6719 Misty Dale Dr · Houston, TX 77449

$157,500

3 bd · 2.0 ba · 1,367 sqft · SingleFamily public records · 7 Days on market

Built 1984 4,199 sqft lot Est $224k · 30% under $46/mo HOA · 3% of rent

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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 +18.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +5.8/10.0
• Appreciation +4.4/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Multiple offers received, please submit your highest and best by Sunday, 5/10/2026. 3 bedrooms, 2.5 bathrooms plus a 2-car attached garage. Great floorplan! The spacious family room boasts tile flooring, a high ceiling and cozy fireplace with brick surround. Granite countertops and large breakfast bar in the kitchen. All bedrooms are conveniently located upstairs. Private backyard with a patio area. Autumn Run is an established community in the Cy-Fair school district. Community amenities include a swimming pool and tennis courts. Close to dining, shopping, entertainment and medical facilities. Selling as it, owner makes no repairs. Make your showing appointment today!

Key facts

• 4,199 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Lease not considered
• HOA & community: Autumn Run homeowners association; Annual HOA fee of $550 covering recreation facilities; Community pool

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1984; Slab foundation; Composition roof
• Construction: Brick, cement siding, and wood siding exterior
• Exterior features: Subdivision lot; Lot approx. 4,200 sq ft

Interior

• Kitchen: Kitchen on the first floor (approx. 12x10); Includes dishwasher and disposal
• Bedrooms: Primary bedroom on the second floor (approx. 13x14); Two additional bedrooms on the second floor (each approx. 12x12)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Free-standing gas stove fireplace; Dishwasher; Garbage disposal; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Cap rate 7.4% vs local median 3.2% in Houston — 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 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kahla Middle (math 33% / reading 40%, grade F, #786 of 1,662 statewide, top 48%, 1,176 students, 82% FRL); Cypress Springs H S (math 35% / reading 60%, grade D, #583 of 1,632 statewide, top 36%, 2,788 students, 68% FRL) — zoned schools average 75% FRL vs 43% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.9%/yr); 744 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% 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 $157,500

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $224,188
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6719 Misty Dale Dr	0.00mi	3/2.5	1,367 (0%)	0mo	$157,500	$115	98
18319 Willow Moss Dr	0.24mi	3/2.0	1,340 (-2%)	0mo	$220,000	$164	85
6703 Dewcrest Dr	0.06mi	3/2.0	1,238 (-9%)	1mo	$209,000	$169	81
7011 Livery Ln	0.52mi	3/2.0	1,300 (-5%)	2mo	$219,999	$169	66
6843 Drewlaine Fields Ln	0.38mi	3/2.0	1,524 (+12%)	4mo	$200,000	$131	60
6810 Heather Hollow Dr	0.27mi	4/2.0 (+1)	1,176 (-14%)	4mo	$244,000	$207	56
17731 Wild Willow Ln	0.71mi	3/2.0	1,434 (+5%)	5mo	$230,000	$160	55
17911 Poppy Trails Ln	0.59mi	3/2.0	1,505 (+10%)	2mo	$210,000	$140	54
18511 Headland Dr	0.66mi	3/2.0	1,213 (-11%)	3mo	$228,000	$188	48
17702 Poppy Trails Ln	0.74mi	3/2.0	1,510 (+10%)	1mo	$250,000	$166	47
17902 Autumn Hills Dr	0.62mi	3/2.0	1,572 (+15%)	4mo	$229,990	$146	43
18630 Andalusian Dr	0.61mi	2/1.0 (-1)	1,184 (-13%)	1mo	$194,000	$164	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.27% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.78×
• Total profit: $-9,686
• Equity at exit: $35,981

10-year hold

• IRR: -1.6%
• Equity multiple: 0.87×
• Total profit: $-5,527
• Equity at exit: $36,073

Cash invested: $44,100 (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 77449

• Home prices YoY: -0.5%
• Rents YoY: -2.9%
• Active inventory: 744
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$826
• Tax from tax record: −$344 /mo · $4,134/yr
• Insurance: −$66
• HOA: −$46
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $145

Break-even live

Break-even rent $1,623

Max offer price $157,500

Occupancy floor 87%

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18319 Autumn Trails Ln Katy, TX	3.0	2.5	1580	$1,845	$1.17	22d	1	0.27mi
18311 Autumn Trails Ln Katy, TX	3.0	2.0	1538	$1,779	$1.16	7d	1	0.28mi
18531 Lippizaner Dr Cypress, TX	4.0	2.0	1692	$1,799	$1.06	22d	1	0.53mi
18723 Lippizaner Dr Cypress, TX	3.0	2.0	1274	$1,750	$1.37	11d	1	0.57mi
18723 Lippizaner Dr Cypress, TX	3.0	2.0	1274	$1,750	$1.37	7d	1	0.57mi
7323 Livery Ln Cypress, TX	3.0	2.0	1516	$1,780	$1.17	22d	1	0.71mi
17719 Glenpatti Dr Houston, TX	3.0	2.0	1402	$1,669	$1.19	7d	1	0.73mi
17807 Northway Ct Houston, TX	3.0	2.0	1144	$1,700	$1.49	43d	1	0.76mi
6329 Porterway Dr Houston, TX	3.0	2.0	1144	$1,599	$1.40	43d	1	0.82mi
6356 Porterway Dr Houston, TX	3.0	2.0	1144	$1,531	$1.34	24d	1	0.85mi
6316 Porterway Dr Houston, TX	3.0	2.0	1144	$1,581	$1.38	1d	1	0.86mi
6331 Scotchwood Dr Katy, TX	3.0	2.5	1610	$1,681	$1.04	5d	1	0.94mi
7202 Barker Cypress Rd Cypress, TX	1.0–3.0	1.0–2.0	1129	$1,829	$1.62	1d	36	0.96mi
19434 Glenway Falls Dr Katy, TX	3.0	2.0	1326	$1,800	$1.36	43d	1	0.97mi
19442 Elmtree Estates Dr Katy, TX	3.0	2.0	1735	$1,776	$1.02	12d	1	1.03mi
19299 W Little York Rd Unit ACS2 Katy, TX	2.0	2.0	1112	$1,984	$1.78	43d	1	1.05mi
6210 Scotchwood Dr Katy, TX	3.0	2.0	1680	$1,696	$1.01	22d	1	1.06mi
17514 Northfalk Dr Houston, TX	3.0	2.0	1021	$1,620	$1.59	43d	1	1.07mi
19715 Swan Valley Dr Cypress, TX	3.0	2.0	1380	$1,886	$1.37	43d	1	1.17mi
17169 Farm to Market Road 529 Unit SNPS2 Houston, TX	2.0	2.0	1092	$1,790	$1.64	43d	1	1.17mi
6395 Crossway Dr Houston, TX	3.0	2.0	1200	$1,750	$1.46	1d	1	1.18mi
5915 Shining Leaf Ct Katy, TX	4.0	2.0	1742	$1,890	$1.08	43d	1	1.18mi
19203 Canaras Ct Katy, TX	3.0	2.0	1195	$1,750	$1.46	17d	1	1.26mi
19218 Sandelford Dr Katy, TX	3.0	2.0	1195	$1,000	$0.84	2d	1	1.31mi
5843 Kyle Cove Dr Katy, TX	3.0	3.0	1777	$2,010	$1.13	43d	1	1.34mi
19501 W Little York Rd Katy, TX	2.0	2.0	990	$1,250	$1.26	43d	1	1.35mi
19501 W Little York Rd Katy, TX	2.0	2.0	990	$1,250	$1.26	24d	1	1.35mi
19235 Sandelford Dr Katy, TX	3.0	2.0	1330	$1,000	$0.75	7d	1	1.36mi
5906 Grand Colony Dr Katy, TX	2.0–3.0	2.0	1143	$1,720	$1.50	3d	9	1.37mi
19607 Buckland Park Dr Katy, TX	3.0	2.0	1798	$1,965	$1.09	2d	1	1.38mi
6700 Queenston Blvd Unit 6757 Houston, TX	2.0	2.0	1156	$1,418	$1.23	10d	1	1.40mi
6700 Queenston Blvd Unit 422 Houston, TX	2.0	2.0	1156	$1,394	$1.21	7d	1	1.40mi
6700 Queenston Blvd Unit 2112 Houston, TX	2.0	2.0	1156	$1,386	$1.20	2d	1	1.40mi
6700 Queenston Blvd Unit 2047 Houston, TX	2.0	2.0	1156	$1,429	$1.24	11d	1	1.40mi
6700 Queenston Blvd Unit 6737 Houston, TX	2.0	2.0	1267	$1,675	$1.32	43d	1	1.40mi
6700 Queenston Blvd Unit 2162 Houston, TX	2.0	2.0	1156	$1,394	$1.21	5d	1	1.40mi
17169 Spencer Rd Houston, TX	2.0	2.0	1092	$1,790	$1.64	11d	1	1.47mi
19917 Stoney Haven Dr Cypress, TX	2.0	1.5	1060	$1,579	$1.49	43d	1	1.48mi
7850 Maverick Trace Ln Cypress, TX	3.0	3.0	1852	$1,875	$1.01	43d	1	1.49mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: pool

Listing history 19 events

1. 2026-05-14
   status Pending
2. 2026-05-07
   listed $157,500 Active
3. 2026-01-09
   historical
4. 2025-10-21
   price $210,000
5. 2025-07-28
   listed $220,000 Active
6. 2024-05-25
   historical $1,700
7. 2024-05-03
   listed $1,650
8. 2024-05-02
   historical
9. 2024-05-01
   listed $250,000 Active
10. 2015-06-08
    soldstatus
11. 2014-11-04
    soldstatus
12. 2014-04-27
    historical
13. 2014-03-04
    status Pending
14. 2014-02-23
    listed $52,500 Active
15. 2013-06-15
    historical
16. 2013-06-15
    status Active
17. 2013-03-15
    status Pending, Continue to Show
18. 2013-03-01
    status Option Pending
19. 2013-02-24
    listed $40,000 Active

ⓘ 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: $4,134 · $344/mo
• Projected year-2 tax: $4,134 · $344/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 1/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,677
• − Mortgage interest: −$8,822
• − Property taxes: −$4,134
• − Insurance: −$788
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − HOA: −$552
• − Depreciation: −$4,582
• Taxable loss: −$669
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $1,901/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 130,028
• Household income: $87,808
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 3088.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 22% Black 20% White 19% Asian 6%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1% Cuban 4%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 48% English-only · Spanish 40% Other Indo-European 3% Vietnamese 1%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.27%
• Current HPI: 254.6622
• Rent YoY: ▼ -2.86%
• 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

+293.8% since first listed

19 events — show timeline

• 2026-05-14 Pending — HARMLS
• 2026-05-07 Listed $157,500 HARMLS
• 2026-01-09 Listing Removed — HARMLS
• 2025-10-21 Price Changed $210,000 HARMLS
• 2025-07-28 Listed $220,000 HARMLS
• 2024-05-25 Rental Removed $1,700 HARMLS
• 2024-05-03 Listed for Rent $1,650 HARMLS
• 2024-05-02 Listing Removed — HARMLS
• 2024-05-01 Listed $250,000 HARMLS
• 2015-06-08 Sold (Public Records) — Public Records
• 2014-11-04 Sold (Public Records) — Public Records
• 2014-04-27 Listing Removed — HARMLS
• 2014-03-04 Pending — HARMLS
• 2014-02-23 Listed $52,500 HARMLS
• 2013-06-15 Listing Removed — HARMLS
• 2013-06-15 Relisted — HARMLS
• 2013-03-15 Pending — HARMLS
• 2013-03-01 Pending — HARMLS
• 2013-02-24 Listed $40,000 HARMLS

Property tax history

+2.7%/yr

Latest (2025): $4,134 · +0.7% YoY. Source: county tax records.