3323 Aegean Dr · Missouri City, TX 77459

$247,400

3 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 27 Days on market

Built 2012 7,431 sqft lot Est $292k · 15% under $42/mo HOA · 2% of rent

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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 +15.3/30.0
• ARV discount +14.3/15.0
• 1% rule +5.6/10.0
• DSCR +4.7/10.0
• 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

As close to a new home as you can get! VERY lightly lived in for less than a year by only 1 person that works all the time!! Immaculate condition and most everything is still under warranty! Really, there's even very few nail-holes for pictures! Quiet street in a quiet neighborhood. Owners added gutters and a garage door opener in the short time there. You gotta see it to believe the condition. Elegant executive master bath. Tasteful selections with earth-tones and neutral colors. Nice. HURRY!

Key facts

• Extended entryway
• Large backyard
• Primary suite

Tags

• EXTENDED ENTRYWAY
• SPACIOUS FAMILY ROOM
• DEDICATED BREAKFAST AREA
• LARGE BACKYARD
• PRIMARY SUITE
• COVERED PATIO EXTENSION

Property features AI

Finance

• HOA & community: Olympia Estates HOA with $500 annual fee; Curbs in the community

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living); Built in 2012; Slab foundation; Composition roof
• Construction: Brick exterior; Vinyl siding; Wood siding
• Exterior features: Private yard; Fence; Back yard fencing; Concrete road surface; Subdivision location

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave
• Bedrooms: Primary bedroom (first floor, approx. 15 x 12); Bedroom (first floor, approx. 11 x 10); Bedroom (first floor, approx. 11 x 10)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Wall furnace; Central air conditioning; Electric cooling
• Interior features: Breakfast bar; Double vanity; Separate shower
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $247k).
• Recommended offer: $244k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Lake Olympia Middle (math 18% / reading 31%, grade F, #1,279 of 1,662 statewide, top 78%, 1,170 students, 71% FRL); Hightower H S (math 23% / reading 45%, grade F, #1,002 of 1,632 statewide, top 62%, 2,535 students, 67% FRL) — zoned schools average 69% FRL vs 35% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 48% district-wide (-19 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 soft (-0.1%/yr); 1215 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $4k 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

• It's been on market 27 days — a 2% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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

• 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,689 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.06% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $291,712
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3323 Aegean Dr	0.00mi	3/2.0	1,376 (0%)	1mo	$247,400	$180	99
3327 Bremerton Falls Dr	0.36mi	3/2.0	1,295 (-6%)	1mo	$235,000	$181	72
2630 Argos Dr	0.32mi	3/2.0	1,376 (0%)	17mo	$220,000	$160	71
3303 Oaklawn Place Dr	0.30mi	3/2.0	1,295 (-6%)	24mo	$275,000	$212	56
3035 Kalimera Ln	0.65mi	3/2.0	1,360 (-1%)	21mo	$292,789	$215	50
3011 Elassona Ln	0.73mi	3/2.0	1,360 (-1%)	23mo	$292,696	$215	45

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: -10.0%
• Equity multiple: 0.60×
• Total profit: $-27,572
• Equity at exit: $51,887

10-year hold

• IRR: -6.4%
• Equity multiple: 0.53×
• Total profit: $-32,448
• Equity at exit: $48,060

Cash invested: $69,272 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,616 medium
• Mortgage (P&I): −$1,297
• Tax from tax record: −$532 /mo · $6,380/yr
• Insurance: −$103
• HOA: −$42
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $92

Break-even live

Break-even rent $2,499

Max offer price $247,400

Occupancy floor 91%

Sensitivity live

Price	-10% $232	-5% $162	+0% $92	+5% $22	+10% $-48
Rent	-10% $-114	-5% $-11	+0% $92	+5% $196	+10% $299
Rate	-1.0pp $217	-0.5pp $155	base $92	+0.5pp $28	+1.0pp $-37

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: $61,850
• Closing costs: $7,422
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1055 Memorial Bend Blvd Missouri City, TX	1.0–2.0	1.0–2.0	994	$2,514	$2.53	2d	121	0.88mi
9944 Highway 6 Missouri City, TX	2.0–3.0	2.0–2.5	1307	$2,775	$2.12	2d	17	1.03mi
10030 Highway 6 Missouri City, TX	1.0–3.0	1.0–2.0	1037	$2,516	$2.43	2d	64	1.06mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 13 events

1. 2026-04-30
   status Pending
2. 2026-04-22
   status Pending
3. 2026-04-16
   price $247,400
4. 2026-04-01
   listed $254,900 Active
5. 2014-03-26
   soldstatus
6. 2014-03-25
   soldstatus Sold 498-char remark

   Show marketing remark (498 chars)

   As close to a new home as you can get! VERY lightly lived in for less than a year by only 1 person that works all the time!! Immaculate condition and most everything is still under warranty! Really, there's even very few nail-holes for pictures! Quiet street in a quiet neighborhood. Owners added gutters and a garage door opener in the short time there. You gotta see it to believe the condition. Elegant executive master bath. Tasteful selections with earth-tones and neutral colors. Nice. HURRY!

7. 2014-03-04
   status Pending, Continue to Show 498-char remark

   Show marketing remark (498 chars)

   As close to a new home as you can get! VERY lightly lived in for less than a year by only 1 person that works all the time!! Immaculate condition and most everything is still under warranty! Really, there's even very few nail-holes for pictures! Quiet street in a quiet neighborhood. Owners added gutters and a garage door opener in the short time there. You gotta see it to believe the condition. Elegant executive master bath. Tasteful selections with earth-tones and neutral colors. Nice. HURRY!

8. 2014-02-26
   status Active 498-char remark

   Show marketing remark (498 chars)

   As close to a new home as you can get! VERY lightly lived in for less than a year by only 1 person that works all the time!! Immaculate condition and most everything is still under warranty! Really, there's even very few nail-holes for pictures! Quiet street in a quiet neighborhood. Owners added gutters and a garage door opener in the short time there. You gotta see it to believe the condition. Elegant executive master bath. Tasteful selections with earth-tones and neutral colors. Nice. HURRY!

9. 2014-02-19
   status Pending, Continue to Show 498-char remark

   Show marketing remark (498 chars)

   As close to a new home as you can get! VERY lightly lived in for less than a year by only 1 person that works all the time!! Immaculate condition and most everything is still under warranty! Really, there's even very few nail-holes for pictures! Quiet street in a quiet neighborhood. Owners added gutters and a garage door opener in the short time there. You gotta see it to believe the condition. Elegant executive master bath. Tasteful selections with earth-tones and neutral colors. Nice. HURRY!

10. 2014-02-15
    price $124,000 498-char remark

    Show marketing remark (498 chars)

    As close to a new home as you can get! VERY lightly lived in for less than a year by only 1 person that works all the time!! Immaculate condition and most everything is still under warranty! Really, there's even very few nail-holes for pictures! Quiet street in a quiet neighborhood. Owners added gutters and a garage door opener in the short time there. You gotta see it to believe the condition. Elegant executive master bath. Tasteful selections with earth-tones and neutral colors. Nice. HURRY!

11. 2014-02-11
    status Active 498-char remark

    Show marketing remark (498 chars)

    As close to a new home as you can get! VERY lightly lived in for less than a year by only 1 person that works all the time!! Immaculate condition and most everything is still under warranty! Really, there's even very few nail-holes for pictures! Quiet street in a quiet neighborhood. Owners added gutters and a garage door opener in the short time there. You gotta see it to believe the condition. Elegant executive master bath. Tasteful selections with earth-tones and neutral colors. Nice. HURRY!

12. 2013-12-17
    status Pending, Continue to Show 498-char remark

    Show marketing remark (498 chars)

    As close to a new home as you can get! VERY lightly lived in for less than a year by only 1 person that works all the time!! Immaculate condition and most everything is still under warranty! Really, there's even very few nail-holes for pictures! Quiet street in a quiet neighborhood. Owners added gutters and a garage door opener in the short time there. You gotta see it to believe the condition. Elegant executive master bath. Tasteful selections with earth-tones and neutral colors. Nice. HURRY!

13. 2013-12-07
    listed $120,000 Active 498-char remark

    Show marketing remark (498 chars)

    As close to a new home as you can get! VERY lightly lived in for less than a year by only 1 person that works all the time!! Immaculate condition and most everything is still under warranty! Really, there's even very few nail-holes for pictures! Quiet street in a quiet neighborhood. Owners added gutters and a garage door opener in the short time there. You gotta see it to believe the condition. Elegant executive master bath. Tasteful selections with earth-tones and neutral colors. Nice. HURRY!

ⓘ 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: $6,380 · $532/mo
• Projected year-2 tax: $6,380 · $532/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 · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $31,390
• − Mortgage interest: −$13,858
• − Property taxes: −$6,380
• − Insurance: −$1,237
• − Repairs & maintenance: −$2,511
• − Management: −$2,511
• − HOA: −$504
• − Depreciation: −$7,197
• Taxable loss: −$2,809
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $1,782/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

+106.2% since first listed

13 events — show timeline

• 2026-04-30 Pending — HARMLS
• 2026-04-22 Pending — HARMLS
• 2026-04-16 Price Changed $247,400 HARMLS
• 2026-04-01 Listed $254,900 HARMLS
• 2014-03-26 Sold (Public Records) — Public Records
• 2014-03-25 Sold (MLS) — HARMLS
• 2014-03-04 Pending — HARMLS
• 2014-02-26 Relisted — HARMLS
• 2014-02-19 Pending — HARMLS
• 2014-02-15 Price Changed $124,000 HARMLS
• 2014-02-11 Relisted — HARMLS
• 2013-12-17 Pending — HARMLS
• 2013-12-07 Listed $120,000 HARMLS

Property tax history

+16.9%/yr

Latest (2025): $6,380 · +1.3% YoY. Source: county tax records.