Is 1025 Sunlit Cir in Brookshire, TX a good investment?

CashFlowRE grades it F with a 4.1% cap rate and $-669/mo modeled cash flow at a $284,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1025 Sunlit Cir?

The modeled cap rate is 4.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,444/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 27.46

Why this score? — see what drove the F 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 +7.5/15.0
Cash flow +6.1/30.0
Condition / age +4.0/5.0
Livability +3.1/5.0
Rent growth +2.2/5.0
Schools +2.2/10.0
1% rule +1.8/10.0
DSCR +0.5/10.0
Appreciation +0.0/10.0

$284,990

1025 Sunlit Cir · Brookshire, TX 77423

4 bd · 2.5 ba · 2,717 sqft · SingleFamily · 5 Days on market

Built 2026 Good condition Garage $100/mo HOA · 4% of rent

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

Listing remarks MLS

Step into this spacious home and pass by the flex room and two-car garage before entering the open kitchen, dining area, and family room. Just off the kitchen are the laundry room and powder bath, while the primary bedroom with a primary bath and walk-in closet is located on the opposite end. A covered patio is accessible from the dining area. Upstairs, a generous loft connects three additional bedrooms-each with a walk-in closet-and a shared bath. The loft also includes an extra storage closet for added convenience.

Key facts

En suite bathroom
Large island
Walk in closet

What this means for you Summary

Snapshot

This is a 4-bed/2.5-bath single-family listed at $285k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-669 ($-8k/yr) — negative.
To cash-flow at today's rent, offer at most $265k (7.0% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (14.2% below list).
Recommended offer: $244k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

Location reads 62/100 on livability (#960 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
Royal ISD (rural): math 23% / reading 23% proficiency, ranked #744 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
Zoned schools: Royal El (math 27% / reading 20%, grade F, #3,247 of 4,322 statewide, top 76%, 762 students, 78% FRL); Royal J H (math 22% / reading 23%, grade F, #1,341 of 1,662 statewide, top 82%, 593 students, 73% FRL); Royal H S (math 17% / reading 26%, grade F, #1,377 of 1,632 statewide, top 85%, 842 students, 71% FRL) — zoned schools at 74% FRL track the district average.
Market conditions: Rents soft (-1.0%/yr); 1235 active listings in the ZIP; solid renter incomes; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).
This rent runs 35% of the median local income ($84k/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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
2 sale attempts 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.

Recommended offer $244,432 (14.2% below list)

Questions for the listing agent

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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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?
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.
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.
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: 0.68% ✗
Cap rate: 4.07%
Cash-on-cash: -7.93%
DSCR: 0.65
GRM: 12.3

CMA / ARV

ARV (median comp): $361,790
List price: $284,990
Delta: -19.85%
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
1044 Star Skye Dr	0.16mi	4/2.5	2,717 (0%)	0mo	$381,290	$140	92
2020 Blue Mar Dr	0.24mi	4/3.0	2,744 (+1%)	0mo	$374,990	$137	84
2025 Blue Mar Dr	0.24mi	4/3.5	2,674 (-2%)	2mo	$476,389	$178	81
1001 Sunlit Cir	0.06mi	4/2.5	2,406 (-11%)	1mo	$363,540	$151	77
4033 Sun Burst Ln	0.37mi	4/3.5	2,778 (+2%)	1mo	$387,990	$140	74
2024 Blue Mar Dr	0.24mi	4/3.5	2,900 (+7%)	0mo	$532,132	$183	73
4017 Sun Burst Ln	0.41mi	4/3.5	2,782 (+2%)	1mo	$392,990	$141	72
4009 Sun Burst Ln	0.43mi	4/3.5	2,778 (+2%)	1mo	$386,990	$139	72
2084 Blue Mar Dr	0.23mi	4/3.0	2,428 (-11%)	1mo	$469,997	$194	69
2061 Sunflower View St	0.38mi	4/3.5	2,872 (+6%)	1mo	$393,990	$137	68
4032 Sun Burst Ln	0.39mi	4/3.5	2,872 (+6%)	0mo	$394,990	$138	68
2125 Sunflower View St	0.45mi	5/3.5 (+1)	2,837 (+4%)	2mo	$397,990	$140	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 · 0.0% rent growth · sell at horizon

5-year hold

IRR: -33.7%
Equity multiple: -0.07×
Total profit: $-108,315
Equity at exit: $53,944

10-year hold

IRR: -65.5%
Equity multiple: -0.74×
Total profit: $-176,488
Equity at exit: $31,281

Cash invested: $101,301 (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: 97 active · 30 under contract
Months of supply: 16.6 mo (6%/mo absorbed)
Median asking: $370,990 ($148/sqft)
Median days on market: 157 d
This list price: 4% of active listings are priced below it
ARV vs active asking: -10.2% vs current asking $/sqft

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

ZIP-level market 77423

Rents YoY: -1.0%
Active inventory: 1235
Price-to-rent: 9.7×

Monthly cashflow live

Estimated rent: $2,444 medium interval (Pro) →
Mortgage (P&I): −$1,897
Tax est. 1.5%: −$452 /mo · $5,427/yr
Insurance: −$151
HOA: −$100
Lot rent: −$0
Vacancy / Maint / Mgmt: −$513
Net cashflow: $-669

Break-even live

Break-even rent $3,291

Max offer price $264,950

Occupancy floor —

Sensitivity live

Price	-10% $-419	-5% $-544	+0% $-669	+5% $-794	+10% $-919
Rent	-10% $-862	-5% $-766	+0% $-669	+5% $-573	+10% $-476
Rate	-1.0pp $-487	-0.5pp $-577	base $-669	+0.5pp $-763	+1.0pp $-858

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: $90,448
Closing costs: $10,854
Club membership (one-time): —
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.

Property features AI

Finance

Other: New construction home with builder warranty (builder: Starlight Homes)
HOA & community: Association: Grand ManorsAnnual association fee of $1,200

Exterior

Parking: Attached garage2 garage spaces
Security: Smoke detector(s)
Utilities: Public waterPublic sewer
Home design: Residential propertyNew constructionFull ownershipSlab foundationComposition roofBuilt in 2026
Construction: Brick constructionBuilt by Starlight Homes
Exterior features: DeckPatioFully fenced backyardFence (back yard)Subdivision settingConcrete road access

Interior

Kitchen: DishwasherDisposalGas ovenGas rangeMicrowaveRefrigerator
Bedrooms: Primary bedroom on the first floorAdditional bedrooms on the second floor
Flooring: CarpetPlankVinyl
Bathrooms: 2 full bathrooms1 half bathroom
Heating & cooling: Central heating (electric)Central air (electric)
Interior features: Breakfast barGranite countersHigh ceilingsKitchen islandKitchen/family room comboBath in primary bedroomPantrySelf-closing cabinet doors and drawersTub/showerKitchen/dining comboLoftProgrammable thermostatLow emissivity windows
Laundry & utility: Washer hookupGas dryer hookupWasherDryer

Listing history 50 events

2026-08-08

days on market $284,990 Active 5 DOM
2026-08-06

pricedays on market $284,990 Active 3 DOM
2026-08-05

days on market $289,990 Active 2 DOM
2026-08-03

days on marketlisting id $289,990 Active 1 DOM
2026-07-31

days on market $289,990 Active 95 DOM
2026-07-30

days on market $289,990 Active 93 DOM
2026-07-28

pricedays on market $289,990 Active 92 DOM

Show marketing remark (522 chars)

Step into this spacious home and pass by the flex room and two-car garage before entering the open kitchen, dining area, and family room. Just off the kitchen are the laundry room and powder bath, while the primary bedroom with a primary bath and walk-in closet is located on the opposite end. A covered patio is accessible from the dining area. Upstairs, a generous loft connects three additional bedrooms-each with a walk-in closet-and a shared bath. The loft also includes an extra storage closet for added convenience.
2026-07-26

days on market $299,990 Active 90 DOM
2026-07-24

days on market $299,990 Active 88 DOM
2026-07-23

days on market $299,990 Active 87 DOM
2026-07-22

days on market $299,990 Active 86 DOM
2026-07-21

pricedays on market $299,990 Active 85 DOM

Show marketing remark (522 chars)

Step into this spacious home and pass by the flex room and two-car garage before entering the open kitchen, dining area, and family room. Just off the kitchen are the laundry room and powder bath, while the primary bedroom with a primary bath and walk-in closet is located on the opposite end. A covered patio is accessible from the dining area. Upstairs, a generous loft connects three additional bedrooms-each with a walk-in closet-and a shared bath. The loft also includes an extra storage closet for added convenience.
2026-07-20

days on market $294,990 Active 84 DOM
2026-07-18

days on market $294,990 Active 82 DOM
2026-07-18

days on market $294,990 Active 81 DOM
2026-07-16

days on market $294,990 Active 80 DOM
2026-07-15

days on market $294,990 Active 79 DOM
2026-07-14

days on market $294,990 Active 78 DOM

Show marketing remark (522 chars)

Step into this spacious home and pass by the flex room and two-car garage before entering the open kitchen, dining area, and family room. Just off the kitchen are the laundry room and powder bath, while the primary bedroom with a primary bath and walk-in closet is located on the opposite end. A covered patio is accessible from the dining area. Upstairs, a generous loft connects three additional bedrooms-each with a walk-in closet-and a shared bath. The loft also includes an extra storage closet for added convenience.
2026-07-14

price $294,990 Active 77 DOM

Show marketing remark (522 chars)

Step into this spacious home and pass by the flex room and two-car garage before entering the open kitchen, dining area, and family room. Just off the kitchen are the laundry room and powder bath, while the primary bedroom with a primary bath and walk-in closet is located on the opposite end. A covered patio is accessible from the dining area. Upstairs, a generous loft connects three additional bedrooms-each with a walk-in closet-and a shared bath. The loft also includes an extra storage closet for added convenience.
2026-07-13

days on market $284,990 Active 77 DOM
2026-07-13

days on market $284,990 Active 76 DOM
2026-07-11

days on market $284,990 Active 75 DOM
2026-07-10

days on market $284,990 Active 74 DOM
2026-07-09

days on market $284,990 Active 73 DOM
2026-07-07

days on market $284,990 Active 71 DOM
2026-07-06

days on market $284,990 Active 70 DOM
2026-07-06

days on market $284,990 Active 69 DOM
2026-07-05

days on market $284,990 Active 68 DOM
2026-07-03

days on market $284,990 Active 67 DOM
2026-07-02

days on market $284,990 Active 66 DOM
2026-07-01

days on market $284,990 Active 65 DOM
2026-06-30

days on market $284,990 Active 64 DOM
2026-06-29

days on market $284,990 Active 63 DOM
2026-06-28

days on market $284,990 Active 62 DOM
2026-06-27

days on market $284,990 Active 61 DOM
2026-06-26

days on market $284,990 Active 60 DOM
2026-06-24

days on market $284,990 Active 58 DOM
2026-06-22

days on market $284,990 Active 56 DOM
2026-06-21

days on market $284,990 Active 55 DOM
2026-06-18

days on market $284,990 Active 52 DOM
2026-06-17

days on market $284,990 Active 51 DOM
2026-06-16

days on market $284,990 Active 50 DOM
2026-06-15

days on market $284,990 Active 49 DOM
2026-06-13

days on market $284,990 Active 47 DOM
2026-06-10

days on market $284,990 Active 43 DOM
2026-06-08

days on market $284,990 Active 42 DOM
2026-06-07

days on market $284,990 Active 41 DOM
2026-06-04

days on market $284,990 Active 38 DOM
2026-06-03

days on market $284,990 Active 37 DOM
2026-06-02

days on market $284,990 Active 36 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $29,332
− Mortgage interest: −$20,266
− Property taxes: −$5,427
− Insurance: −$1,809
− Repairs & maintenance: −$2,347
− Management: −$2,347
− HOA: −$1,200
− Depreciation: −$10,525
Taxable loss: −$14,588

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$3,501
After-tax cash flow: $-4,530/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 · 2 photos

Good 80/100 None rehab

This brand new two-story home with a first-floor primary suite is in excellent condition and ready for move-in. Minor updates like painting and landscaping can further enhance its value.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Royal El F TX #3,247/4,322 Nat'l #31,549/41,679 Middle Royal J H F TX #1,341/1,662 Nat'l #11,105/14,009 High Royal H S F TX #1,377/1,632 Nat'l #13,899/17,239

Schools (NCES district)

District: Royal ISD
NCES district ID: 4838190
Math proficiency: 23% ▼ -11.00%
Reading proficiency: 23% ▼ -6.00%
Median HH income: $41,059
Composite: 19.55/100
National rank: #8760
State rank: #744 of 826 in TX

C Composite livability gradescore 62/100

Livability — Brookshire

Score: 62/100
State rank: #960
US rank: #17059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Waller County · 60,772 people
Metro: Houston-The Woodlands-Sugar Land, TX
Population (ZIP): 18,767
Household income: $84,490
Rent vs Own: 20.6% rent · 79.4% own
Severe rent burden: 10% of renters

Population outlook (Waller County) Hauer SSP2

Today (2025): 60,772 people
By 2030: 67,616 · +11.3%
By 2040: 82,283 · +35.4%
By 2050: 98,276 · +61.7%
By 2075: 142,860 · +135.1%
By 2100: 175,596 · +188.9%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Diverse neighborhood (Simpson 0.64)
Race & ethnicity: Hispanic / Latino 41% White 41% Black 14% Two or more races 13% Asian 2% Native American 1%
Hispanic origin (detail): Mexican 30% Cuban 2%
Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
Foreign-born: 17% · Canada, China, Dominican Republic
Languages at home: 65% English-only · Spanish 32% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Waller

2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -125.28%
Current HPI: 204.8709
Rent YoY: ▼ -1.01%
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

+3.6% since first listed

6 events — show timeline

2026-08-03 Listed $289,990 HARMLS
2026-07-28 Price Changed $289,990 Zillow
2026-07-21 Price Changed $299,990 Zillow
2026-07-14 Price Changed $294,990 Zillow
2026-06-23 Price Changed $284,990 Zillow
2026-05-08 Listed $279,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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