6619 Indian Lake Dr · Houston, TX 77489

$235,000

6 bd · 2.0 ba · 2,779 sqft · SingleFamily public records · 148 Days on market

Built 1971 7,148 sqft lot Est $236k · at est. $12/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 +20.1/30.0
• ARV discount +7.7/15.0
• DSCR +6.4/10.0
• 1% rule +5.9/10.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this spacious 5/6 bedroom, 3 bath home in Missouri City! Perfect for an investor, large or extended family, or future rental income! This Spanish style property features 2 laundry rooms, TWO HUGE living rooms - one with vaulted ceilings, large wood beams and a fireplace. A huge primary bedroom with a beautiful ensuite bath that has double sinks and awaits you for ultimate relaxation. There are an additional 4/5 large secondary bedrooms offering plenty of space for your family or multi-generational family. There is a covered patio area which provides entertaining space and a huge fenced in backyard for family fun, entertaining or future swimming pool. Don't miss out on this fantas

Key facts

• Two laundry rooms
• Huge living rooms
• Covered patio area

Tags

• TWO LAUNDRY ROOMS
• HUGE LIVING ROOMS
• COVERED PATIO AREA
• HUGE FENCED IN BACKYARD

Property features AI

Finance

• Other: Lease considered
• HOA & community: Member of Briargate CIA; Annual association fee of $144

Exterior

• Parking: Attached carport; Carport with space for 2 vehicles
• Security: Security gate
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on first floor); Concrete road access
• Construction: Built in 1971; Brick, cement siding, stucco, and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Fenced private yard; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal
• Bedrooms: Primary bedroom on first floor (14 x 13); Four additional bedrooms on first floor (11 x 11; 11 x 12; 11 x 11; 11 x 11)
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric and gas components)
• Interior features: Tile counters; Ceiling fans; Free-standing fireplace (1)
• Laundry & utility: Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• 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: Blue Ridge El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 263 students, 89% FRL); Christa Mcauliffe Middle (math 9% / reading 20%, grade F, #1,583 of 1,662 statewide, top 96%, 835 students, 94% FRL); Willowridge H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 1,319 students, 87% FRL) — zoned schools average 90% FRL vs 35% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 48% district-wide (-33 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 186 active listings in the ZIP; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 41% 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 $330 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 148 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.09% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $236,215
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6619 Indian Lake Dr	0.00mi	5/3.0 (-1)	2,779 (0%)	0mo	$235,000	$85	91

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-729
• Equity at exit: $61,832

10-year hold

• IRR: 3.6%
• Equity multiple: 1.34×
• Total profit: $22,078
• Equity at exit: $69,389

Cash invested: $65,800 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,571 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$394 /mo · $4,729/yr
• Insurance: −$98
• HOA: −$12
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $295

Break-even live

Break-even rent $2,198

Max offer price $235,000

Occupancy floor 84%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $12 · $144/yr
• Likely covers: pool

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   status Pending
3. 2026-04-04
   status Active
4. 2026-04-03
   status Pending
5. 2026-03-26
   status Active
6. 2026-03-21
   status Pending
7. 2026-01-15
   price $235,000
8. 2025-12-02
   listed $245,000 Active
9. 2025-06-20
   historical $2,250
10. 2025-05-25
    listed $2,250

ⓘ 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: $4,729 · $394/mo
• Projected year-2 tax: $4,729 · $394/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 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: $30,850
• − Mortgage interest: −$13,164
• − Property taxes: −$4,729
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$144
• − Depreciation: −$6,836
• Taxable loss: −$135
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $3,567/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 — 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

• Census place: Houston, TX
• County: Fort Bend County · 836,777 people
• City population: 3,226,434
• 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

+10344.4% since first listed

10 events — show timeline

• 2026-04-29 Pending — HARMLS
• 2026-04-22 Pending — HARMLS
• 2026-04-04 Relisted — HARMLS
• 2026-04-03 Pending — HARMLS
• 2026-03-26 Relisted — HARMLS
• 2026-03-21 Pending — HARMLS
• 2026-01-15 Price Changed $235,000 HARMLS
• 2025-12-02 Listed $245,000 HARMLS
• 2025-06-20 Rental Removed $2,250 HARMLS
• 2025-05-25 Listed for Rent $2,250 HARMLS

Property tax history

+4.3%/yr

Latest (2025): $4,729 · +14.0% YoY. Source: county tax records.