3007 Creekview Dr · Missouri City, TX 77459

$199,000

3 bd · 2.0 ba · 1,528 sqft · Townhouse public records · 21 Days on market

Built 1984 1,634 sqft lot Est $219k · 9% under $109/mo HOA · 5% 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 +18.0/30.0
• ARV discount +11.5/15.0
• 1% rule +6.0/10.0
• DSCR +5.6/10.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic investment property in rarely listed Meadow Creek town home community! Recently added new flooring and professionally cleaned carpeting make this a turnkey property. Huge master bedroom upstairs near second bedroom with high ceilings and a privacy bedroom downstairs. 2 Full baths and large kitchen and living areas downstairs with a wood burning fireplace make for an inviting gathering space. Utility room down stairs with room for full size washer and dryer. Private patio area leads to a 2 car detached garage with alley access. The community tennis courts and pool are very close as is a large green space where you can play. * Room measurements are approximate; double check"

Key facts

• Alley access
• Community pool
• Private patio

Tags

• KITCHEN APPLIANCES REPLACED
• WOOD LAMINATE FLOORING
• PRIVATE PATIO
• COMMUNITY TENNIS COURTS
• COMMUNITY POOL
• ALLEY ACCESS

Property features AI

Finance

• Other: Association pool available
• HOA & community: Meadowcreek Association; Association amenities include pool and tennis courts; Annual association fee; Association fee covers common areas, grounds maintenance, sewer, trash, and water

Exterior

• Parking: Detached garage with garage door opener; Additional parking available; Has garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories; Faces south; Full ownership
• Construction: Built in 1984; Brick and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Deck; Patio

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Free-standing range; Microwave; Oven; Disposal; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on second floor (17 x 13); Bedroom on first floor (12 x 11); Total rooms: 6 (includes living, kitchen, game room, utility)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: High ceilings; Kitchen/family room combo; Kitchen/dining combo; Pantry; Tub with shower; Ceiling fans; Loft; Wood-burning fireplace (1)
• Laundry & utility: Washer and dryer included; Laundry located in utility room; Utility room on first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Zoned schools: Quail Valley El (math 27% / reading 42%, grade F, #1,995 of 4,322 statewide, top 50%, 564 students, 64% FRL); Quail Valley Middle (math 55% / reading 57%, grade B-, #234 of 1,662 statewide, top 14%, 1,043 students, 45% FRL) — zoned schools average 55% FRL vs 35% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 1215 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 21 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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

• 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 $196,015 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $218,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2608 Princess Ln	0.28mi	2/2.0 (-1)	1,523 (-0%)	13mo	$185,000	$121	70
2819 Camelot Ln	0.25mi	2/2.0 (-1)	1,422 (-7%)	3mo	$120,000	$84	69
38 Pinehurst Ln	0.69mi	3/2.0	1,508 (-1%)	2mo	$235,000	$156	64
2346 Bermuda Shores Dr	0.44mi	2/2.5 (-1)	1,642 (+8%)	2mo	$180,000	$110	58
10 Wellington Ct	0.60mi	3/2.0	1,552 (+2%)	15mo	$242,500	$156	56
36 Wellington Ct	0.59mi	3/2.0	1,496 (-2%)	19mo	$239,000	$160	53
2803 Camelot Ln	0.27mi	2/2.0 (-1)	1,678 (+10%)	16mo	$179,999	$107	53
14 Windsor Ct	0.51mi	3/2.0	1,654 (+8%)	12mo	$225,000	$136	52
2913 Nottingham Dr	0.24mi	2/2.0 (-1)	1,678 (+10%)	18mo	$240,000	$143	52
20 W Baron Ln	0.66mi	3/2.0	1,478 (-3%)	14mo	$219,000	$148	52
2358 Bermuda Shores Dr	0.44mi	2/2.5 (-1)	1,642 (+8%)	14mo	$234,999	$143	48
3310 Palm Desert Ln	0.39mi	2/2.0 (-1)	1,748 (+14%)	17mo	$217,000	$124	39

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

Projected returns pro-forma

-1.67% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.71×
• Total profit: $-16,379
• Equity at exit: $41,736

10-year hold

• IRR: -3.5%
• Equity multiple: 0.74×
• Total profit: $-14,326
• Equity at exit: $38,658

Cash invested: $55,720 (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 77459

• Home prices YoY: -0.8%
• Rents YoY: -0.1%
• Active inventory: 1215
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$331 /mo · $3,975/yr
• Insurance: −$83
• HOA: −$109
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $170

Break-even live

Break-even rent $1,983

Max offer price $199,000

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 Bermuda Dunes Dr Missouri City, TX	3.0	2.5	2100	$2,200	$1.05	24d	1	0.43mi
22 Chapparal Ct Missouri City, TX	3.0	2.0	1504	$2,000	$1.33	43d	1	0.55mi
3327 Shady Glen Ln Missouri City, TX	4.0	2.5	2232	$2,250	$1.01	12d	1	0.66mi
2608 Grand Plantation Ct Missouri City, TX	3.0	2.0	2150	$2,450	$1.14	12d	1	1.08mi
1919 Doliver Cir Missouri City, TX	3.0	2.0	1515	$2,000	$1.32	43d	1	1.12mi
1800 FM 1092 Rd Missouri City, TX	1.0–3.0	1.0–2.0	889	$1,774	$2.00	2d	31	1.18mi
1547 Revolution Way Missouri City, TX	3.0	3.0	1680	$2,300	$1.37	12d	1	1.18mi
3611 Duncaster Dr Missouri City, TX	3.0	2.5	1926	$2,100	$1.09	19d	1	1.23mi
2026 Summer Place Dr Missouri City, TX	3.0	2.0	1837	$1,861	$1.01	20d	1	1.26mi
1620 Good Day Dr Missouri City, TX	3.0	3.0	1364	$1,790	$1.31	43d	1	1.29mi
1420 Revolution Way Missouri City, TX	3.0	2.5	1649	$2,250	$1.36	43d	1	1.30mi
1806 Courtside Place Dr Missouri City, TX	4.0	2.5	1974	$1,915	$0.97	12d	1	1.43mi

HOA detail

• Monthly dues: $109 · $1,308/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $199,000 Active 21 DOM
2. 2026-06-17
   days on market $199,000 Active 20 DOM
3. 2026-06-16
   days on market $199,000 Active 19 DOM
4. 2026-06-15
   days on market $199,000 Active 18 DOM
5. 2026-06-13
   days on market $199,000 Active 16 DOM
6. 2026-06-09
   days on market $199,000 Active 12 DOM
7. 2026-06-08
   days on market $199,000 Active 11 DOM
8. 2026-06-07
   days on market $199,000 Active 10 DOM
9. 2026-06-04
   days on market $199,000 Active 7 DOM
10. 2026-06-03
    days on market $199,000 Active 6 DOM
11. 2026-06-02
    days on market $199,000 Active 5 DOM
12. 2026-06-01
    days on market $199,000 Active 4 DOM
13. 2026-05-31
    days on market $199,000 Active 3 DOM
14. 2026-05-28
    listed $199,000 Active
15. 2019-04-12
    soldstatus Sold 696-char remark

    Show marketing remark (696 chars)

    Fantastic investment property in rarely listed Meadow Creek town home community! Recently added new flooring and professionally cleaned carpeting make this a turnkey property. Huge master bedroom upstairs near second bedroom with high ceilings and a privacy bedroom downstairs. 2 Full baths and large kitchen and living areas downstairs with a wood burning fireplace make for an inviting gathering space. Utility room down stairs with room for full size washer and dryer. Private patio area leads to a 2 car detached garage with alley access. The community tennis courts and pool are very close as is a large green space where you can play. * Room measurements are approximate; double check"

16. 2019-04-12
    soldstatus

    Show marketing remark (696 chars)

    Fantastic investment property in rarely listed Meadow Creek town home community! Recently added new flooring and professionally cleaned carpeting make this a turnkey property. Huge master bedroom upstairs near second bedroom with high ceilings and a privacy bedroom downstairs. 2 Full baths and large kitchen and living areas downstairs with a wood burning fireplace make for an inviting gathering space. Utility room down stairs with room for full size washer and dryer. Private patio area leads to a 2 car detached garage with alley access. The community tennis courts and pool are very close as is a large green space where you can play. * Room measurements are approximate; double check"

17. 2019-04-06
    status Pending 696-char remark

    Show marketing remark (696 chars)

    Fantastic investment property in rarely listed Meadow Creek town home community! Recently added new flooring and professionally cleaned carpeting make this a turnkey property. Huge master bedroom upstairs near second bedroom with high ceilings and a privacy bedroom downstairs. 2 Full baths and large kitchen and living areas downstairs with a wood burning fireplace make for an inviting gathering space. Utility room down stairs with room for full size washer and dryer. Private patio area leads to a 2 car detached garage with alley access. The community tennis courts and pool are very close as is a large green space where you can play. * Room measurements are approximate; double check"

18. 2019-03-25
    status Option Pending 696-char remark

    Show marketing remark (696 chars)

    Fantastic investment property in rarely listed Meadow Creek town home community! Recently added new flooring and professionally cleaned carpeting make this a turnkey property. Huge master bedroom upstairs near second bedroom with high ceilings and a privacy bedroom downstairs. 2 Full baths and large kitchen and living areas downstairs with a wood burning fireplace make for an inviting gathering space. Utility room down stairs with room for full size washer and dryer. Private patio area leads to a 2 car detached garage with alley access. The community tennis courts and pool are very close as is a large green space where you can play. * Room measurements are approximate; double check"

19. 2019-03-17
    listed $120,000 Active 696-char remark

    Show marketing remark (696 chars)

    Fantastic investment property in rarely listed Meadow Creek town home community! Recently added new flooring and professionally cleaned carpeting make this a turnkey property. Huge master bedroom upstairs near second bedroom with high ceilings and a privacy bedroom downstairs. 2 Full baths and large kitchen and living areas downstairs with a wood burning fireplace make for an inviting gathering space. Utility room down stairs with room for full size washer and dryer. Private patio area leads to a 2 car detached garage with alley access. The community tennis courts and pool are very close as is a large green space where you can play. * Room measurements are approximate; double check"

ⓘ 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: $3,975 · $331/mo
• Projected year-2 tax: $3,975 · $331/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: $26,379
• − Mortgage interest: −$11,147
• − Property taxes: −$3,975
• − Insurance: −$995
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − HOA: −$1,308
• − Depreciation: −$5,789
• Taxable loss: −$1,056
• Est. tax savings @ 24.0%: +$253
• After-tax cash flow: $2,292/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
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 84,221
• Household income: $129,151
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 1004.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 34% Black 26% Asian 22% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 73% English-only · Other Asian/Pacific 8% Spanish 7% Other Indo-European 5%

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: ▼ -1.67%
• Current HPI: 212.3573
• Rent YoY: ▼ -0.15%
• 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

+65.8% since first listed

6 events — show timeline

• 2026-05-28 Listed $199,000 HARMLS
• 2019-04-12 Sold (Public Records) — Public Records
• 2019-04-12 Sold (MLS) — HARMLS
• 2019-04-06 Pending — HARMLS
• 2019-03-25 Pending — HARMLS
• 2019-03-17 Listed $120,000 HARMLS

Property tax history

+4.8%/yr

Latest (2025): $3,975 · -1.6% YoY. Source: county tax records.