kitchen, and family room layout. The kitchen is thoughtfully designed with a central island, ample counter space, and a pantry for extra storage. Whether you're preparing meals or entertaining, this space flows effortlessly into the family room, creating a warm and inviting atmosphere. Adjacent to the family room, Bedroom 1 is tucked away for privacy, offering a tranquil retreat. This spacious suite includes a large walk-in closet and an en-suite bath featuring dual vanities and a walk-in shower. The home also boasts a convenient utility room with garage access, making daily routines more efficient. A covered patio at the rear extends your living space outdoors, perfect for relaxing evenings or weekend gatherings. For those seeking additional kitchen functionality, an optional built-in kitchen layout is available. With its thoughtful design and modern features, the Diana plan offers a perfect balance of comfort and style, making it an ideal home for families of all sizes. Designed for both comfort and practicality, the Diana floor plan is an excellent choice for families. Schedule a tour today t

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

Taxation est. · year 1

• Rental income: $30,064
• − Mortgage interest: −$16,508
• − Property taxes: −$4,421
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − Depreciation: −$8,573
• Taxable loss: −$5,722
• Est. tax savings @ 24.0%: +$1,373
• After-tax cash flow: $684/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

Excellent 95/100 None rehab

This home is in excellent condition with modern updates and a well-maintained exterior. It is move-in ready and would benefit from minor exterior painting and landscaping improvements to further enhance its curb appeal.

Value-add opportunities

• Resale Painting exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more buyers ↑
• Both Add smart home features — Modern technology can increase both resale and rental value ↑

Schools (NCES district)

• District: Alvin ISD
• NCES district ID: 4808090
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $66,740
• Composite: 38.96/100
• National rank: #4080
• State rank: #255 of 826 in TX

C Composite livability gradescore 64/100

Livability — Iowa Colony

• Score: 64/100
• State rank: #757
• US rank: #13904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iowa Colony, TX
• County: Brazoria County · 420,414 people
• City population: 52,747
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,747
• Household income: $119,287
• Rent vs Own: 9.8% rent · 90.2% own

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Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 34% White 20% Two or more races 18% Asian 5%
• Hispanic origin (detail): Mexican 31% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 28% Other Asian/Pacific 2% Vietnamese 1%

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Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.19%
• Current HPI: 198.6559
• Rent YoY: ▲ 0.44%
• 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

Price history

-8.2% since first listed

5 events — show timeline

• 2025-10-28 Price Changed $275,490 Zillow
• 2025-05-13 Price Changed $274,990 Zillow
• 2025-04-09 Price Changed $292,990 Zillow
• 2025-04-01 Price Changed $302,990 Zillow
• 2025-03-24 Listed $299,990 Zillow