19311 Spoonwood Ct · Atascocita, TX 77346

$224,900

4 bd · 2.5 ba · 2,280 sqft · SingleFamily public records · 120 Days on market

Built 1976 7,683 sqft lot $99/sqft · 11% below area Est $253k · 11% under $44/mo HOA · 2% of rent

---

Why this score? — see what drove the B- 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).

• Cash flow +23.5/30.0
• ARV discount +12.5/15.0
• 1% rule +7.6/10.0
• DSCR +7.6/10.0
• Appreciation +4.5/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this 4-bedroom, 2.5-bath home with a 2-car detached garage that offers a layout that balances comfort, privacy, and entertaining. All bedrooms are located upstairs, providing a peaceful retreat, while the main level is designed for everyday living and hosting. Enjoy cozy evenings by the fireplace, gather around the bar area, and appreciate the convenience of a downstairs utility room. Step outside to your own private pool, perfect for relaxing weekends and memorable get-togethers. This home delivers a welcoming atmosphere in a sought-after, low-traffic setting—ideal for both quiet living and entertaining.

Key facts

• Private pool
• Detached garage
• 7,683 sq ft lot

Tags

• DETACHED GARAGE
• DOWNSTAIRS UTILITY ROOM
• PRIVATE POOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.1% in Atascocita — 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 70/100 on livability (#346 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Humble ISD (urban): math 38% / reading 44% proficiency, ranked #262 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 669 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k 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

• It's been on market 120 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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: 1.26% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 6.6

CMA / ARV

• ARV (median comp): $252,986
• List price: $224,900
• Delta: -11.10%
• 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
19311 Forest Fern Ct	0.06mi	4/2.5	2,276 (-0%)	0mo	$299,900	$132	96
5527 Enchanted Timbers Dr	0.12mi	4/2.5	2,348 (+3%)	1mo	$279,900	$119	88
5811 Forest Timbers Dr	0.53mi	4/2.5	2,292 (+0%)	1mo	$264,500	$115	74
5502 Moosewood Ct	0.20mi	4/2.5	2,531 (+11%)	3mo	$315,000	$124	70
5606 Timbers Trail Dr	0.29mi	4/2.5	2,498 (+10%)	1mo	$255,000	$102	70
5531 Flax Bourton St	0.61mi	4/2.5	2,318 (+2%)	1mo	$285,000	$123	68
19510 Alinawood Dr	0.19mi	4/2.5	2,604 (+14%)	3mo	$269,900	$104	65
5202 Flax Bourton St	0.71mi	4/2.5	2,205 (-3%)	1mo	$260,000	$118	61
5726 Green Timbers Dr	0.34mi	4/2.5	2,592 (+14%)	1mo	$249,999	$96	61
18610 Timbers Dr	0.69mi	4/2.0	2,149 (-6%)	4mo	$293,000	$136	52
18622 Timbers Dr	0.64mi	4/2.0	1,992 (-13%)	0mo	$270,000	$136	47
18803 Timber Spring Dr	0.55mi	3/2.0 (-1)	2,030 (-11%)	3mo	$299,999	$148	46

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

Projected returns pro-forma

-0.95% appreciation · 0.09% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $2,511
• Equity at exit: $54,783

10-year hold

• IRR: 4.6%
• Equity multiple: 1.40×
• Total profit: $25,205
• Equity at exit: $57,949

Cash invested: $62,972 (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 77346

• Home prices YoY: -0.4%
• Rents YoY: 0.1%
• Active inventory: 669
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,826 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$495 /mo · $5,935/yr
• Insurance: −$94
• HOA: −$44
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $421

Break-even live

Break-even rent $2,293

Max offer price $224,900

Occupancy floor 80%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19322 Forest Fern Ct Humble, TX	4.0	2.5	2626	$3,500	$1.33	43d	1	0.06mi
5303 Hill Timbers Dr Humble, TX	3.0	2.0	1884	$2,050	$1.09	43d	1	0.57mi
20143 Dawn Mist Dr Humble, TX	3.0	2.5	1617	$1,659	$1.03	43d	1	0.94mi
18406 S Roaring River Ct Humble, TX	4.0	4.0	3319	$3,600	$1.08	43d	1	1.11mi
6519 Kings Glen Dr Humble, TX	1.0–3.0	1.0–2.5	1255	$2,813	$2.24	1d	16	1.15mi
20914 Lake Park Trl Humble, TX	5.0	2.5	2462	$2,460	$1.00	5d	1	1.23mi
20906 Greenfield Trl Humble, TX	4.0	3.0	2603	$2,200	$0.85	43d	1	1.26mi
18810 Woodbreeze Dr Humble, TX	4.0	2.5	2200	$2,279	$1.04	24d	1	1.26mi
12214 Landsdown Ridge Way Humble, TX	4.0	2.5	2389	$2,165	$0.91	11d	1	1.27mi
18222 Noble Forest Dr Humble, TX	4.0	2.5	3265	$2,851	$0.87	5d	1	1.31mi
20823 Water Point Trl Humble, TX	4.0	3.5	2550	$2,525	$0.99	22d	1	1.32mi
18810 Summer Anne Dr Humble, TX	4.0	2.5	3000	$2,376	$0.79	43d	1	1.34mi
20618 Carmine Oak Ct Humble, TX	3.0	2.0	2087	$2,195	$1.05	43d	1	1.34mi
7131 Maple Walk Dr Humble, TX	3.0	2.0	1808	$1,895	$1.05	5d	1	1.43mi
18123 Noble Forest Dr Humble, TX	4.0	2.5	2328	$2,595	$1.11	5d	1	1.44mi
20707 Redbud Trl Humble, TX	3.0	2.5	1965	$2,450	$1.25	22d	1	1.44mi
18103 Yellowstone Trl Humble, TX	4.0	2.5	2602	$2,371	$0.91	43d	1	1.49mi
7002 Echo Pines Dr Humble, TX	3.0	2.0	1738	$1,869	$1.08	15d	1	1.50mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: pool

Listing history 16 events

1. 2026-05-13
   status Pending 628-char remark

   Show marketing remark (628 chars)

   Check out this 4-bedroom, 2.5-bath home with a 2-car detached garage that offers a layout that balances comfort, privacy, and entertaining. All bedrooms are located upstairs, providing a peaceful retreat, while the main level is designed for everyday living and hosting. Enjoy cozy evenings by the fireplace, gather around the bar area, and appreciate the convenience of a downstairs utility room. Step outside to your own private pool, perfect for relaxing weekends and memorable get-togethers. This home delivers a welcoming atmosphere in a sought-after, low-traffic setting—ideal for both quiet living and entertaining.

2. 2026-04-22
   price $224,900 628-char remark

   Show marketing remark (628 chars)

   Check out this 4-bedroom, 2.5-bath home with a 2-car detached garage that offers a layout that balances comfort, privacy, and entertaining. All bedrooms are located upstairs, providing a peaceful retreat, while the main level is designed for everyday living and hosting. Enjoy cozy evenings by the fireplace, gather around the bar area, and appreciate the convenience of a downstairs utility room. Step outside to your own private pool, perfect for relaxing weekends and memorable get-togethers. This home delivers a welcoming atmosphere in a sought-after, low-traffic setting—ideal for both quiet living and entertaining.

3. 2026-03-01
   price $239,900 628-char remark

   Show marketing remark (628 chars)

   Check out this 4-bedroom, 2.5-bath home with a 2-car detached garage that offers a layout that balances comfort, privacy, and entertaining. All bedrooms are located upstairs, providing a peaceful retreat, while the main level is designed for everyday living and hosting. Enjoy cozy evenings by the fireplace, gather around the bar area, and appreciate the convenience of a downstairs utility room. Step outside to your own private pool, perfect for relaxing weekends and memorable get-togethers. This home delivers a welcoming atmosphere in a sought-after, low-traffic setting—ideal for both quiet living and entertaining.

4. 2026-01-23
   listed $249,900 Active 628-char remark

   Show marketing remark (628 chars)

   Check out this 4-bedroom, 2.5-bath home with a 2-car detached garage that offers a layout that balances comfort, privacy, and entertaining. All bedrooms are located upstairs, providing a peaceful retreat, while the main level is designed for everyday living and hosting. Enjoy cozy evenings by the fireplace, gather around the bar area, and appreciate the convenience of a downstairs utility room. Step outside to your own private pool, perfect for relaxing weekends and memorable get-togethers. This home delivers a welcoming atmosphere in a sought-after, low-traffic setting—ideal for both quiet living and entertaining.

5. 2024-12-17
   soldstatus $534,094
6. 2022-06-22
   price $2,350
7. 2018-09-11
   soldstatus
8. 2011-08-13
   historical
9. 2011-06-30
   listed $128,500
10. 2010-07-15
    soldstatus
11. 2010-04-20
    historical
12. 2009-11-20
    listed $79,900
13. 2004-03-15
    soldstatus
14. 2003-10-25
    historical
15. 2003-04-27
    listed $115,900
16. 1988-07-20
    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: $5,935 · $495/mo
• Projected year-2 tax: $5,935 · $495/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 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,916
• − Mortgage interest: −$12,598
• − Property taxes: −$5,935
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,713
• − Management: −$2,713
• − HOA: −$528
• − Depreciation: −$6,543
• Taxable income: $1,761
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $4,630/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: Humble ISD
• NCES district ID: 4823910
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $83,946
• Composite: 38.55/100
• National rank: #4171
• State rank: #262 of 826 in TX

Livability — Atascocita

• Score: 70/100
• State rank: #346
• US rank: #7586

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atascocita, TX
• County: Harris County · 4,702,590 people
• City population: 79,538
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 79,538
• Household income: $122,241
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 1072.0

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 0.70)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 21% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 1% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 17% Other Indo-European 1% German/W. Germanic 1%

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: ▼ -0.95%
• Current HPI: 218.0478
• Rent YoY: ▲ 0.09%
• 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

+94.0% since first listed

16 events — show timeline

• 2026-05-13 Pending — HARMLS
• 2026-04-22 Price Changed $224,900 HARMLS
• 2026-03-01 Price Changed $239,900 HARMLS
• 2026-01-23 Listed $249,900 HARMLS
• 2024-12-17 Sold (Public Records) $534,094 Public Records
• 2022-06-22 Price Changed $2,350 RENT.
• 2018-09-11 Sold (Public Records) — Public Records
• 2011-08-13 Listing Removed — HARMLS
• 2011-06-30 Listed $128,500 HARMLS
• 2010-07-15 Sold (MLS) — HARMLS
• 2010-04-20 Listing Removed — HARMLS
• 2009-11-20 Listed $79,900 HARMLS
• 2004-03-15 Sold (Public Records) — Public Records
• 2003-10-25 Listing Removed — HARMLS
• 2003-04-27 Listed $115,900 HARMLS
• 1988-07-20 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $5,935 · +9.2% YoY. Source: county tax records.