5719 White Mills Dr · Houston, TX 77041

$259,000

4 bd · 2.0 ba · 2,115 sqft · SingleFamily public records · 14 Days on market

Built 1989 6,298 sqft lot Est $370k · 30% under $40/mo HOA · 2% 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 +15.0/15.0
• Cash flow +10.2/30.0
• Schools +4.4/10.0
• Appreciation +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

GREAT STARTER HOME! GREAT LOCATION, EASY ACCESS TO FREEWAYS, 4 BEDROOMS, MASTER BEDROOM WITH SEPERATE TUB AND SHOWER, WALK IN CLOSET, 4TH BEDROOM CAN BE A NURSERY/GAMEROOM/SITTING AREA, ISLAND KITCHEN, BOTH FORMALS, BACKYARD IS VERY CALM AND TRANQUIL WON'T LAST LONG. .. MUST SEE!!! Bedroom Dimensions are estimates. ..

Key facts

• 6,298 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Concord Bridge HOA; Annual association fee covering recreation facilities; Community pool; Community amenities include pool, playground, park, picnic area, tennis courts, and trails

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Slab foundation; Built in 1989; Composition roof
• Construction: Brick construction
• Exterior features: Deck; Patio; Porch; Fenced backyard; Storage shed; Tennis courts (association); Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Kitchen island; Pantry
• Bedrooms: Primary bedroom on the first floor (16 x 18); Bedroom on the first floor (12 x 12); Bedroom on the first floor (12 x 14); Bedroom on the first floor (10 x 10)
• Flooring: Wood flooring; Tile flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric and Gas); Central air conditioning (Electric)
• Interior features: High ceilings; Ceiling fan(s); Double vanity; Jetted tub; Separate shower; Tub/shower combination; Vanity; Kitchen island; Pantry; One fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (10.3% below list).
• Recommended offer: $232k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lee El (math 35% / reading 35%, grade F, #1,965 of 4,322 statewide, top 46%, 873 students, 78% FRL); Truitt Middle (math 34% / reading 41%, grade F, #736 of 1,662 statewide, top 45%, 1,419 students, 76% FRL); Cypress-Fairbanks J J A E P (12 students, 0% FRL).
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Cypress-Fairbanks ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 177 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 36% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $232,385 (10.3% 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. 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 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?
5. 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?
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: 0.90% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $370,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5719 White Mills Dr	0.00mi	4/2.0	2,115 (0%)	1mo	$259,000	$122	99
13307 Misty Mill Dr	0.06mi	4/2.5	2,144 (+1%)	2mo	$289,000	$135	92
5715 Pheasant Ridge Ln	0.19mi	4/2.0	2,085 (-1%)	9mo	$359,999	$173	82
5614 Sandle Crest Ct	0.43mi	3/2.0 (-1)	2,110 (-0%)	5mo	$559,900	$265	70
12903 Dove Point Ln	0.59mi	3/2.0 (-1)	2,085 (-1%)	6mo	$320,000	$153	60
6102 Fox Wind Ct	0.67mi	3/2.0 (-1)	1,965 (-7%)	2mo	$380,000	$193	50
12918 Deer Sage Ct	0.47mi	3/2.0 (-1)	1,828 (-14%)	3mo	$319,900	$175	48
13622 Neston Dr	0.68mi	3/2.0 (-1)	1,964 (-7%)	6mo	$305,000	$155	46
6315 Timbo Ln	0.70mi	4/2.0	2,332 (+10%)	9mo	$339,700	$146	43
6106 Fox Wind Ct	0.68mi	3/2.0 (-1)	1,896 (-10%)	4mo	$345,000	$182	42
12830 Dove Brook Ct	0.56mi	3/2.0 (-1)	1,853 (-12%)	10mo	$335,000	$181	40
12507 Aliso Bend Ln	0.62mi	3/2.0 (-1)	2,422 (+14%)	3mo	$499,000	$206	39

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

Projected returns pro-forma

-1.47% appreciation · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.44×
• Total profit: $-40,427
• Equity at exit: $56,732

10-year hold

• IRR: -10.2%
• Equity multiple: 0.24×
• Total profit: $-55,355
• Equity at exit: $54,770

Cash invested: $72,520 (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 77041

• Home prices YoY: -0.6%
• Rents YoY: 0.2%
• Active inventory: 177
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,324 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$477 /mo · $5,724/yr
• Insurance: −$108
• HOA: −$40
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-147

Break-even live

Break-even rent $2,510

Max offer price $232,982

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-74	+0% $-147	+5% $-221	+10% $-294
Rent	-10% $-331	-5% $-239	+0% $-147	+5% $-55	+10% $36
Rate	-1.0pp $-17	-0.5pp $-81	base $-147	+0.5pp $-214	+1.0pp $-283

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6103 Wolfboro Dr Houston, TX	3.0	2.0	1440	$1,745	$1.21	26d	1	0.33mi
12831 Pheasant Lake Ct Houston, TX	4.0	2.0	2639	$2,411	$0.91	45d	1	0.51mi
5407 Lake Place Dr Houston, TX	3.0	2.5	2813	$3,350	$1.19	45d	1	0.54mi
12827 Deer Cove Ln Houston, TX	3.0	2.5	2117	$2,200	$1.04	26d	1	0.64mi
13602 Somersworth Dr Houston, TX	3.0	2.5	2477	$2,400	$0.97	45d	1	0.68mi
14118 Barkerview Ct Houston, TX	4.0	2.5	2684	$2,400	$0.89	45d	1	0.81mi
12416 W Little York Rd Houston, TX	3.0	2.0	1542	$1,849	$1.20	21d	1	1.24mi
12416 W Little York Rd Houston, TX	3.0	2.0	1542	$1,849	$1.20	20d	1	1.24mi
15619 Fern Ridge Dr Houston, TX	4.0	2.0	1958	$2,335	$1.19	26d	1	1.40mi
15631 Cascade Point Dr Houston, TX	3.0	2.0	1904	$1,926	$1.01	7d	1	1.50mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 10 events

1. 2026-05-09
   status Pending
2. 2026-04-30
   status Pending
3. 2026-04-24
   listed $259,000 Active
4. 2015-07-28
   soldstatus
5. 2015-07-28
   soldstatus
6. 2015-07-24
   soldstatus Sold 319-char remark

   Show marketing remark (319 chars)

   GREAT STARTER HOME! GREAT LOCATION, EASY ACCESS TO FREEWAYS, 4 BEDROOMS, MASTER BEDROOM WITH SEPERATE TUB AND SHOWER, WALK IN CLOSET, 4TH BEDROOM CAN BE A NURSERY/GAMEROOM/SITTING AREA, ISLAND KITCHEN, BOTH FORMALS, BACKYARD IS VERY CALM AND TRANQUIL WON'T LAST LONG. .. MUST SEE!!! Bedroom Dimensions are estimates. ..

7. 2015-06-25
   status Pending 319-char remark

   Show marketing remark (319 chars)

   GREAT STARTER HOME! GREAT LOCATION, EASY ACCESS TO FREEWAYS, 4 BEDROOMS, MASTER BEDROOM WITH SEPERATE TUB AND SHOWER, WALK IN CLOSET, 4TH BEDROOM CAN BE A NURSERY/GAMEROOM/SITTING AREA, ISLAND KITCHEN, BOTH FORMALS, BACKYARD IS VERY CALM AND TRANQUIL WON'T LAST LONG. .. MUST SEE!!! Bedroom Dimensions are estimates. ..

8. 2015-06-13
   status Option Pending 319-char remark

   Show marketing remark (319 chars)

   GREAT STARTER HOME! GREAT LOCATION, EASY ACCESS TO FREEWAYS, 4 BEDROOMS, MASTER BEDROOM WITH SEPERATE TUB AND SHOWER, WALK IN CLOSET, 4TH BEDROOM CAN BE A NURSERY/GAMEROOM/SITTING AREA, ISLAND KITCHEN, BOTH FORMALS, BACKYARD IS VERY CALM AND TRANQUIL WON'T LAST LONG. .. MUST SEE!!! Bedroom Dimensions are estimates. ..

9. 2015-06-08
   listed $169,000 Active 319-char remark

   Show marketing remark (319 chars)

   GREAT STARTER HOME! GREAT LOCATION, EASY ACCESS TO FREEWAYS, 4 BEDROOMS, MASTER BEDROOM WITH SEPERATE TUB AND SHOWER, WALK IN CLOSET, 4TH BEDROOM CAN BE A NURSERY/GAMEROOM/SITTING AREA, ISLAND KITCHEN, BOTH FORMALS, BACKYARD IS VERY CALM AND TRANQUIL WON'T LAST LONG. .. MUST SEE!!! Bedroom Dimensions are estimates. ..

10. 2001-02-14
    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: $5,724 · $477/mo
• Projected year-2 tax: $5,724 · $477/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $27,886
• − Mortgage interest: −$14,508
• − Property taxes: −$5,724
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − HOA: −$480
• − Depreciation: −$7,535
• Taxable loss: −$6,117
• Est. tax savings @ 24.0%: +$1,468
• After-tax cash flow: $-299/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,349
• Household income: $77,083
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 537.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 25% White 23% Asian 16% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 36% Cuban 2% Salvadoran 1%
• Common ancestry: Italian 1% Portuguese 1% Romanian 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 39% Vietnamese 8% Other Indo-European 3%

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: ▼ -1.47%
• Current HPI: 241.5096
• Rent YoY: ▲ 0.25%
• 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

+53.3% since first listed

10 events — show timeline

• 2026-05-09 Pending — HARMLS
• 2026-04-30 Pending — HARMLS
• 2026-04-24 Listed $259,000 HARMLS
• 2015-07-28 Sold (Public Records) — Public Records
• 2015-07-28 Sold (Public Records) — Public Records
• 2015-07-24 Sold (MLS) — HARMLS
• 2015-06-25 Pending — HARMLS
• 2015-06-13 Pending — HARMLS
• 2015-06-08 Listed $169,000 HARMLS
• 2001-02-14 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $5,724 · -3.4% YoY. Source: county tax records.