3054 La Quinta Dr · Missouri City, TX 77459

$350,000

4 bd · 4.0 ba · 3,437 sqft · SingleFamily public records · 30 Days on market

Built 1973 0.25 ac lot $102/sqft · 15% below area Est $413k · 15% under $38/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 +14.3/15.0
• Cash flow +6.8/30.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks MLS

Welcome to this beautiful golf course home in the desirable Quail Valley community, perfectly set on a large lot with scenic views. Featuring 4 bedrooms and 3 full baths, this layout is ideal for everyday living and entertaining. Enjoy a formal dining and living room, plus a large family room with a gas log fireplace, built-ins, and two wet bars. The island kitchen offers double ovens, cooktop, and dishwasher for functionality and convenience. Upstairs, find a game room with balcony access, additional bedrooms, and a primary suite with its own balcony, perfect for taking in golf course views. The spacious backyard offers ample green space, ideal for entertaining or adding a future pool. A two-car garage and dedicated golf cart garage enhance the golf course lifestyle. Homes like this are rare schedule your private showing today!

Key facts

• Large family room
• Formal dining room
• Island kitchen

Tags

• LARGE LOT
• SCENIC VIEWS
• FORMAL DINING ROOM
• LARGE FAMILY ROOM
• GAS LOG FIREPLACE
• ISLAND KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-549 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (22.0% below list).
• Recommended offer: $253k (27.7% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.5% in Missouri City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents soft (-0.1%/yr); 1215 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of loan paydown is wiped out by about $6k 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 30 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $253,090 (27.7% 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. Built in 1973 — 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. 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: 0.78% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 10.7

CMA / ARV

• ARV (median comp): $412,584
• List price: $350,000
• Delta: -15.17%
• 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
3159 Bonney Briar Dr	0.18mi	4/3.5	3,583 (+4%)	5mo	$425,000	$119	79
3227 Robinson Rd	0.22mi	4/3.5	3,582 (+4%)	9mo	$415,000	$116	73
3147 Robinson Rd	0.11mi	4/3.0	3,824 (+11%)	3mo	$695,000	$182	70
2902 Blue Lakes Ln	0.48mi	4/3.5	3,313 (-4%)	5mo	$420,000	$127	66
3322 Robinson Road Rd	0.28mi	4/3.0	3,029 (-12%)	2mo	$549,900	$182	61
3075 Tam Oshanter Ln	0.10mi	5/3.5 (+1)	3,810 (+11%)	12mo	$524,989	$138	60
3106 El Dorado Blvd	0.44mi	5/3.5 (+1)	3,720 (+8%)	4mo	$440,000	$118	55
3514 E Creek Club Dr	0.54mi	4/3.0	3,323 (-3%)	13mo	$439,000	$132	54
3827 Kiamesha Dr	0.73mi	4/3.5	3,219 (-6%)	12mo	$349,900	$109	44
3823 Kiamesha Dr	0.71mi	4/2.5	3,179 (-8%)	12mo	$254,900	$80	38
3826 Pecan Valley Dr	0.74mi	4/2.5	3,100 (-10%)	13mo	$384,990	$124	32
3226 El Dorado Blvd S	0.56mi	3/2.5 (-1)	2,992 (-13%)	13mo	$396,000	$132	31

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: -21.0%
• Equity multiple: 0.19×
• Total profit: $-79,489
• Equity at exit: $73,405

10-year hold

• IRR: -19.0%
• Equity multiple: -0.29×
• Total profit: $-126,135
• Equity at exit: $67,991

Cash invested: $98,000 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,729 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$685 /mo · $8,219/yr
• Insurance: −$146
• HOA: −$38
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-549

Break-even live

Break-even rent $3,423

Max offer price $253,090

Occupancy floor —

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	17d	1	0.54mi
3907 Kiamesha Dr Missouri City, TX	4.0	2.5	2896	$2,750	$0.95	17d	1	0.74mi
2010 Quail Valley East Dr Missouri City, TX	5.0	3.0	2651	$2,695	$1.02	43d	1	0.84mi
3512 Talia Wood Ct Missouri City, TX	4.0	3.5	2950	$2,900	$0.98	10d	1	0.90mi
4039 Mission Valley Dr Missouri City, TX	4.0	2.5	2364	$2,495	$1.06	22d	1	1.22mi
2910 Fawn Ct Missouri City, TX	4.0	2.5	2330	$2,220	$0.95	43d	1	1.46mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: gaspool

Listing history 7 events

1. 2026-05-08
   status Pending 849-char remark

   Show marketing remark (849 chars)

   Welcome to this beautiful golf course home in the desirable Quail Valley community, perfectly set on a large lot with scenic views. Featuring 4 bedrooms and 3 full baths, this layout is ideal for everyday living and entertaining. Enjoy a formal dining and living room, plus a large family room with a gas log fireplace, built-ins, and two wet bars. The island kitchen offers double ovens, cooktop, and dishwasher for functionality and convenience. Upstairs, find a game room with balcony access, additional bedrooms, and a primary suite with its own balcony, perfect for taking in golf course views. The spacious backyard offers ample green space, ideal for entertaining or adding a future pool. A two-car garage and dedicated golf cart garage enhance the golf course lifestyle. Homes like this are rare schedule your private showing today!

2. 2026-04-07
   listed $350,000 Active 849-char remark

   Show marketing remark (849 chars)

   Welcome to this beautiful golf course home in the desirable Quail Valley community, perfectly set on a large lot with scenic views. Featuring 4 bedrooms and 3 full baths, this layout is ideal for everyday living and entertaining. Enjoy a formal dining and living room, plus a large family room with a gas log fireplace, built-ins, and two wet bars. The island kitchen offers double ovens, cooktop, and dishwasher for functionality and convenience. Upstairs, find a game room with balcony access, additional bedrooms, and a primary suite with its own balcony, perfect for taking in golf course views. The spacious backyard offers ample green space, ideal for entertaining or adding a future pool. A two-car garage and dedicated golf cart garage enhance the golf course lifestyle. Homes like this are rare schedule your private showing today!

3. 2003-08-06
   soldstatus
4. 2003-08-06
   soldstatus
5. 2003-06-15
   historical
6. 2002-11-12
   listed $180,000
7. 1997-10-27
   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: $8,219 · $685/mo
• Projected year-2 tax: $8,219 · $685/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 1/10 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: $32,744
• − Mortgage interest: −$19,605
• − Property taxes: −$8,219
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,619
• − Management: −$2,619
• − HOA: −$456
• − Depreciation: −$10,182
• Taxable loss: −$12,708
• Est. tax savings @ 24.0%: +$3,050
• After-tax cash flow: $-3,533/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

+94.4% since first listed

7 events — show timeline

• 2026-05-08 Pending — HARMLS
• 2026-04-07 Listed $350,000 HARMLS
• 2003-08-06 Sold (Public Records) — Public Records
• 2003-08-06 Sold (Public Records) — Public Records
• 2003-06-15 Listing Removed — HARMLS
• 2002-11-12 Listed $180,000 HARMLS
• 1997-10-27 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $8,219 · -10.9% YoY. Source: county tax records.