4014 S Sandy Ct · Missouri City, TX 77459

$299,900

4 bd · 4.0 ba · 2,367 sqft · SingleFamily public records · 75 Days on market

Built 1990 8,502 sqft lot $127/sqft · 6% below area Est $320k · 6% under $38/mo HOA · 1% of rent ↓ 9% since listing

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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 +10.3/15.0
• Cash flow +8.7/30.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Charming two-story home featuring 4 bedrooms and 2.5 bathrooms with the primary suite conveniently located on the first floor. The home offers a spacious layout with a large upstairs game room, perfect for entertaining or additional living space. Enjoy the character of 1990s charm paired with comfortable living areas, including a cozy fireplace in the main living space. The primary bathroom features a separate soaking tub and shower, providing a relaxing retreat. Outside, the property boasts a large backyard and a covered patio, ideal for outdoor gatherings or quiet evenings. Additional highlights include an oversized detached garage and a roof that is less than one year old. Located in a lovely, well-established neighborhood, this home offers space, charm, and functionality all in one. This home is just steps away from Community Park which is 107-acres of sports fields, walking trails and includes a fishing lake! This community has a ton to offer with schools zoned to Fort Bend ISD

Key facts

• Primary suite
• Large backyard
• Covered patio

Tags

• PRIMARY SUITE
• LARGE UPSTAIRS GAME ROOM
• COZY FIREPLACE
• SEPARATE SOAKING TUB
• COVERED PATIO
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (12.7% below list).
• Recommended offer: $244k (18.7% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• Market conditions: Rents soft (-0.1%/yr); 1215 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $2k of loan paydown is wiped out by about $5k 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 75 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $243,951 (18.7% 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. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 9.5

CMA / ARV

• ARV (median comp): $319,553
• List price: $299,900
• Delta: -6.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4014 S Sandy Ct	0.00mi	4/2.5	2,367 (0%)	0mo	$299,900	$127	94
3815 Lamplighter Cir	0.21mi	4/2.5	2,343 (-1%)	4mo	$300,000	$128	79
3607 Point Clear Dr	0.36mi	4/3.0	2,467 (+4%)	0mo	$369,900	$150	72
3626 Telford Ln	0.48mi	4/3.0	2,330 (-2%)	0mo	$365,000	$157	71
4026 Greenbriar Dr	0.10mi	3/2.5 (-1)	2,689 (+14%)	0mo	$390,000	$145	61
4110 Laurel Woods Cir	0.44mi	4/2.5	2,179 (-8%)	1mo	$285,000	$131	60
2026 Point Clear Ct	0.36mi	4/2.5	2,647 (+12%)	1mo	$325,000	$123	56
3923 Kiamesha Dr	0.48mi	4/2.5	2,589 (+9%)	2mo	$399,000	$154	54
3970 Canyon Shore Ln	0.57mi	4/2.0	2,173 (-8%)	2mo	$365,000	$168	50
3519 Telford Ln Ln	0.56mi	4/2.0	2,165 (-8%)	2mo	$345,000	$159	50
4339 Lakeshore Forest Dr	0.53mi	3/2.0 (-1)	2,163 (-9%)	3mo	$375,000	$173	46
3951 Aspen Landing Ln	0.64mi	4/3.0	2,645 (+12%)	1mo	$415,000	$157	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: -18.1%
• Equity multiple: 0.30×
• Total profit: $-59,118
• Equity at exit: $62,898

10-year hold

• IRR: -15.7%
• Equity multiple: -0.08×
• Total profit: $-90,654
• Equity at exit: $58,258

Cash invested: $83,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,618 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$583 /mo · $6,991/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$38
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-317

Break-even live

Break-even rent $3,019

Max offer price $243,951

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4039 Mission Valley Dr Missouri City, TX	4.0	2.5	2364	$2,495	$1.06	21d	1	0.08mi
3618 Quail Meadow Dr Missouri City, TX	3.0	2.0	1618	$1,966	$1.22	43d	1	0.37mi
3907 Kiamesha Dr Missouri City, TX	4.0	2.5	2896	$2,750	$0.95	17d	1	0.50mi
1714 Mustang Xing Missouri City, TX	4.0	3.5	3065	$2,436	$0.79	43d	1	0.51mi
1323 Park Crest Dr Missouri City, TX	5.0	3.0	2607	$2,600	$1.00	43d	1	0.62mi
1109 Lakes Edge Ln Missouri City, TX	4.0	3.0	2847	$2,800	$0.98	20d	1	0.77mi
2010 Quail Valley East Dr Missouri City, TX	5.0	3.0	2651	$2,695	$1.02	43d	1	0.79mi
2319 Quail Valley East Dr Missouri City, TX	5.0	3.0	2235	$2,000	$0.89	43d	1	0.95mi
2307 Hilton Head Dr Missouri City, TX	4.0	2.0	2606	$2,239	$0.86	16d	1	1.03mi
3912 Cedar Valley Dr Missouri City, TX	3.0	2.0	2151	$2,200	$1.02	20d	1	1.10mi
2235 Argos Dr Missouri City, TX	4.0	3.5	2838	$2,550	$0.90	20d	1	1.21mi
3947 Amalfi Shores Ct Missouri City, TX	4.0	2.5	2409	$3,500	$1.45	43d	1	1.22mi
3935 Medici Ct Missouri City, TX	4.0	3.0	2636	$2,800	$1.06	20d	1	1.30mi
2910 Fawn Ct Missouri City, TX	4.0	2.5	2330	$2,220	$0.95	43d	1	1.39mi
814 Hyacinth Pl Missouri City, TX	4.0	2.5	2359	$2,500	$1.06	43d	1	1.40mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 6 events

1. 2026-05-19
   status Pending 997-char remark

   Show marketing remark (997 chars)

   Charming two-story home featuring 4 bedrooms and 2.5 bathrooms with the primary suite conveniently located on the first floor. The home offers a spacious layout with a large upstairs game room, perfect for entertaining or additional living space. Enjoy the character of 1990s charm paired with comfortable living areas, including a cozy fireplace in the main living space. The primary bathroom features a separate soaking tub and shower, providing a relaxing retreat. Outside, the property boasts a large backyard and a covered patio, ideal for outdoor gatherings or quiet evenings. Additional highlights include an oversized detached garage and a roof that is less than one year old. Located in a lovely, well-established neighborhood, this home offers space, charm, and functionality all in one. This home is just steps away from Community Park which is 107-acres of sports fields, walking trails and includes a fishing lake! This community has a ton to offer with schools zoned to Fort Bend ISD

2. 2026-05-11
   status Active 997-char remark

   Show marketing remark (997 chars)

   Charming two-story home featuring 4 bedrooms and 2.5 bathrooms with the primary suite conveniently located on the first floor. The home offers a spacious layout with a large upstairs game room, perfect for entertaining or additional living space. Enjoy the character of 1990s charm paired with comfortable living areas, including a cozy fireplace in the main living space. The primary bathroom features a separate soaking tub and shower, providing a relaxing retreat. Outside, the property boasts a large backyard and a covered patio, ideal for outdoor gatherings or quiet evenings. Additional highlights include an oversized detached garage and a roof that is less than one year old. Located in a lovely, well-established neighborhood, this home offers space, charm, and functionality all in one. This home is just steps away from Community Park which is 107-acres of sports fields, walking trails and includes a fishing lake! This community has a ton to offer with schools zoned to Fort Bend ISD

3. 2026-05-08
   status Pending 997-char remark

   Show marketing remark (997 chars)

   Charming two-story home featuring 4 bedrooms and 2.5 bathrooms with the primary suite conveniently located on the first floor. The home offers a spacious layout with a large upstairs game room, perfect for entertaining or additional living space. Enjoy the character of 1990s charm paired with comfortable living areas, including a cozy fireplace in the main living space. The primary bathroom features a separate soaking tub and shower, providing a relaxing retreat. Outside, the property boasts a large backyard and a covered patio, ideal for outdoor gatherings or quiet evenings. Additional highlights include an oversized detached garage and a roof that is less than one year old. Located in a lovely, well-established neighborhood, this home offers space, charm, and functionality all in one. This home is just steps away from Community Park which is 107-acres of sports fields, walking trails and includes a fishing lake! This community has a ton to offer with schools zoned to Fort Bend ISD

4. 2026-04-16
   price $299,900 997-char remark

   Show marketing remark (997 chars)

   Charming two-story home featuring 4 bedrooms and 2.5 bathrooms with the primary suite conveniently located on the first floor. The home offers a spacious layout with a large upstairs game room, perfect for entertaining or additional living space. Enjoy the character of 1990s charm paired with comfortable living areas, including a cozy fireplace in the main living space. The primary bathroom features a separate soaking tub and shower, providing a relaxing retreat. Outside, the property boasts a large backyard and a covered patio, ideal for outdoor gatherings or quiet evenings. Additional highlights include an oversized detached garage and a roof that is less than one year old. Located in a lovely, well-established neighborhood, this home offers space, charm, and functionality all in one. This home is just steps away from Community Park which is 107-acres of sports fields, walking trails and includes a fishing lake! This community has a ton to offer with schools zoned to Fort Bend ISD

5. 2026-03-09
   listed $329,900 Active 997-char remark

   Show marketing remark (997 chars)

   Charming two-story home featuring 4 bedrooms and 2.5 bathrooms with the primary suite conveniently located on the first floor. The home offers a spacious layout with a large upstairs game room, perfect for entertaining or additional living space. Enjoy the character of 1990s charm paired with comfortable living areas, including a cozy fireplace in the main living space. The primary bathroom features a separate soaking tub and shower, providing a relaxing retreat. Outside, the property boasts a large backyard and a covered patio, ideal for outdoor gatherings or quiet evenings. Additional highlights include an oversized detached garage and a roof that is less than one year old. Located in a lovely, well-established neighborhood, this home offers space, charm, and functionality all in one. This home is just steps away from Community Park which is 107-acres of sports fields, walking trails and includes a fishing lake! This community has a ton to offer with schools zoned to Fort Bend ISD

6. 2001-05-09
   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: $6,991 · $583/mo
• Projected year-2 tax: $6,991 · $583/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $31,413
• − Mortgage interest: −$16,799
• − Property taxes: −$6,991
• − Insurance: −$2,297
• − Repairs & maintenance: −$2,513
• − Management: −$2,513
• − HOA: −$456
• − Depreciation: −$8,724
• Taxable loss: −$8,881
• Est. tax savings @ 24.0%: +$2,131
• After-tax cash flow: $-1,669/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

-9.1% since first listed

6 events — show timeline

• 2026-05-19 Pending — HARMLS
• 2026-05-11 Relisted — HARMLS
• 2026-05-08 Pending — HARMLS
• 2026-04-16 Price Changed $299,900 HARMLS
• 2026-03-09 Listed $329,900 HARMLS
• 2001-05-09 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $6,991 · +2.3% YoY. Source: county tax records.