30626 Country Meadows Dr · Tomball, TX 77375

$288,000

3 bd · 2.0 ba · 1,912 sqft · SingleFamily public records · 36 Days on market

Built 2001 6,189 sqft lot $151/sqft · 8% below area Est $314k · 8% under $26/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).

• ARV discount +11.2/15.0
• Cash flow +9.9/30.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home features a split floor plan, both formal living and dining room so you have multiple options for living/work space. The lovely open kitchen/breakfast room features a gas range and extra large pantry. Your living area features a gas log fireplace and the entertainment center is negotiable. The primary bedroom is a generous size and located at the back of the home. Your primary bath en-suite has dual vanities, soaker tub, separate shower, and large walk-in closet with extra shelving for added storage. This home has amazing closets/storage space. Laundry room is conveniently located inside with elec/gas dryer hook-up. Backyard utility shed is insulated, sheet rocked, has electricity and a window for natural light. Your rear neighbor sits on almost 1 acre so you have extra privacy while in the backyard. Double pane windows Aug 2022, Roof 2015. Located in Tomball ISD and walking distance to Tomball High School.

Key facts

• Large front room
• 6,189 sq ft lot
• 2 garage spots

Tags

• CONVENIENT ACCESS TO 249
• LARGE FRONT ROOM
• RECENTLY REMODELED KITCHEN
• LUXURY VINYL FLOORING
• GENEROUSLY SIZED EN-SUITE

Property features AI

Finance

• Other: Full ownership
• HOA & community: Country Meadows homeowners association; Annual HOA fee of $310 (covers common areas)

Exterior

• Parking: Attached 2-car garage; Garage with door opener; Additional parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; Built in 2001; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Fully fenced backyard; Back yard fencing; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Gas range; Microwave; Oven; Refrigerator; Pantry; Breakfast bar; Kitchen/family room combo
• Bedrooms: Primary bedroom on first floor (16 x 13); Additional bedrooms on first floor (11 x 10; 10 x 9)
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Double vanity
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Breakfast bar; Double vanity; Kitchen/family room combo; Pantry; Ceiling fans; Gas log fireplace (1)
• Laundry & utility: Washer hookup; Gas dryer hookup; Utility room on first floor (8 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (14.3% below list).
• Recommended offer: $247k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.7% in Tomball — 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 75/100 on livability (#155 in TX, #4,239 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities F, commute F.
• Tomball ISD (suburban): math 66% / reading 63% proficiency, ranked #25 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Tomball El (math 41% / reading 51%, grade D-, #1,097 of 4,322 statewide, top 26%, 827 students, 56% FRL); Tomball Int (math 55% / reading 45%, grade C, #347 of 1,662 statewide, top 21%, 988 students, 46% FRL); Tomball H S (math 74% / reading 69%, grade B+, #111 of 1,632 statewide, top 7%, 2,801 students, 34% FRL) — zoned schools average 46% FRL vs 26% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 666 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 36 days — a 3% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $246,744 (14.3% 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 36 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 9.7

CMA / ARV

• ARV (median comp): $313,828
• List price: $288,000
• Delta: -8.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13646 Country Pine Ct	0.15mi	3/2.0	1,825 (-5%)	3mo	$325,000	$178	83
13511 Spring Ct	0.32mi	4/2.5 (+1)	1,869 (-2%)	1mo	$315,000	$169	73
30706 Mckinney Dr	0.57mi	3/2.0	1,925 (+1%)	2mo	$275,000	$143	71
1407 Green Tree Dr	0.21mi	3/2.0	1,782 (-7%)	23mo	$300,000	$168	59
14135 Limerick Ln	0.66mi	3/2.0	1,883 (-2%)	11mo	$299,000	$159	58
31318 Capella Cir	0.74mi	3/2.0	2,161 (+13%)	13mo	$369,500	$171	33

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.19×
• Total profit: $-65,255
• Equity at exit: $42,942

10-year hold

• IRR: -33.1%
• Equity multiple: -0.23×
• Total profit: $-99,051
• Equity at exit: $24,901

Cash invested: $80,640 (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 77375

• Home prices YoY: -33.9%
• Rents YoY: -0.5%
• Active inventory: 666
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,467 medium
• Mortgage (P&I): −$1,510
• Tax from tax record: −$473 /mo · $5,679/yr
• Insurance: −$120
• HOA: −$26
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-180

Break-even live

Break-even rent $2,696

Max offer price $256,162

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-99	+0% $-180	+5% $-262	+10% $-343
Rent	-10% $-375	-5% $-278	+0% $-180	+5% $-83	+10% $15
Rate	-1.0pp $-35	-0.5pp $-107	base $-180	+0.5pp $-255	+1.0pp $-331

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 Tomball Downs Dr Tomball, TX	3.0	2.0	1561	$2,626	$1.68	0d	4	0.94mi
811 Steam Ridge Ln Tomball, TX	3.0	2.0	1949	$2,681	$1.38	1d	1	1.30mi

HOA detail

• Monthly dues: $26 · $312/yr
• Likely covers: gaselectric

Listing history 19 events

1. 2026-06-07
   days on market $288,000 Pending 36 DOM
2. 2026-06-04
   days on market $288,000 Pending 33 DOM
3. 2026-06-03
   days on market $288,000 Pending 32 DOM
4. 2026-06-02
   statusdays on market $288,000 Pending 31 DOM
5. 2026-06-01
   days on market $288,000 Active 30 DOM
6. 2026-05-31
   days on market $288,000 Active 29 DOM
7. 2026-05-02
   listed $288,000 Active 491-char remark
8. 2023-11-14
   soldstatus
9. 2023-11-13
   soldstatus Sold 929-char remark

   Show marketing remark (929 chars)

   This home features a split floor plan, both formal living and dining room so you have multiple options for living/work space. The lovely open kitchen/breakfast room features a gas range and extra large pantry. Your living area features a gas log fireplace and the entertainment center is negotiable. The primary bedroom is a generous size and located at the back of the home. Your primary bath en-suite has dual vanities, soaker tub, separate shower, and large walk-in closet with extra shelving for added storage. This home has amazing closets/storage space. Laundry room is conveniently located inside with elec/gas dryer hook-up. Backyard utility shed is insulated, sheet rocked, has electricity and a window for natural light. Your rear neighbor sits on almost 1 acre so you have extra privacy while in the backyard. Double pane windows Aug 2022, Roof 2015. Located in Tomball ISD and walking distance to Tomball High School.

10. 2023-10-14
    status Pending 929-char remark

    Show marketing remark (929 chars)

    This home features a split floor plan, both formal living and dining room so you have multiple options for living/work space. The lovely open kitchen/breakfast room features a gas range and extra large pantry. Your living area features a gas log fireplace and the entertainment center is negotiable. The primary bedroom is a generous size and located at the back of the home. Your primary bath en-suite has dual vanities, soaker tub, separate shower, and large walk-in closet with extra shelving for added storage. This home has amazing closets/storage space. Laundry room is conveniently located inside with elec/gas dryer hook-up. Backyard utility shed is insulated, sheet rocked, has electricity and a window for natural light. Your rear neighbor sits on almost 1 acre so you have extra privacy while in the backyard. Double pane windows Aug 2022, Roof 2015. Located in Tomball ISD and walking distance to Tomball High School.

11. 2023-10-09
    status Option Pending 929-char remark

    Show marketing remark (929 chars)

    This home features a split floor plan, both formal living and dining room so you have multiple options for living/work space. The lovely open kitchen/breakfast room features a gas range and extra large pantry. Your living area features a gas log fireplace and the entertainment center is negotiable. The primary bedroom is a generous size and located at the back of the home. Your primary bath en-suite has dual vanities, soaker tub, separate shower, and large walk-in closet with extra shelving for added storage. This home has amazing closets/storage space. Laundry room is conveniently located inside with elec/gas dryer hook-up. Backyard utility shed is insulated, sheet rocked, has electricity and a window for natural light. Your rear neighbor sits on almost 1 acre so you have extra privacy while in the backyard. Double pane windows Aug 2022, Roof 2015. Located in Tomball ISD and walking distance to Tomball High School.

12. 2023-09-19
    status Active 929-char remark

    Show marketing remark (929 chars)

    This home features a split floor plan, both formal living and dining room so you have multiple options for living/work space. The lovely open kitchen/breakfast room features a gas range and extra large pantry. Your living area features a gas log fireplace and the entertainment center is negotiable. The primary bedroom is a generous size and located at the back of the home. Your primary bath en-suite has dual vanities, soaker tub, separate shower, and large walk-in closet with extra shelving for added storage. This home has amazing closets/storage space. Laundry room is conveniently located inside with elec/gas dryer hook-up. Backyard utility shed is insulated, sheet rocked, has electricity and a window for natural light. Your rear neighbor sits on almost 1 acre so you have extra privacy while in the backyard. Double pane windows Aug 2022, Roof 2015. Located in Tomball ISD and walking distance to Tomball High School.

13. 2023-09-13
    status Pending 929-char remark

    Show marketing remark (929 chars)

    This home features a split floor plan, both formal living and dining room so you have multiple options for living/work space. The lovely open kitchen/breakfast room features a gas range and extra large pantry. Your living area features a gas log fireplace and the entertainment center is negotiable. The primary bedroom is a generous size and located at the back of the home. Your primary bath en-suite has dual vanities, soaker tub, separate shower, and large walk-in closet with extra shelving for added storage. This home has amazing closets/storage space. Laundry room is conveniently located inside with elec/gas dryer hook-up. Backyard utility shed is insulated, sheet rocked, has electricity and a window for natural light. Your rear neighbor sits on almost 1 acre so you have extra privacy while in the backyard. Double pane windows Aug 2022, Roof 2015. Located in Tomball ISD and walking distance to Tomball High School.

14. 2023-08-27
    status Active 929-char remark

    Show marketing remark (929 chars)

    This home features a split floor plan, both formal living and dining room so you have multiple options for living/work space. The lovely open kitchen/breakfast room features a gas range and extra large pantry. Your living area features a gas log fireplace and the entertainment center is negotiable. The primary bedroom is a generous size and located at the back of the home. Your primary bath en-suite has dual vanities, soaker tub, separate shower, and large walk-in closet with extra shelving for added storage. This home has amazing closets/storage space. Laundry room is conveniently located inside with elec/gas dryer hook-up. Backyard utility shed is insulated, sheet rocked, has electricity and a window for natural light. Your rear neighbor sits on almost 1 acre so you have extra privacy while in the backyard. Double pane windows Aug 2022, Roof 2015. Located in Tomball ISD and walking distance to Tomball High School.

15. 2023-08-26
    status Pending 929-char remark

    Show marketing remark (929 chars)

    This home features a split floor plan, both formal living and dining room so you have multiple options for living/work space. The lovely open kitchen/breakfast room features a gas range and extra large pantry. Your living area features a gas log fireplace and the entertainment center is negotiable. The primary bedroom is a generous size and located at the back of the home. Your primary bath en-suite has dual vanities, soaker tub, separate shower, and large walk-in closet with extra shelving for added storage. This home has amazing closets/storage space. Laundry room is conveniently located inside with elec/gas dryer hook-up. Backyard utility shed is insulated, sheet rocked, has electricity and a window for natural light. Your rear neighbor sits on almost 1 acre so you have extra privacy while in the backyard. Double pane windows Aug 2022, Roof 2015. Located in Tomball ISD and walking distance to Tomball High School.

16. 2023-08-22
    status Option Pending 929-char remark

    Show marketing remark (929 chars)

    This home features a split floor plan, both formal living and dining room so you have multiple options for living/work space. The lovely open kitchen/breakfast room features a gas range and extra large pantry. Your living area features a gas log fireplace and the entertainment center is negotiable. The primary bedroom is a generous size and located at the back of the home. Your primary bath en-suite has dual vanities, soaker tub, separate shower, and large walk-in closet with extra shelving for added storage. This home has amazing closets/storage space. Laundry room is conveniently located inside with elec/gas dryer hook-up. Backyard utility shed is insulated, sheet rocked, has electricity and a window for natural light. Your rear neighbor sits on almost 1 acre so you have extra privacy while in the backyard. Double pane windows Aug 2022, Roof 2015. Located in Tomball ISD and walking distance to Tomball High School.

17. 2023-08-19
    listed $255,000 Active 929-char remark

    Show marketing remark (929 chars)

    This home features a split floor plan, both formal living and dining room so you have multiple options for living/work space. The lovely open kitchen/breakfast room features a gas range and extra large pantry. Your living area features a gas log fireplace and the entertainment center is negotiable. The primary bedroom is a generous size and located at the back of the home. Your primary bath en-suite has dual vanities, soaker tub, separate shower, and large walk-in closet with extra shelving for added storage. This home has amazing closets/storage space. Laundry room is conveniently located inside with elec/gas dryer hook-up. Backyard utility shed is insulated, sheet rocked, has electricity and a window for natural light. Your rear neighbor sits on almost 1 acre so you have extra privacy while in the backyard. Double pane windows Aug 2022, Roof 2015. Located in Tomball ISD and walking distance to Tomball High School.

18. 2005-09-06
    soldstatus
19. 2001-05-24
    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: $5,679 · $473/mo
• Projected year-2 tax: $5,679 · $473/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: $29,609
• − Mortgage interest: −$16,132
• − Property taxes: −$5,679
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − HOA: −$312
• − Depreciation: −$8,378
• Taxable loss: −$7,069
• Est. tax savings @ 24.0%: +$1,697
• After-tax cash flow: $-466/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: Tomball ISD
• NCES district ID: 4842960
• Math proficiency: 66% ▼ -6.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $86,552
• Composite: 58.32/100
• National rank: #1014
• State rank: #25 of 826 in TX

Livability — Tomball

• Score: 75/100
• State rank: #155
• US rank: #4239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tomball, TX
• County: Harris County · 4,702,590 people
• City population: 113,991
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 72,311
• Household income: $102,488
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 1803.0

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 0.65)
• Race & ethnicity: White 48% Hispanic / Latino 33% Two or more races 13% Black 10% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 22% Other Indo-European 2% Vietnamese 2%

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: ▼ -119.81%
• Current HPI: 233.6155
• Rent YoY: ▼ -0.49%
• 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

+12.9% since first listed

15 events — show timeline

• 2026-06-07 Pending — HARMLS
• 2026-06-02 Pending — HARMLS
• 2026-05-02 Listed $288,000 HARMLS
• 2023-11-14 Sold (Public Records) — Public Records
• 2023-11-13 Sold (MLS) — HARMLS
• 2023-10-14 Pending — HARMLS
• 2023-10-09 Pending — HARMLS
• 2023-09-19 Relisted — HARMLS
• 2023-09-13 Pending — HARMLS
• 2023-08-27 Relisted — HARMLS
• 2023-08-26 Pending — HARMLS
• 2023-08-22 Pending — HARMLS
• 2023-08-19 Listed $255,000 HARMLS
• 2005-09-06 Sold (Public Records) — Public Records
• 2001-05-24 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $5,679 · +0.4% YoY. Source: county tax records.