1802 Eastfield Dr · Missouri City, TX 77459

$195,000

3 bd · 2.0 ba · 1,876 sqft · SingleFamily public records · 7 Days on market

Built 1977 7,174 sqft lot $104/sqft · 28% below area Est $272k · 28% under $15/mo HOA · 1% of rent ↓ 2% since listing

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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 +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +6.4/10.0
• 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

Spacious 4-bedroom, 2-bath home offering strong potential. This property features a functional layout with generous room sizes. Key systems have been addressed, including an HVAC and furnace replacement in 2014 and a water heater installed in 2011. The property offers a great opportunity for buyers to update and customize while building value. Conveniently located with easy access to nearby amenities and major thoroughfares.

Key facts

• 7,174 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association (Thunderbird North Community Assoc); Annual association fee of $175; Community pool

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story entry (all main living on first floor)
• Construction: Built in 1977; Brick and wood siding construction; Composition roof; Slab foundation
• Exterior features: Covered patio; Patio; Porch; Deck; Back yard fencing (partial); Subdivision lot

Interior

• Kitchen: Double oven; Gas cooktop
• Bedrooms: Primary bedroom on the first floor (17 x 14); Three additional first-floor bedrooms (each 12 x 10)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Gas and wood-burning fireplace; Tub with shower; Kitchen and dining combined
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 7.8% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $195,000

Questions for the listing agent

1. Built in 1977 — 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: 1.14% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 7.3

CMA / ARV

• ARV (median comp): $272,497
• List price: $195,000
• Delta: -28.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1519 Wells Manor Ln	0.34mi	4/2.0 (+1)	1,881 (+0%)	1mo	$327,000	$174	78
1615 Turtle Creek Dr	0.16mi	3/2.0	1,721 (-8%)	2mo	$275,000	$160	77
1858 Hilton Head Dr	0.38mi	3/2.0	1,859 (-1%)	6mo	$189,000	$102	76
3502 Quail Meadow Dr	0.39mi	3/2.5	1,740 (-7%)	2mo	$249,000	$143	66
1747 Hilton Head Dr	0.28mi	4/2.5 (+1)	2,030 (+8%)	2mo	$300,000	$148	65
2230 Quail Valley East Dr	0.64mi	3/2.0	1,838 (-2%)	2mo	$224,900	$122	65
3819 Glen Cove Cir	0.50mi	3/2.0	1,750 (-7%)	2mo	$228,000	$130	64
1731 Gray Hawk Dr	0.45mi	3/2.0	1,740 (-7%)	3mo	$310,000	$178	64
3290 Hunters Glen Dr	0.43mi	3/2.0	1,676 (-11%)	1mo	$210,000	$125	61
1927 S Bend Cir	0.47mi	3/3.0	1,985 (+6%)	4mo	$265,000	$134	61
3710 Quail Meadow Dr	0.47mi	3/2.0	1,676 (-11%)	3mo	$250,000	$149	58
3434 Harper Meadow Ln	0.41mi	4/2.0 (+1)	2,147 (+14%)	5mo	$355,000	$165	47

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: -5.2%
• Equity multiple: 0.79×
• Total profit: $-11,457
• Equity at exit: $40,897

10-year hold

• IRR: -1.1%
• Equity multiple: 0.91×
• Total profit: $-4,683
• Equity at exit: $37,881

Cash invested: $54,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,224 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$396 /mo · $4,750/yr
• Insurance: −$81
• HOA: −$15
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $242

Break-even live

Break-even rent $1,917

Max offer price $195,000

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3618 Quail Meadow Dr Missouri City, TX	3.0	2.0	1618	$1,966	$1.22	44d	1	0.47mi
17318 Edgehaven Dr Missouri City, TX	3.0	2.0	1448	$1,695	$1.17	21d	1	0.49mi
4039 Mission Valley Dr Missouri City, TX	4.0	2.5	2364	$2,495	$1.06	22d	1	0.64mi
1919 Doliver Cir Missouri City, TX	3.0	2.0	1515	$2,000	$1.32	44d	1	0.70mi
2307 Hilton Head Dr Missouri City, TX	4.0	2.0	2606	$2,239	$0.86	17d	1	0.74mi
2910 Fawn Ct Missouri City, TX	4.0	2.5	2330	$2,220	$0.95	44d	1	0.75mi
1055 Memorial Bend Blvd Missouri City, TX	1.0–2.0	1.0–2.0	994	$2,514	$2.53	1d	121	1.29mi
3912 Cedar Valley Dr Missouri City, TX	3.0	2.0	2151	$2,200	$1.02	21d	1	1.45mi
16310 Setter Ct Missouri City, TX	3.0	2.0	1672	$1,700	$1.02	44d	1	1.50mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: water

Listing history 11 events

1. 2026-05-15
   status Pending 428-char remark
2. 2026-05-12
   status Pending 428-char remark
3. 2026-05-07
   listed $195,000 Active 428-char remark
4. 2026-05-05
   status Active
5. 2026-05-03
   historical
6. 2026-02-21
   status Pending
7. 2026-02-10
   status Pending
8. 2026-01-30
   listed $200,000 Active
9. 2001-03-06
   soldstatus
10. 1998-06-19
    soldstatus
11. 1993-10-06
    soldstatus

ⓘ 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: $4,750 · $396/mo
• Projected year-2 tax: $4,750 · $396/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: $26,682
• − Mortgage interest: −$10,923
• − Property taxes: −$4,750
• − Insurance: −$975
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − HOA: −$180
• − Depreciation: −$5,673
• Taxable loss: −$87
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $2,924/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

-2.5% since first listed

11 events — show timeline

• 2026-05-15 Pending — HARMLS
• 2026-05-12 Pending — HARMLS
• 2026-05-07 Listed $195,000 HARMLS
• 2026-05-05 Relisted — HARMLS
• 2026-05-03 Listing Removed — HARMLS
• 2026-02-21 Pending — HARMLS
• 2026-02-10 Pending — HARMLS
• 2026-01-30 Listed $200,000 HARMLS
• 2001-03-06 Sold (Public Records) — Public Records
• 1998-06-19 Sold (Public Records) — Public Records
• 1993-10-06 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,750 · -4.5% YoY. Source: county tax records.