19739 Buckland Park Dr · Houston, TX 77449

$239,000

3 bd · 3.5 ba · 1,880 sqft · SingleFamily public records · 16 Days on market

Built 2005 5,013 sqft lot $127/sqft · 9% below area Est $261k · 9% under $40/mo HOA · 2% 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).

• ARV discount +11.3/15.0
• Cash flow +6.9/30.0
• Appreciation +4.4/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• DSCR +1.2/10.0

Listing remarks

Whether you're searching for your forever home or your next cash-flowing rental, this home has it all! Nestled in the established Bear Creek Meadows neighborhood of Katy, this spacious 3-bedroom, 2.5 bathroom home delivers immediate peace of mind with a brand-new A/C system and recently updated major mechanicals throughout. Matching Samsung appliances stay with the home. Three generously sized bedrooms and two full bathrooms and a downstairs half bath offer room to grow, work from home, or host guests with ease. The layout provides flexible living space rarely found at this price point. Located in the highly regarded Cypress-Fairbanks ISD, with quick access to 290, 99 and I-10, Shopping, di

Key facts

• Quick access to 99
• Quick access to 290
• Brand-new a/c system

Tags

• BRAND-NEW A/C SYSTEM
• MATCHING SAMSUNG APPLIANCES
• FLEXIBLE LIVING SPACE
• CYPRESS-FAIRBANKS ISD
• QUICK ACCESS TO 290
• QUICK ACCESS TO 99

Property features AI

Finance

• HOA & community: Member of BEAR CREEK MEADOWS HOA — $480 annually

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2005; Slab foundation; Composition roof
• Construction: Brick, cement siding, and wood siding exterior
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen (13 x 12)
• Bedrooms: Primary bedroom on second floor (19 x 13); Bedroom on second floor (12.5 x 10.5); Bedroom on second floor (11 x 11.5)
• Bathrooms: 2 full bathrooms; 1 half bathroom (3 x 7)
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Porch (4.5 x 10); Game room (12 x 15); Living room (19 x 12); Breakfast nook (10.5 x 10); Utility room (6 x 6)
• Laundry & utility: Utility room on first floor (6 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-357 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (17.4% below list).
• Recommended offer: $176k (26.4% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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: Hemmenway El (math 29% / reading 40%, grade F, #1,995 of 4,322 statewide, top 50%, 1,151 students, 82% FRL); Rowe Middle (math 26% / reading 44%, grade F, #842 of 1,662 statewide, top 51%, 1,310 students, 80% FRL); Cypress Park H S (math 41% / reading 49%, grade D-, #643 of 1,632 statewide, top 40%, 2,960 students, 75% FRL) — zoned schools average 79% FRL vs 43% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.9%/yr); 762 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 16 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

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 $175,958 (26.4% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.40%
• DSCR: 0.72
• GRM: 10.1

CMA / ARV

• ARV (median comp): $261,207
• List price: $239,000
• Delta: -8.50%
• 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
19739 Buckland Park Dr	0.00mi	3/2.5	1,880 (0%)	0mo	$239,000	$127	96
6342 Torrance Elms Ct	0.32mi	3/2.5	1,820 (-3%)	4mo	$224,000	$123	72
20019 Mason Creek Dr	0.13mi	3/2.0	1,731 (-8%)	3mo	$259,000	$150	72
6618 Portlick Dr	0.07mi	3/2.0	1,613 (-14%)	2mo	$245,000	$152	66
19518 Kadabra Dr	0.15mi	4/2.0 (+1)	1,698 (-10%)	2mo	$230,000	$135	64
20014 Goldlake Dr	0.43mi	3/2.0	2,031 (+8%)	2mo	$299,900	$148	59
20914 Hall Colony Ct	0.62mi	3/2.5	1,820 (-3%)	4mo	$248,000	$136	59
6310 Macquarie Dr	0.39mi	3/2.0	1,708 (-9%)	5mo	$275,000	$161	56
6635 Barker Bend Ln	0.54mi	3/2.5	2,062 (+10%)	3mo	$267,000	$129	52
6746 Windy River Ln	0.42mi	3/2.5	2,152 (+14%)	3mo	$255,000	$118	49
6810 Creek Village Dr	0.61mi	3/2.5	2,055 (+9%)	5mo	$249,900	$122	48
6003 Ida Rose Ct	0.74mi	3/2.0	1,758 (-6%)	2mo	$245,000	$139	47

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: -18.2%
• Equity multiple: 0.26×
• Total profit: $-49,221
• Equity at exit: $54,600

10-year hold

• IRR: -15.2%
• Equity multiple: -0.15×
• Total profit: $-77,185
• Equity at exit: $54,740

Cash invested: $66,920 (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: 762
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,973 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$523 /mo · $6,271/yr
• Insurance: −$100
• HOA: −$40
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-357

Break-even live

Break-even rent $2,425

Max offer price $175,958

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-289	+0% $-357	+5% $-425	+10% $-492
Rent	-10% $-513	-5% $-435	+0% $-357	+5% $-279	+10% $-201
Rate	-1.0pp $-237	-0.5pp $-296	base $-357	+0.5pp $-419	+1.0pp $-482

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6610 Gorton Dr Katy, TX	4.0	3.5	2481	$750	$0.30	3d	1	0.14mi
6502 Wellington Meadows Dr Katy, TX	3.0	2.0	1416	$1,500	$1.06	13d	1	0.18mi
19638 Billineys Park Dr Katy, TX	3.0	2.5	1752	$1,750	$1.00	20d	1	0.18mi
19607 Buckland Park Dr Katy, TX	3.0	2.0	1798	$1,965	$1.09	3d	1	0.20mi
6619 Rusty Ridge Ln Katy, TX	3.0	2.5	1450	$1,895	$1.31	4d	1	0.23mi
6642 High Stone Ln Katy, TX	4.0	2.0	2091	$1,999	$0.96	44d	1	0.43mi
20507 Barker Bend Ct Katy, TX	3.0	2.0	1488	$1,825	$1.23	44d	1	0.50mi
6810 N Fry Rd Katy, TX	1.0–3.0	1.0–3.0	1151	$2,683	$2.33	0d	58	0.51mi
20967 Young Meadows Way Katy, TX	3.0	2.0	1256	$1,795	$1.43	8d	1	0.66mi
19434 Glenway Falls Dr Katy, TX	3.0	2.0	1326	$1,800	$1.36	44d	1	0.73mi
19802 Plantation Grove Trl Katy, TX	3.0	2.0	1607	$1,745	$1.09	44d	1	0.74mi
20735 Dewberry Creek Ln Katy, TX	4.0	2.0	1609	$1,756	$1.09	23d	1	0.75mi
19442 Elmtree Estates Dr Katy, TX	3.0	2.0	1735	$1,776	$1.02	13d	1	0.75mi
19735 Plantation Grove Trl Katy, TX	3.0	2.0	1404	$1,719	$1.22	3d	1	0.78mi
19730 Cozy Cabbin Dr Katy, TX	3.0	2.0	1544	$1,800	$1.17	23d	1	0.80mi
19903 Mountain Dale Dr Cypress, TX	3.0	2.0	1356	$1,896	$1.40	0d	1	0.83mi
6506 Garden Canyon Dr Katy, TX	3.0	2.0	1842	$1,895	$1.03	23d	1	0.85mi
21035 Carmel Valley Dr Katy, TX	3.0	2.0	1431	$1,791	$1.25	25d	1	0.88mi
20123 Braley Ct Cypress, TX	3.0	2.5	1726	$1,976	$1.14	0d	1	0.90mi
19815 Blushdawn Sierra Ct Cypress, TX	3.0	2.5	2590	$2,050	$0.79	25d	1	0.94mi
6402 Wild River Dr Katy, TX	3.0	2.0	1572	$2,091	$1.33	3d	1	0.95mi
5906 Grand Colony Dr Katy, TX	2.0–3.0	2.0	1143	$1,720	$1.50	0d	10	1.05mi
5706 Fullgarden Ct Katy, TX	3.0	2.0	2023	$1,966	$0.97	0d	1	1.07mi
5707 Amelia Plantation Dr Katy, TX	4.0	3.0	1687	$2,020	$1.20	44d	1	1.15mi
5751 Greenhouse Rd Katy, TX	1.0–2.0	1.0–2.0	963	$1,747	$1.81	0d	58	1.15mi
21054 Breezeway Cove Dr Bridgeland, TX	3.0–4.0	2.5–3.5	1784	$2,450	$1.37	0d	41	1.18mi
19715 Swan Valley Dr Cypress, TX	3.0	2.0	1380	$1,886	$1.37	44d	1	1.18mi
19235 Sandelford Dr Katy, TX	3.0	2.0	1330	$1,000	$0.75	8d	1	1.20mi
7310 Coconut Bay Dr Cypress, TX	4.0	2.0	1620	$2,307	$1.42	44d	1	1.21mi
6331 Scotchwood Dr Katy, TX	3.0	2.5	1610	$1,681	$1.04	6d	1	1.23mi
6010 Diantha St Katy, TX	3.0	2.0	1465	$1,856	$1.27	44d	1	1.26mi
21038 Bay Village Dr Cypress, TX	4.0	2.5	1904	$2,491	$1.31	44d	1	1.28mi
21034 Shore Oak Dr Cypress, TX	4.0	3.0	2110	$2,950	$1.40	44d	1	1.32mi
6210 Scotchwood Dr Katy, TX	3.0	2.0	1680	$1,696	$1.01	23d	1	1.32mi
5418 Gosforth Dr Katy, TX	3.0	2.5	2150	$2,150	$1.00	44d	1	1.33mi
5523 Dapplewood Ln Katy, TX	3.0	2.0	1560	$1,825	$1.17	0d	1	1.34mi
18745 Dennington Dr Katy, TX	4.0	2.5	1917	$1,500	$0.78	5d	1	1.36mi
20126 Breezy Oak Ct Cypress, TX	3.0	2.0	1667	$2,100	$1.26	5d	1	1.36mi
6747 Scarlet Sagebrush St Katy, TX	3.0	2.0	1530	$2,300	$1.50	44d	1	1.43mi
21235 Catalina Palm Dr Cypress, TX	4.0	2.0	1756	$2,600	$1.48	44d	1	1.44mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 3 events

1. 2026-05-17
   status Pending 982-char remark
2. 2026-05-11
   status Pending 982-char remark
3. 2026-05-01
   listed $239,000 Active 982-char remark

ⓘ 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: $6,271 · $523/mo
• Projected year-2 tax: $6,271 · $523/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $23,676
• − Mortgage interest: −$13,388
• − Property taxes: −$6,271
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − HOA: −$480
• − Depreciation: −$6,953
• Taxable loss: −$8,399
• Est. tax savings @ 24.0%: +$2,016
• After-tax cash flow: $-2,267/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

4 events — show timeline

• 2026-06-17 Sold (MLS) — HARMLS
• 2026-05-17 Pending — HARMLS
• 2026-05-11 Pending — HARMLS
• 2026-05-01 Listed $239,000 HARMLS

Property tax history

+8.9%/yr

Latest (2025): $6,271 · +6.0% YoY. Source: county tax records.