2110 Fall Meadow Dr · Missouri City, TX 77459

$198,500

3 bd · 2.0 ba · 1,854 sqft · SingleFamily public records · 1 Days on market

Built 1976 7,322 sqft lot Est $269k · 26% under $8/mo HOA

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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 +18.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.9/10.0
• 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

Welcome home to this cute 3/2 starter or investment property in Quail Valley! Come on in where you'll enjoy the spacious floor plan that allows plenty of options for entertaining your guests. Covered patio in the backyard to keep you cool while you sip your cocktails or coffee. Walking distance to parks and elementary school. Quick access to major highways to make your commute easier. Low taxes and HOA! Submit your offers before this one is gone!

Key facts

• Swimming pools
• Tennis courts
• Walking paths

Tags

• QUAIL VALLEY EAST SUBDIVISION
• LARGE OAK TREES
• SWIMMING POOLS
• TENNIS COURTS
• WALKING PATHS
• QUAIL VALLEY COUNTRY CLUB

Property features AI

Finance

• HOA & community: Community association: Randall Management; Annual association fee of $96; Association amenities include clubhouse, common areas and recreation facilities; Community pool; Playground; Park; Tennis courts; Golf community access

Exterior

• Parking: Attached garage with 2 spaces; Additional parking; Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story living; Entry level: First floor
• Construction: Brick construction; Built in 1976; Composition roof; Pillar/post/pier and slab foundation
• Exterior features: Covered patio; Patio; Deck; Private yard; Fenced backyard; Near golf course; Subdivision setting; Side yard

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Oven
• Bedrooms: Primary bedroom on the first floor (16 x 15); Bedroom on the first floor (11 x 11); Bedroom on the first floor (11 x 10)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Gas cooling
• Interior features: Kitchen/family room combo; Tub with shower; Ceiling fan(s); One fireplace; 7 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Cap rate 7.5% 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: Lantern Lane El (math 17% / reading 37%, grade F, #2,791 of 4,322 statewide, top 68%, 472 students, 77% 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 61% FRL vs 35% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 1215 active listings in the ZIP; 10 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $198,500

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $268,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2230 Quail Valley East Dr	0.19mi	3/2.0	1,838 (-1%)	2mo	$224,900	$122	88
3290 Hunters Glen Dr	0.19mi	3/2.0	1,676 (-10%)	1mo	$210,000	$125	74
2726 Valley Forest Dr	0.29mi	4/2.0 (+1)	1,937 (+4%)	4mo	$298,000	$154	71
3502 Quail Meadow Dr	0.42mi	3/2.5	1,740 (-6%)	2mo	$249,000	$143	66
1731 Gray Hawk Dr	0.47mi	3/2.0	1,740 (-6%)	3mo	$310,000	$178	65
1615 Turtle Creek Dr	0.54mi	3/2.0	1,721 (-7%)	2mo	$275,000	$160	61
3019 Quail Valley East Dr	0.62mi	4/2.0 (+1)	1,868 (+1%)	4mo	$264,900	$142	61
3819 Glen Cove Cir	0.70mi	3/2.0	1,750 (-6%)	2mo	$228,000	$130	56
3710 Quail Meadow Dr	0.55mi	3/2.0	1,676 (-10%)	3mo	$250,000	$149	56
1747 Hilton Head Dr	0.47mi	4/2.5 (+1)	2,030 (+10%)	2mo	$300,000	$148	54
1927 S Bend Cir	0.59mi	3/3.0	1,985 (+7%)	4mo	$265,000	$134	53
3131 Quail Valley East Dr	0.73mi	3/2.0	1,997 (+8%)	2mo	$289,500	$145	52

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: -6.5%
• Equity multiple: 0.74×
• Total profit: $-14,519
• Equity at exit: $41,631

10-year hold

• IRR: -2.5%
• Equity multiple: 0.81×
• Total profit: $-10,462
• Equity at exit: $38,561

Cash invested: $55,580 (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: $2,200 high
• Mortgage (P&I): −$1,041
• Tax from tax record: −$408 /mo · $4,897/yr
• Insurance: −$83
• HOA: −$8
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $199

Break-even live

Break-even rent $1,949

Max offer price $198,500

Occupancy floor 86%

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: $49,625
• Closing costs: $5,955
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.28mi
1919 Doliver Cir Missouri City, TX	3.0	2.0	1515	$2,000	$1.32	43d	1	0.46mi
3618 Quail Meadow Dr Missouri City, TX	3.0	2.0	1618	$1,966	$1.22	43d	1	0.51mi
2910 Fawn Ct Missouri City, TX	4.0	2.5	2330	$2,220	$0.95	43d	1	0.76mi
4039 Mission Valley Dr Missouri City, TX	4.0	2.5	2364	$2,495	$1.06	22d	1	0.90mi
17318 Edgehaven Dr Missouri City, TX	3.0	2.0	1448	$1,695	$1.17	20d	1	0.93mi
3912 Cedar Valley Dr Missouri City, TX	3.0	2.0	2151	$2,200	$1.02	20d	1	1.24mi
2026 Summer Place Dr Missouri City, TX	3.0	2.0	1837	$1,861	$1.01	20d	1	1.35mi
3327 Shady Glen Ln Missouri City, TX	4.0	2.5	2232	$2,250	$1.01	12d	1	1.36mi
1806 Courtside Place Dr Missouri City, TX	4.0	2.5	1974	$1,915	$0.97	12d	1	1.39mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $198,500 Active 1 DOM

ⓘ 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: $4,897 · $408/mo
• Projected year-2 tax: $4,897 · $408/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 2/10 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: $26,405
• − Mortgage interest: −$11,119
• − Property taxes: −$4,897
• − Insurance: −$992
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$96
• − Depreciation: −$5,775
• Taxable loss: −$699
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $2,551/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): 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

+72.6% since first listed

5 events — show timeline

• 2026-06-17 Listed $198,500 HARMLS
• 2014-11-14 Sold (Public Records) — Public Records
• 2014-11-07 Sold (MLS) — HARMLS
• 2014-11-04 Pending — HARMLS
• 2014-10-24 Listed $115,000 HARMLS

Property tax history

+4.7%/yr

Latest (2025): $4,897 · -8.5% YoY. Source: county tax records.