5710 Micah Ln · Cumings, TX 77471

$259,000

4 bd · 2.0 ba · 1,889 sqft · SingleFamily public records · 34 Days on market

Built 2018 7,588 sqft lot $137/sqft · 19% below area Est $321k · 19% under $58/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 +7.7/30.0
• Schools +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful new construction home built by Rausch Coleman! Charming 1 story plan with 4 bedroom and 2 bathrooms. Don't miss out on this charming new home, and schedule your appointment today!

Key facts

• Fitness center
• Gourmet kitchen
• Covered patio

Tags

• SOLAR PANEL SYSTEM
• GOURMET KITCHEN
• WALK-IN PANTRY
• COVERED PATIO
• RESORT-STYLE POOL
• FITNESS CENTER

Property features AI

Finance

• HOA & community: Community association (Kingdom Heights / The Millis Group); Annual association fee; Association fee covers clubhouse, common areas, and recreation facilities; Community amenities include clubhouse, sport court, fitness center, meeting/party room, playground, park, pool, and trails; Community pool

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage with automatic door opener
• Security: Prewired for security; Smoke detectors
• Utilities: Public water; Public sewer (also lists septic tank)
• Home design: Residential property; Built in 2018; Slab foundation; Composition roof
• Construction: Brick and cement siding construction; Year built 2018; Slab foundation; Composition roof
• Exterior features: Covered patio; Fully fenced backyard; Fence; Sprinkler/irrigation system; Porch; Patio; Private yard; Deck; Backs to greenbelt/park; Side yard; Greenbelt and subdivision setting

Interior

• Kitchen: Dishwasher; Free-standing range; Garbage disposal; Gas oven; Gas range; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom on the first floor (13 x 16); Bedroom on the first floor (13 x 15); Bedroom on the first floor (13 x 10); Bedroom on the first floor (13 x 10)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Bathroom on the first floor (5 x 6); Bathroom on the first floor (7 x 5)
• Heating & cooling: Central heating (gas, with solar); Central air conditioning
• Interior features: Breakfast bar; Double vanity; Entrance foyer; Granite counters; High ceilings; Kitchen island; Kitchen/family room combo; Pantry; Soaking tub; Separate shower; Tub/shower combination; Vanity; Vaulted ceilings; Walk-in pantry; Window treatments; Kitchen/dining combo; Accessible bedroom, common areas, kitchen, entrance, doors and hallways; Window coverings
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup

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 $-297 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (8.8% below list).
• Recommended offer: $207k (20.2% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.2% in Cumings — 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 (#566 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Lamar CISD (suburban): math 50% / reading 53% proficiency, ranked #116 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Frost El (math 71% / reading 71%, grade A-, #128 of 4,322 statewide, top 3%, 1,046 students, 33% FRL); Briscoe J H (math 59% / reading 60%, grade B, #166 of 1,662 statewide, top 11%, 1,914 students, 38% FRL); Foster H S (math 64% / reading 74%, grade B, #141 of 1,632 statewide, top 9%, 2,388 students, 34% FRL).
• Zoned-school proficiency averages 66% at this address vs 52% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lamar CISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.0%/yr); 728 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 39% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 34 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 3.0% 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 $206,621 (20.2% 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 34 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.91% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 9.1

CMA / ARV

• ARV (median comp): $321,277
• List price: $259,000
• Delta: -19.38%
• 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
5919 Micah Ln	0.21mi	3/2.0 (-1)	2,067 (+9%)	1mo	$295,000	$143	69
2507 Good Morrow Dr	0.26mi	3/2.0 (-1)	2,005 (+6%)	5mo	$329,751	$164	69
5622 Maxon Ct	0.13mi	3/2.0 (-1)	2,131 (+13%)	2mo	$295,000	$138	66
2834 Dark Lantern	0.47mi	4/3.0	2,067 (+9%)	0mo	$363,480	$176	58
2027 Wembley Way	0.29mi	3/2.0 (-1)	2,131 (+13%)	2mo	$305,000	$143	58
2019 Preston Park	0.38mi	3/2.0 (-1)	2,095 (+11%)	2mo	$279,000	$133	58
2527 Good Morrow Dr	0.31mi	3/2.5 (-1)	2,111 (+12%)	5mo	$384,560	$182	55
2650 Wastelbread Ln	0.45mi	4/3.0	2,067 (+9%)	7mo	$330,590	$160	54
5207 Kingdom Heights Blvd	0.49mi	4/3.0	2,067 (+9%)	7mo	$367,240	$178	52
2622 Good Morrow Dr	0.40mi	3/2.5 (-1)	2,111 (+12%)	5mo	$374,208	$177	50
5814 Chamberlain Xing	0.59mi	4/3.0	2,067 (+9%)	4mo	$359,440	$174	50
2835 Clapbread Ln	0.62mi	3/2.5 (-1)	2,092 (+11%)	4mo	$394,850	$189	43

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.8%
• Equity multiple: 0.07×
• Total profit: $-67,514
• Equity at exit: $38,618

10-year hold

• IRR: -52.3%
• Equity multiple: -0.50×
• Total profit: $-108,795
• Equity at exit: $22,394

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 77471

• Home prices YoY: -19.3%
• Rents YoY: -1.0%
• Active inventory: 728
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,363 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$639 /mo · $7,672/yr
• Insurance: −$108
• HOA: −$58
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-297

Break-even live

Break-even rent $2,739

Max offer price $206,621

Occupancy floor —

Sensitivity live

Price	-10% $-150	-5% $-223	+0% $-297	+5% $-370	+10% $-443
Rent	-10% $-483	-5% $-390	+0% $-297	+5% $-203	+10% $-110
Rate	-1.0pp $-166	-0.5pp $-231	base $-297	+0.5pp $-364	+1.0pp $-432

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2023 Wembley Way Rosenberg, TX	3.0	3.0	2606	$2,400	$0.92	45d	1	0.31mi
6214 Oxford Lake Dr Rosenberg, TX	3.0	2.0	2020	$2,203	$1.09	45d	1	0.45mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 11 events

1. 2026-06-03
   days on market $259,000 Active 34 DOM
2. 2026-06-02
   days on market $259,000 Active 33 DOM
3. 2026-06-01
   days on market $259,000 Active 32 DOM
4. 2026-05-31
   days on market $259,000 Active 31 DOM
5. 2026-04-30
   listed $259,000 Active 594-char remark
6. 2026-04-18
   historical
7. 2026-04-10
   listed $300,000 Active
8. 2019-02-28
   soldstatus Sold

   Show marketing remark (189 chars)

   Beautiful new construction home built by Rausch Coleman! Charming 1 story plan with 4 bedroom and 2 bathrooms. Don't miss out on this charming new home, and schedule your appointment today!

9. 2018-12-13
   status Pending

   Show marketing remark (189 chars)

   Beautiful new construction home built by Rausch Coleman! Charming 1 story plan with 4 bedroom and 2 bathrooms. Don't miss out on this charming new home, and schedule your appointment today!

10. 2018-11-19
    price $195,900

    Show marketing remark (189 chars)

    Beautiful new construction home built by Rausch Coleman! Charming 1 story plan with 4 bedroom and 2 bathrooms. Don't miss out on this charming new home, and schedule your appointment today!

11. 2018-08-30
    listed $192,990 Active

    Show marketing remark (189 chars)

    Beautiful new construction home built by Rausch Coleman! Charming 1 story plan with 4 bedroom and 2 bathrooms. Don't miss out on this charming new home, and schedule your appointment today!

ⓘ 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: $7,672 · $639/mo
• Projected year-2 tax: $7,672 · $639/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,359
• − Mortgage interest: −$14,508
• − Property taxes: −$7,672
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − HOA: −$696
• − Depreciation: −$7,535
• Taxable loss: −$7,884
• Est. tax savings @ 24.0%: +$1,892
• After-tax cash flow: $-1,666/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: Lamar CISD
• NCES district ID: 4826580
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $75,213
• Composite: 46.43/100
• National rank: #2452
• State rank: #116 of 826 in TX

Livability — Cumings

• Score: 67/100
• State rank: #566
• US rank: #10828

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: Cumings, TX
• County: Fort Bend County · 836,777 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 45,325
• Household income: $73,186
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1688.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 56% White 23% Two or more races 21% Black 12% Asian 7%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 57% English-only · Spanish 35% Tagalog/Filipino 2% Other Indo-European 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: ▼ -74.06%
• Current HPI: 309.5425
• Rent YoY: ▼ -0.97%
• 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

+34.2% since first listed

8 events — show timeline

• 2026-06-01 Listing Removed — HARMLS
• 2026-04-30 Listed $259,000 HARMLS
• 2026-04-18 Listing Removed — HARMLS
• 2026-04-10 Listed $300,000 HARMLS
• 2019-02-28 Sold (MLS) — HARMLS
• 2018-12-13 Pending — HARMLS
• 2018-11-19 Price Changed $195,900 HARMLS
• 2018-08-30 Listed $192,990 HARMLS

Property tax history

+62.7%/yr

Latest (2025): $7,672 · +2.8% YoY. Source: county tax records.