19806 Bambiwoods Ct · Atascocita, TX 77346

$275,000

3 bd · 2.0 ba · 2,388 sqft · SingleFamily public records · 37 Days on market

Built 1988 7,474 sqft lot $115/sqft · at area comps Est $282k · at est. $29/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 +9.4/30.0
• ARV discount +8.7/15.0
• Appreciation +4.5/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Impressive 1 story vacant within a month. Large rooms and attractive, spacious floorplan at culdesac. Cannot have CSS scheduled showings until Seller packs for major move and inside photos taken. For now: New tile floors, new paint on walls, ceilings, trim throughout. All new plumbing fixtures, commodes. New rear door, fence, garage opener, programmable thermostat, new 16 SEER A/C and furnace w/ air cleaner (1 yr old). New ductwork 2 yrs old. New fridge, washer, dryer stay. Solar screens.

Key facts

• Breakfast nook
• Formal dining room
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• VERSATILE FLEX ROOM
• BREAKFAST NOOK
• FORMAL DINING ROOM
• LARGE UTILITY ROOM
• BUILT-IN CABINETS

Property features AI

Finance

• HOA & community: Atascocita North homeowners association; Annual HOA fee of $350

Exterior

• Parking: 2-car garage; Driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story entry (all primary living spaces listed on the first floor)
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1988
• Exterior features: Fenced backyard; Located on a cul-de-sac; Subdivision setting; Community pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Garbage disposal; Pantry; Breakfast nook (9x12)
• Bedrooms: Primary bedroom on the first floor (14x19); Bedroom on the first floor (13x10); Bedroom on the first floor (12x12); Total rooms: 11
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom on the first floor
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Breakfast bar; Crown molding; Entrance foyer; Jetted tub; Pots & pan drawers; Pantry; Separate shower; Tub/shower combination; Double vanity; Vanity; Window treatments; Ceiling fans; Wood-burning fireplace; Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room on the first floor (7x12)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (13.2% below list).
• Recommended offer: $239k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% in Atascocita — 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 70/100 on livability (#346 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Humble ISD (urban): math 38% / reading 44% proficiency, ranked #262 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oaks El (math 13% / reading 20%, grade F, #3,946 of 4,322 statewide, top 92%, 602 students, 69% FRL); Timberwood Middle (math 31% / reading 46%, grade F, #704 of 1,662 statewide, top 43%, 1,094 students, 54% FRL); Humble H S (math 15% / reading 31%, grade F, #1,348 of 1,632 statewide, top 83%, 2,867 students, 77% FRL) — zoned schools average 67% FRL vs 32% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-15 pts) — the specific schools serving this property underperform the Humble ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 682 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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

• It's been on market 37 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.
• Current owner paid $106k; list at $275k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,657 (13.2% 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 37 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
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: 0.87% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 9.6

CMA / ARV

• ARV (median comp): $282,448
• List price: $275,000
• Delta: -2.64%
• 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
5606 Timbers Trail Dr	0.24mi	4/2.5 (+1)	2,498 (+5%)	1mo	$255,000	$102	74
5811 Forest Timbers Dr	0.42mi	4/2.5 (+1)	2,292 (-4%)	1mo	$264,500	$115	66
5706 Upper Lake Dr	0.16mi	4/2.5 (+1)	2,667 (+12%)	2mo	$285,000	$107	65
5527 Enchanted Timbers Dr	0.56mi	4/2.5 (+1)	2,348 (-2%)	2mo	$279,900	$119	63
19518 Alinawood Dr	0.34mi	4/2.5 (+1)	2,634 (+10%)	1mo	$265,000	$101	59
19311 Forest Fern Ct	0.57mi	4/2.5 (+1)	2,276 (-5%)	1mo	$299,900	$132	58
19331 Timber Tree Ct	0.66mi	4/2.5 (+1)	2,423 (+2%)	3mo	$299,900	$124	58
19922 Big Timber Dr	0.28mi	4/2.5 (+1)	2,035 (-15%)	1mo	$249,900	$123	55
5726 Green Timbers Dr	0.62mi	4/2.5 (+1)	2,592 (+8%)	1mo	$249,999	$96	49
19303 Timber Tree Ct	0.68mi	4/2.0 (+1)	2,201 (-8%)	2mo	$305,000	$139	48
20215 Glen Burn Ct	0.68mi	4/2.5 (+1)	2,209 (-8%)	0mo	$299,900	$136	48
20923 Lake Park Trl Trl	0.66mi	4/2.0 (+1)	2,056 (-14%)	1mo	$285,000	$139	40

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

Projected returns pro-forma

-0.95% appreciation · 0.09% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.49×
• Total profit: $-39,356
• Equity at exit: $66,987

10-year hold

• IRR: -8.3%
• Equity multiple: 0.31×
• Total profit: $-53,165
• Equity at exit: $70,859

Cash invested: $77,000 (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 77346

• Home prices YoY: -0.4%
• Rents YoY: 0.1%
• Active inventory: 682
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,387 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$497 /mo · $5,966/yr
• Insurance: −$115
• HOA: −$29
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-197

Break-even live

Break-even rent $2,637

Max offer price $240,115

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-120	+0% $-197	+5% $-275	+10% $-353
Rent	-10% $-386	-5% $-292	+0% $-197	+5% $-103	+10% $-9
Rate	-1.0pp $-59	-0.5pp $-128	base $-197	+0.5pp $-269	+1.0pp $-341

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19322 Forest Fern Ct Humble, TX	4.0	2.5	2626	$3,500	$1.33	45d	1	0.53mi
20143 Dawn Mist Dr Humble, TX	3.0	2.5	1617	$1,659	$1.03	0d	1	0.58mi
20143 Dawn Mist Dr Humble, TX	3.0	2.5	1617	$1,659	$1.03	45d	1	0.58mi
20906 Greenfield Trl Humble, TX	4.0	3.0	2603	$2,200	$0.85	45d	1	0.70mi
6519 Kings Glen Dr Humble, TX	1.0–3.0	1.0–2.5	1255	$2,813	$2.24	0d	14	0.72mi
20823 Water Point Trl Humble, TX	4.0	3.5	2550	$2,525	$0.99	24d	1	0.77mi
20618 Carmine Oak Ct Humble, TX	3.0	2.0	2087	$2,195	$1.05	45d	1	0.87mi
20707 Redbud Trl Humble, TX	3.0	2.5	1965	$2,450	$1.25	24d	1	0.91mi
6731 Auburn Oak Trl Humble, TX	3.0	2.5	2433	$2,345	$0.96	24d	1	1.01mi
5303 Hill Timbers Dr Humble, TX	3.0	2.0	1884	$2,050	$1.09	45d	1	1.13mi
19706 Water Point Trl Humble, TX	4.0	2.5	2753	$2,550	$0.93	26d	1	1.30mi
7131 Maple Walk Dr Humble, TX	3.0	2.0	1808	$1,895	$1.05	7d	1	1.42mi
18810 Woodbreeze Dr Humble, TX	4.0	2.5	2200	$2,279	$1.04	26d	1	1.45mi
18406 S Roaring River Ct Humble, TX	4.0	4.0	3319	$3,600	$1.08	45d	1	1.49mi
18810 Summer Anne Dr Humble, TX	4.0	2.5	3000	$2,376	$0.79	45d	1	1.49mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 19 events

1. 2026-06-21
   days on market $275,000 Active 37 DOM
2. 2026-06-18
   days on market $275,000 Active 34 DOM
3. 2026-06-17
   days on market $275,000 Active 33 DOM
4. 2026-06-16
   days on market $275,000 Active 32 DOM
5. 2026-06-15
   days on market $275,000 Active 31 DOM
6. 2026-06-13
   days on market $275,000 Active 29 DOM
7. 2026-06-13
   days on market $275,000 Active 28 DOM
8. 2026-06-09
   days on market $275,000 Active 25 DOM
9. 2026-06-08
   days on market $275,000 Active 24 DOM
10. 2026-06-07
    days on market $275,000 Active 23 DOM
11. 2026-06-04
    days on market $275,000 Active 20 DOM
12. 2026-06-03
    days on market $275,000 Active 19 DOM
13. 2026-06-02
    status $275,000 Active 18 DOM
14. 2026-05-12
    listed $275,000 Active 820-char remark
15. 2012-08-06
    soldstatus
16. 2012-08-03
    soldstatus 493-char remark

    Show marketing remark (493 chars)

    Impressive 1 story vacant within a month. Large rooms and attractive, spacious floorplan at culdesac. Cannot have CSS scheduled showings until Seller packs for major move and inside photos taken. For now: New tile floors, new paint on walls, ceilings, trim throughout. All new plumbing fixtures, commodes. New rear door, fence, garage opener, programmable thermostat, new 16 SEER A/C and furnace w/ air cleaner (1 yr old). New ductwork 2 yrs old. New fridge, washer, dryer stay. Solar screens.

17. 2012-07-16
    historical 493-char remark

    Show marketing remark (493 chars)

    Impressive 1 story vacant within a month. Large rooms and attractive, spacious floorplan at culdesac. Cannot have CSS scheduled showings until Seller packs for major move and inside photos taken. For now: New tile floors, new paint on walls, ceilings, trim throughout. All new plumbing fixtures, commodes. New rear door, fence, garage opener, programmable thermostat, new 16 SEER A/C and furnace w/ air cleaner (1 yr old). New ductwork 2 yrs old. New fridge, washer, dryer stay. Solar screens.

18. 2012-06-28
    listed $129,900 493-char remark

    Show marketing remark (493 chars)

    Impressive 1 story vacant within a month. Large rooms and attractive, spacious floorplan at culdesac. Cannot have CSS scheduled showings until Seller packs for major move and inside photos taken. For now: New tile floors, new paint on walls, ceilings, trim throughout. All new plumbing fixtures, commodes. New rear door, fence, garage opener, programmable thermostat, new 16 SEER A/C and furnace w/ air cleaner (1 yr old). New ductwork 2 yrs old. New fridge, washer, dryer stay. Solar screens.

19. 1994-08-01
    soldstatus $105,500

ⓘ 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: $5,966 · $497/mo
• Projected year-2 tax: $5,966 · $497/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,639
• − Mortgage interest: −$15,404
• − Property taxes: −$5,966
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − HOA: −$348
• − Depreciation: −$8,000
• Taxable loss: −$7,036
• Est. tax savings @ 24.0%: +$1,689
• After-tax cash flow: $-681/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: Humble ISD
• NCES district ID: 4823910
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $83,946
• Composite: 38.55/100
• National rank: #4171
• State rank: #262 of 826 in TX

Livability — Atascocita

• Score: 70/100
• State rank: #346
• US rank: #7586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atascocita, TX
• County: Harris County · 4,702,590 people
• City population: 79,538
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 79,538
• Household income: $122,241
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 1072.0

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 0.70)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 21% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 1% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 17% Other Indo-European 1% German/W. Germanic 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: ▼ -0.95%
• Current HPI: 218.0478
• Rent YoY: ▲ 0.09%
• 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

+160.7% since first listed

9 events — show timeline

• 2026-06-02 Relisted — HARMLS
• 2026-05-31 Pending — HARMLS
• 2026-05-25 Pending — HARMLS
• 2026-05-12 Listed $275,000 HARMLS
• 2012-08-06 Sold (Public Records) — Public Records
• 2012-08-03 Sold (MLS) — HARMLS
• 2012-07-16 Listing Removed — HARMLS
• 2012-06-28 Listed $129,900 HARMLS
• 1994-08-01 Sold (Public Records) $105,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $5,966 · -11.9% YoY. Source: county tax records.