2211 Ashmont Ct · Missouri City, TX 77489

$249,000

4 bd · 3.0 ba · 2,276 sqft · SingleFamily public records · 20 Days on market

Built 1978 8,346 sqft lot $109/sqft · 8% below area Est $272k · 8% under $15/mo HOA · 1% of rent

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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 +11.9/30.0
• ARV discount +11.3/15.0
• Appreciation +4.7/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Situated on a quiet cul de sac, this lovely 4 bdrm. , 2 1/2 bath home in Meadowcreek features a veranda with a beautiful iron railing. Freshly painted interior, recent carpeting. Wood floors. Huge family room w/ fireplace, wet bar, window shutters. Spacious master with access to veranda. Large front yard & pool sized backyard. Nearby Meadowcreek clubhouse, pool, lighted tennis courts, Quail Valley Public Golf Course, shopping, dining. Fort Bend ISD schools. Make this your family home!

Key facts

• 8,346 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-62 ($-749/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (4.4% below list).
• Recommended offer: $238k (4.4% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.5% in Missouri City — 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 67/100 on livability (#526 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: amenities F, commute F, health & safety F.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 186 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 38% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $350 of equity ($2k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• 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 ($245k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask is 12350% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $237,974 (4.4% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.96% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 8.7

CMA / ARV

• ARV (median comp): $272,083
• List price: $249,000
• Delta: -8.48%
• 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
2119 Bright Meadows Dr	0.26mi	3/2.5 (-1)	2,212 (-3%)	1mo	$300,000	$136	75
2914 Quail Valley East Dr	0.28mi	4/2.5	2,146 (-6%)	2mo	$299,000	$139	73
2503 Ashmont Dr	0.20mi	3/2.0 (-1)	2,139 (-6%)	0mo	$220,000	$103	71
2410 Concord Ter	0.52mi	4/2.5	2,192 (-4%)	3mo	$299,000	$136	65
2818 Eaglerock Cir	0.43mi	4/2.0	2,146 (-6%)	2mo	$289,000	$135	64
2503 Fall Meadow Dr	0.59mi	4/2.0	2,319 (+2%)	2mo	$279,990	$121	64
3131 Quail Valley East Dr	0.13mi	3/2.0 (-1)	1,997 (-12%)	2mo	$289,500	$145	63
2506 Bedrock Ln	0.49mi	3/2.5 (-1)	2,191 (-4%)	4mo	$280,000	$128	61
2134 Hilton Head Dr	0.56mi	4/2.5	2,420 (+6%)	1mo	$259,777	$107	60
3043 Bonney Briar Dr	0.69mi	4/2.5	2,206 (-3%)	1mo	$309,900	$140	60
1906 Poco Dr	0.72mi	3/2.5 (-1)	2,129 (-6%)	3mo	$240,000	$113	47
2063 Greencrest Dr	0.64mi	5/2.5 (+1)	2,593 (+14%)	0mo	$300,000	$116	40

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

Projected returns pro-forma

-0.55% appreciation · 0.34% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.66×
• Total profit: $-23,671
• Equity at exit: $65,516

10-year hold

• IRR: -3.7%
• Equity multiple: 0.66×
• Total profit: $-23,537
• Equity at exit: $73,523

Cash invested: $69,720 (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 77489

• Home prices YoY: -0.2%
• Rents YoY: 0.3%
• Active inventory: 186
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$518 /mo · $6,218/yr
• Insurance: −$104
• HOA: −$15
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-62

Break-even live

Break-even rent $2,459

Max offer price $237,974

Occupancy floor 98%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2307 Hilton Head Dr Missouri City, TX	4.0	2.0	2606	$2,239	$0.86	16d	1	0.55mi
2319 Quail Valley East Dr Missouri City, TX	5.0	3.0	2235	$2,000	$0.89	43d	1	0.69mi
1935 Poco Dr Missouri City, TX	4.0	3.0	2868	$2,326	$0.81	21d	1	0.70mi
2010 Quail Valley East Dr Missouri City, TX	5.0	3.0	2651	$2,695	$1.02	43d	1	0.78mi
2026 Summer Place Dr Missouri City, TX	3.0	2.0	1837	$1,861	$1.01	20d	1	0.81mi
2910 Fawn Ct Missouri City, TX	4.0	2.5	2330	$2,220	$0.95	43d	1	0.84mi
2007 Village Park Dr Missouri City, TX	5.0	2.5	2536	$2,625	$1.04	43d	1	0.89mi
1806 Courtside Place Dr Missouri City, TX	4.0	2.5	1974	$1,915	$0.97	12d	1	0.93mi
2120 Bermuda Dunes Dr Missouri City, TX	3.0	2.5	2100	$2,200	$1.05	24d	1	1.09mi
3618 Quail Meadow Dr Missouri City, TX	3.0	2.0	1618	$1,966	$1.22	43d	1	1.18mi
3327 Shady Glen Ln Missouri City, TX	4.0	2.5	2232	$2,250	$1.01	12d	1	1.18mi
3907 Kiamesha Dr Missouri City, TX	4.0	2.5	2896	$2,750	$0.95	17d	1	1.40mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-18
   days on market $249,000 Active 20 DOM
2. 2026-06-17
   days on market $249,000 Active 19 DOM
3. 2026-06-16
   days on market $249,000 Active 18 DOM
4. 2026-06-15
   days on market $249,000 Active 17 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   statusdays on market $249,000 Active 15 DOM
7. 2026-05-02
   historical
8. 2026-04-21
   status Active
9. 2026-04-16
   historical
10. 2026-04-16
    historical
11. 2024-09-25
    historical $2,000
12. 2024-09-21
    historical $2,000
13. 2024-09-12
    listed $2,000
14. 2024-09-06
    historical $2,050
15. 2024-09-05
    listed $2,050
16. 2024-09-05
    price $2,000
17. 2024-08-24
    price $2,050
18. 2024-08-01
    price $2,100
19. 2024-07-26
    listed $2,200
20. 2015-08-05
    soldstatus
21. 2015-07-31
    soldstatus Sold 495-char remark

    Show marketing remark (495 chars)

    Situated on a quiet cul de sac, this lovely 4 bdrm. , 2 1/2 bath home in Meadowcreek features a veranda with a beautiful iron railing. Freshly painted interior, recent carpeting. Wood floors. Huge family room w/ fireplace, wet bar, window shutters. Spacious master with access to veranda. Large front yard & pool sized backyard. Nearby Meadowcreek clubhouse, pool, lighted tennis courts, Quail Valley Public Golf Course, shopping, dining. Fort Bend ISD schools. Make this your family home!

22. 2015-07-05
    status Pending, Continue to Show 495-char remark

    Show marketing remark (495 chars)

    Situated on a quiet cul de sac, this lovely 4 bdrm. , 2 1/2 bath home in Meadowcreek features a veranda with a beautiful iron railing. Freshly painted interior, recent carpeting. Wood floors. Huge family room w/ fireplace, wet bar, window shutters. Spacious master with access to veranda. Large front yard & pool sized backyard. Nearby Meadowcreek clubhouse, pool, lighted tennis courts, Quail Valley Public Golf Course, shopping, dining. Fort Bend ISD schools. Make this your family home!

23. 2015-06-29
    status Option Pending 495-char remark

    Show marketing remark (495 chars)

    Situated on a quiet cul de sac, this lovely 4 bdrm. , 2 1/2 bath home in Meadowcreek features a veranda with a beautiful iron railing. Freshly painted interior, recent carpeting. Wood floors. Huge family room w/ fireplace, wet bar, window shutters. Spacious master with access to veranda. Large front yard & pool sized backyard. Nearby Meadowcreek clubhouse, pool, lighted tennis courts, Quail Valley Public Golf Course, shopping, dining. Fort Bend ISD schools. Make this your family home!

24. 2015-06-25
    status Active 495-char remark

    Show marketing remark (495 chars)

    Situated on a quiet cul de sac, this lovely 4 bdrm. , 2 1/2 bath home in Meadowcreek features a veranda with a beautiful iron railing. Freshly painted interior, recent carpeting. Wood floors. Huge family room w/ fireplace, wet bar, window shutters. Spacious master with access to veranda. Large front yard & pool sized backyard. Nearby Meadowcreek clubhouse, pool, lighted tennis courts, Quail Valley Public Golf Course, shopping, dining. Fort Bend ISD schools. Make this your family home!

25. 2015-06-02
    status Option Pending 495-char remark

    Show marketing remark (495 chars)

    Situated on a quiet cul de sac, this lovely 4 bdrm. , 2 1/2 bath home in Meadowcreek features a veranda with a beautiful iron railing. Freshly painted interior, recent carpeting. Wood floors. Huge family room w/ fireplace, wet bar, window shutters. Spacious master with access to veranda. Large front yard & pool sized backyard. Nearby Meadowcreek clubhouse, pool, lighted tennis courts, Quail Valley Public Golf Course, shopping, dining. Fort Bend ISD schools. Make this your family home!

26. 2015-05-21
    listed $150,000 Active 495-char remark

    Show marketing remark (495 chars)

    Situated on a quiet cul de sac, this lovely 4 bdrm. , 2 1/2 bath home in Meadowcreek features a veranda with a beautiful iron railing. Freshly painted interior, recent carpeting. Wood floors. Huge family room w/ fireplace, wet bar, window shutters. Spacious master with access to veranda. Large front yard & pool sized backyard. Nearby Meadowcreek clubhouse, pool, lighted tennis courts, Quail Valley Public Golf Course, shopping, dining. Fort Bend ISD schools. Make this your family home!

27. 2005-10-18
    soldstatus

ⓘ 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: $6,218 · $518/mo
• Projected year-2 tax: $6,218 · $518/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 6/10 Major FEMA zone X (unshaded) · 68% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,562
• − Mortgage interest: −$13,948
• − Property taxes: −$6,218
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − HOA: −$180
• − Depreciation: −$7,244
• Taxable loss: −$4,843
• Est. tax savings @ 24.0%: +$1,162
• After-tax cash flow: $413/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: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 of 826 in TX

Livability — Missouri City

• Score: 67/100
• State rank: #526
• US rank: #10308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Missouri City, TX
• County: Fort Bend County · 836,777 people
• City population: 123,513
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 39,292
• Household income: $74,689
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1121.0

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 Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 29% Two or more races 13% White 4% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 22% Vietnamese 1% Other Asian/Pacific 1%

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: ▼ -0.55%
• Current HPI: 288.1306
• Rent YoY: ▲ 0.34%
• 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

-98.7% since first listed

21 events — show timeline

• 2026-05-02 Listing Removed — HARMLS
• 2026-04-21 Relisted — HARMLS
• 2026-04-16 Listing Removed — HARMLS
• 2026-04-16 Coming Soon — HARMLS
• 2024-09-25 Rental Removed $2,000 RENTALBEAST
• 2024-09-21 Rental Removed $2,000 HARMLS
• 2024-09-12 Listed for Rent $2,000 RENTALBEAST
• 2024-09-06 Rental Removed $2,050 RENTALBEAST
• 2024-09-05 Listed for Rent $2,050 RENTALBEAST
• 2024-09-05 Price Changed $2,000 HARMLS
• 2024-08-24 Price Changed $2,050 HARMLS
• 2024-08-01 Price Changed $2,100 HARMLS
• 2024-07-26 Listed for Rent $2,200 HARMLS
• 2015-08-05 Sold (Public Records) — Public Records
• 2015-07-31 Sold (MLS) — HARMLS
• 2015-07-05 Pending — HARMLS
• 2015-06-29 Pending — HARMLS
• 2015-06-25 Relisted — HARMLS
• 2015-06-02 Pending — HARMLS
• 2015-05-21 Listed $150,000 HARMLS
• 2005-10-18 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $6,218 · +1.2% YoY. Source: county tax records.