1025 Sunlit Cir · Pattison, TX 77423

$284,990

4 bd · 2.5 ba · 2,717 sqft · SingleFamily · 55 Days on market

Built 2026 Good condition $100/mo HOA · 4% of rent ↓ 23% since listing

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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 +6.2/30.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• 1% rule +1.8/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

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

Tags

• FIRST FLOOR PRIMARY SUITE
• WALK IN CLOSET
• EN SUITE BATHROOM
• OPEN CONCEPT MAIN LEVEL
• GRANITE COUNTERTOPS
• LARGE ISLAND

Property features AI

Finance

• Other: Municipal Utility District disclosure
• HOA & community: Association: Grand Manors; Annual association fee of $1,200

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Full ownership; Slab foundation; Composition roof; Built in 2026
• Construction: Brick construction; Builder: Starlight Homes; Slab foundation; Composition roof; Year built 2026
• Exterior features: Deck; Patio; Fully fenced backyard; Back yard fencing; Subdivision setting; Concrete road surface

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the first floor (15.5 x 13.5); Bedroom on the second floor (12 x 12); Bedroom on the second floor (13 x 13); Bedroom on the second floor (13 x 12)
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Granite counters; High ceilings; Kitchen island; Kitchen/family room combo; Bath in primary bedroom; Pantry; Self-closing cabinet doors and drawers; Tub with shower; Kitchen/dining combo; Loft; Programmable thermostat; Low emissivity windows
• Laundry & utility: Washer hookup; Gas dryer hookup; Washer; Dryer

🏗️ New construction. The $284,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $350,490.

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 $-632 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (16.0% below list).
• Recommended offer: $239k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#876 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: amenities F, commute F, health & safety 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); 1014 active listings in the ZIP; solid renter incomes; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).
• This rent runs 34% 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 $2k 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

• It's been on market 55 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 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 $239,256 (16.0% 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 55 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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 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: 0.68% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.73%
• DSCR: 0.66
• GRM: 12.2

CMA / ARV

• ARV (median comp): $350,490
• List price: $284,990
• Delta: -18.69%
• 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
1020 Daybreak Dr	0.02mi	4/2.5	2,717 (0%)	1mo	$369,540	$136	98
1184 Sunlit Cir	0.08mi	4/2.5	2,717 (0%)	2mo	$380,290	$140	95
1008 Sunlit Cir	0.05mi	5/3.0 (+1)	2,722 (+0%)	1mo	$375,040	$138	90
1060 Sunlit Cir	0.05mi	5/3.0 (+1)	2,722 (+0%)	1mo	$380,790	$140	89
1116 Sunlit Cir	0.11mi	5/3.0 (+1)	2,722 (+0%)	2mo	$380,790	$140	86
1032 Selene Sky Dr	0.43mi	5/3.0 (+1)	2,733 (+1%)	1mo	$377,990	$138	71
1088 Sunlit Cir	0.09mi	4/2.5	2,338 (-14%)	2mo	$279,990	$120	71
1136 Sunlit Cir	0.12mi	4/2.5	2,338 (-14%)	0mo	$354,490	$152	71
4044 Sun Burst Ln	0.37mi	4/3.5	2,902 (+7%)	0mo	$392,990	$135	67
4013 Sun Burst Ln	0.42mi	5/4.0 (+1)	2,837 (+4%)	0mo	$400,900	$141	62
3041 Duskshine Dr	0.40mi	4/3.0	2,410 (-11%)	1mo	$383,990	$159	60
3036 Avalos Dr	0.55mi	4/3.0	2,410 (-11%)	2mo	$404,990	$168	52

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: -33.3%
• Equity multiple: -0.06×
• Total profit: $-103,963
• Equity at exit: $52,259

10-year hold

• IRR: -64.1%
• Equity multiple: -0.72×
• Total profit: $-169,065
• Equity at exit: $30,304

Cash invested: $98,137 (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 77423

• Rents YoY: -1.0%
• Active inventory: 1014
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,393 medium
• Mortgage (P&I): −$1,838
• Tax est. 1.5%: −$438 /mo · $5,257/yr
• Insurance: −$146
• HOA: −$100
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-632

Break-even live

Break-even rent $3,193

Max offer price $259,034

Occupancy floor —

Sensitivity live

Price	-10% $-390	-5% $-511	+0% $-632	+5% $-753	+10% $-874
Rent	-10% $-821	-5% $-727	+0% $-632	+5% $-538	+10% $-443
Rate	-1.0pp $-456	-0.5pp $-543	base $-632	+0.5pp $-723	+1.0pp $-815

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: $87,622
• Closing costs: $10,515
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 20 events

1. 2026-06-21
   days on market $284,990 Active 55 DOM
2. 2026-06-18
   days on market $284,990 Active 52 DOM
3. 2026-06-17
   days on market $284,990 Active 51 DOM
4. 2026-06-16
   days on market $284,990 Active 50 DOM
5. 2026-06-15
   days on market $284,990 Active 49 DOM
6. 2026-06-13
   days on market $284,990 Active 47 DOM
7. 2026-06-10
   days on market $284,990 Active 43 DOM
8. 2026-06-08
   days on market $284,990 Active 42 DOM
9. 2026-06-07
   days on market $284,990 Active 41 DOM
10. 2026-06-04
    days on market $284,990 Active 38 DOM
11. 2026-06-03
    days on market $284,990 Active 37 DOM
12. 2026-06-02
    days on market $284,990 Active 36 DOM
13. 2026-06-02
    price $284,990 Active 35 DOM
14. 2026-06-01
    days on market $289,990 Active 35 DOM
15. 2026-05-31
    pricedays on market $289,990 Active 34 DOM
16. 2026-05-08
    listed $279,990 Active 522-char remark

    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.

17. 2026-05-04
    price $279,990 947-char remark
18. 2026-05-04
    price $274,990 947-char remark
19. 2026-05-04
    price $371,040 947-char remark
20. 2026-04-27
    listed $370,040 Active 947-char remark

ⓘ 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: $28,711
• − Mortgage interest: −$19,633
• − Property taxes: −$5,257
• − Insurance: −$1,752
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − HOA: −$1,200
• − Depreciation: −$10,196
• Taxable loss: −$13,922
• Est. tax savings @ 24.0%: +$3,341
• After-tax cash flow: $-4,243/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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: 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

Livability — Pattison

• Score: 63/100
• State rank: #876
• US rank: #15789

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

• County: Waller County · 18,767 people
• City population: 18,767
• 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: 20.0

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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-23.0% since first listed

7 events — show timeline

• 2026-06-01 Price Changed $284,990 HARMLS
• 2026-05-30 Price Changed $289,990 HARMLS
• 2026-05-08 Listed $279,990 Zillow
• 2026-05-04 Price Changed $279,990 HARMLS
• 2026-05-04 Price Changed $274,990 HARMLS
• 2026-05-04 Price Changed $371,040 HARMLS
• 2026-04-27 Listed $370,040 HARMLS