2302 Doverglen Dr · Missouri City, TX 77489

$239,500

3 bd · 2.0 ba · 1,517 sqft · SingleFamily public records · 62 Days on market

Built 1980 9,408 sqft lot $158/sqft · at area comps Est $244k · at est. $29/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 +8.4/15.0
• Cash flow +8.0/30.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Generac Generator Included--Welcome to this beautifully renovated 3-bedroom, 2-bath home in desirable Hunters Glen! Fresh updates throughout blend modern style with timeless appeal. The open layout offers comfortable living spaces perfect for relaxing or entertaining. Enjoy peace of mind with a whole-home Generac generator for reliable power during storms. Step outside to your expansive backyard—no back neighbors for ultimate privacy—ideal for play, gardening, outdoor dining. Located in family-friendly Missouri City with easy access to major highways, shopping, and schools. Don't miss this move-in-ready gem! Easement in rear excludes a pool placement.

Key facts

• 9,408 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (13.7% below list).
• Recommended offer: $197k (17.9% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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 flat; 186 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 33% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $336 of equity ($2k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• 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 62 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,654 (17.9% 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 62 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 9.7

CMA / ARV

• ARV (median comp): $244,367
• List price: $239,500
• Delta: -1.99%
• 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
2435 Buttonhill Dr	0.25mi	3/2.0	1,420 (-6%)	3mo	$195,000	$137	75
2115 Pepperglen Ct	0.31mi	3/2.0	1,590 (+5%)	4mo	$235,000	$148	74
2507 Rittenmore Dr	0.36mi	4/2.0 (+1)	1,568 (+3%)	1mo	$235,000	$150	72
1819 Wood Orchard Dr	0.51mi	3/2.0	1,435 (-5%)	1mo	$249,500	$174	67
1222 New Tree Ln	0.41mi	3/2.5	1,644 (+8%)	3mo	$169,900	$103	63
2603 Lazy Spring Ct	0.72mi	3/2.0	1,488 (-2%)	3mo	$230,000	$155	60
614 Tramwood Dr	0.53mi	3/2.0	1,661 (+10%)	1mo	$199,995	$120	59
1219 Pecan Glen Dr	0.42mi	3/2.0	1,323 (-13%)	0mo	$244,900	$185	59
1410 Gentle Bend Dr	0.60mi	3/2.0	1,638 (+8%)	1mo	$244,900	$150	58
1223 Gentle Bend Dr	0.42mi	3/2.5	1,693 (+12%)	3mo	$249,900	$148	56
619 Fawnwood Dr	0.64mi	3/2.0	1,661 (+10%)	2mo	$240,000	$144	53
16610 Quail Prairie Dr	0.66mi	3/2.0	1,644 (+8%)	4mo	$239,500	$146	52

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

Projected returns pro-forma

-0.55% appreciation · 0.34% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.50×
• Total profit: $-33,810
• Equity at exit: $63,016

10-year hold

• IRR: -7.4%
• Equity multiple: 0.33×
• Total profit: $-44,957
• Equity at exit: $70,718

Cash invested: $67,060 (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 77489

• Home prices YoY: -0.2%
• Rents YoY: 0.3%
• Active inventory: 186
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$1,256
• Tax from tax record: −$490 /mo · $5,882/yr
• Insurance: −$100
• HOA: −$29
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-243

Break-even live

Break-even rent $2,373

Max offer price $196,654

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 Beechbend Dr Missouri City, TX	4.0	2.5	2245	$2,250	$1.00	20d	1	0.17mi
16310 Setter Ct Missouri City, TX	3.0	2.0	1672	$1,700	$1.02	43d	1	0.33mi
1215 New Tree Ln Missouri City, TX	3.0	2.0	1323	$1,725	$1.30	12d	1	0.39mi
15823 Baybriar Dr Missouri City, TX	3.0	2.0	1335	$1,641	$1.23	5d	1	0.67mi
15703 Baybriar Dr Missouri City, TX	3.0	2.0	1252	$1,615	$1.29	19d	1	0.76mi
507 Whippoorwill Dr Missouri City, TX	3.0	2.0	1970	$1,925	$0.98	43d	1	0.80mi
1806 Courtside Place Dr Missouri City, TX	4.0	2.5	1974	$1,915	$0.97	12d	1	0.94mi
2026 Summer Place Dr Missouri City, TX	3.0	2.0	1837	$1,861	$1.01	20d	1	1.14mi
1919 Doliver Cir Missouri City, TX	3.0	2.0	1515	$2,000	$1.32	43d	1	1.37mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-18
   days on market $239,500 Active 62 DOM
2. 2026-06-17
   days on market $239,500 Active 61 DOM
3. 2026-06-16
   days on market $239,500 Active 60 DOM
4. 2026-06-15
   days on market $239,500 Active 59 DOM
5. 2026-06-13
   days on market $239,500 Active 57 DOM
6. 2026-06-09
   days on market $239,500 Active 53 DOM
7. 2026-06-07
   days on market $239,500 Active 51 DOM
8. 2026-06-04
   days on market $239,500 Active 48 DOM
9. 2026-06-03
   days on market $239,500 Active 47 DOM
10. 2026-06-02
    days on market $239,500 Active 46 DOM
11. 2026-06-01
    days on market $239,500 Active 45 DOM
12. 2026-05-31
    days on market $239,500 Active 44 DOM
13. 2026-05-06
    status Active 672-char remark

    Show marketing remark (672 chars)

    Generac Generator Included--Welcome to this beautifully renovated 3-bedroom, 2-bath home in desirable Hunters Glen! Fresh updates throughout blend modern style with timeless appeal. The open layout offers comfortable living spaces perfect for relaxing or entertaining. Enjoy peace of mind with a whole-home Generac generator for reliable power during storms. Step outside to your expansive backyard—no back neighbors for ultimate privacy—ideal for play, gardening, outdoor dining. Located in family-friendly Missouri City with easy access to major highways, shopping, and schools. Don't miss this move-in-ready gem! Easement in rear excludes a pool placement.

14. 2026-04-30
    historical $2,300

    Show marketing remark (672 chars)

    Generac Generator Included--Welcome to this beautifully renovated 3-bedroom, 2-bath home in desirable Hunters Glen! Fresh updates throughout blend modern style with timeless appeal. The open layout offers comfortable living spaces perfect for relaxing or entertaining. Enjoy peace of mind with a whole-home Generac generator for reliable power during storms. Step outside to your expansive backyard—no back neighbors for ultimate privacy—ideal for play, gardening, outdoor dining. Located in family-friendly Missouri City with easy access to major highways, shopping, and schools. Don't miss this move-in-ready gem! Easement in rear excludes a pool placement.

15. 2026-04-30
    status Pending 672-char remark

    Show marketing remark (672 chars)

    Generac Generator Included--Welcome to this beautifully renovated 3-bedroom, 2-bath home in desirable Hunters Glen! Fresh updates throughout blend modern style with timeless appeal. The open layout offers comfortable living spaces perfect for relaxing or entertaining. Enjoy peace of mind with a whole-home Generac generator for reliable power during storms. Step outside to your expansive backyard—no back neighbors for ultimate privacy—ideal for play, gardening, outdoor dining. Located in family-friendly Missouri City with easy access to major highways, shopping, and schools. Don't miss this move-in-ready gem! Easement in rear excludes a pool placement.

16. 2026-04-17
    listed $239,500 Active 672-char remark

    Show marketing remark (672 chars)

    Generac Generator Included--Welcome to this beautifully renovated 3-bedroom, 2-bath home in desirable Hunters Glen! Fresh updates throughout blend modern style with timeless appeal. The open layout offers comfortable living spaces perfect for relaxing or entertaining. Enjoy peace of mind with a whole-home Generac generator for reliable power during storms. Step outside to your expansive backyard—no back neighbors for ultimate privacy—ideal for play, gardening, outdoor dining. Located in family-friendly Missouri City with easy access to major highways, shopping, and schools. Don't miss this move-in-ready gem! Easement in rear excludes a pool placement.

17. 2026-03-21
    listed $2,300

ⓘ 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: $5,882 · $490/mo
• Projected year-2 tax: $5,882 · $490/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,795
• − Mortgage interest: −$13,416
• − Property taxes: −$5,882
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − HOA: −$348
• − Depreciation: −$6,967
• Taxable loss: −$6,982
• Est. tax savings @ 24.0%: +$1,676
• After-tax cash flow: $-1,235/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): 39,292
• Household income: $74,689
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1121.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 29% Two or more races 13% White 4% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 22% Vietnamese 1% Other Asian/Pacific 1%

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: ▼ -0.55%
• Current HPI: 288.1306
• Rent YoY: ▲ 0.34%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-06 Relisted — HARMLS
• 2026-04-30 Rental Removed $2,300 HARMLS
• 2026-04-30 Pending — HARMLS
• 2026-04-17 Listed $239,500 HARMLS
• 2026-03-21 Listed for Rent $2,300 HARMLS

Property tax history

+5.3%/yr

Latest (2025): $5,882 · +13.4% YoY. Source: county tax records.