4819 Court Rd · Houston, TX 77053

$190,000

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 16 Days on market

Built 1976 6,600 sqft lot Est $205k · 7% under $20/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).

• Cash flow +12.0/30.0
• ARV discount +10.9/15.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful single-story home nestled in the established Ridgemont community. The well-designed floor plan opens into a bright, airy living space, defined by clean lines and abundant natural light. A seamless transition into the open dining and kitchen areas creates an effortless flow, offering a comfortable setting for both quiet daily living and entertaining friends. Step outside to discover a spacious, fully fenced backyard that acts as a perfect blank canvas, ready for outdoor living, pets, or weekend gatherings. Positioned perfectly within Fort Bend County, this home provides exceptional connectivity to Beltway 8 and Fort Bend Tollway, keeping local retail, parks, and sch

Key facts

• Ridgemont community
• Single-story home
• Outdoor living

Tags

• SINGLE-STORY HOME
• RIDGEMONT COMMUNITY
• BRIGHT AIRY LIVING SPACE
• OPEN DINING AND KITCHEN AREAS
• FULLY FENCED BACKYARD
• OUTDOOR LIVING

Property features AI

Finance

• Other: Lease not considered
• HOA & community: Ridgemont HOA with $240 annual fee

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1976; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Private yard; Back yard fencing; Fence

Interior

• Kitchen: Electric cooktop; Oven
• Bedrooms: 3 rooms total
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric and Gas); Central air (Electric and Gas)
• Interior features: Kitchen/dining combo; Gas log fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-45 ($-535/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (7.2% below list).
• Recommended offer: $176k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% 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.
• 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.
• Zoned schools: Blue Ridge El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 263 students, 89% FRL); Christa Mcauliffe Middle (math 9% / reading 20%, grade F, #1,583 of 1,662 statewide, top 96%, 835 students, 94% FRL); Willowridge H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 1,319 students, 87% FRL) — zoned schools average 90% FRL vs 35% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 48% district-wide (-33 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 115 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $6k 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 16 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 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 $176,414 (7.2% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.93% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $205,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5007 Ridgecreek Dr	0.33mi	3/2.0	1,336 (+2%)	0mo	$199,000	$149	82
4923 Cotton Ridge Trl	0.18mi	3/2.0	1,403 (+7%)	5mo	$230,000	$164	77
16314 Edgemont Dr	0.44mi	3/2.0	1,328 (+1%)	2mo	$180,000	$136	76
16511 Lazy Ridge Rd	0.21mi	3/2.0	1,168 (-11%)	2mo	$210,000	$180	70
16319 Clearmont Dr	0.26mi	3/2.0	1,177 (-11%)	1mo	$175,000	$149	69
5154 Prairie Ridge Rd	0.46mi	4/2.0 (+1)	1,306 (-1%)	4mo	$250,000	$191	69
5111 Raven Ridge Dr	0.36mi	3/2.0	1,181 (-10%)	1mo	$175,000	$148	66
5131 Beechaven St	0.60mi	3/2.0	1,264 (-4%)	1mo	$130,000	$103	65
5422 Quail Cove Ln	0.64mi	3/2.0	1,375 (+4%)	3mo	$215,000	$156	60
5419 Quail Cove Ln	0.66mi	3/2.0	1,243 (-6%)	7mo	$205,000	$165	55
4702 Croker Ridge Rd	0.74mi	3/2.0	1,404 (+7%)	1mo	$215,000	$153	54
4503 Nexus Rd	0.69mi	3/2.0	1,182 (-10%)	4mo	$184,000	$156	48

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.33×
• Total profit: $-35,769
• Equity at exit: $28,330

10-year hold

• IRR: -15.3%
• Equity multiple: 0.19×
• Total profit: $-43,356
• Equity at exit: $16,428

Cash invested: $53,200 (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 77053

• Rents YoY: 1.7%
• Active inventory: 115
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$996
• Tax from tax record: −$343 /mo · $4,113/yr
• Insurance: −$79
• HOA: −$20
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-45

Break-even live

Break-even rent $1,821

Max offer price $182,121

Occupancy floor 98%

Sensitivity live

Price	-10% $63	-5% $9	+0% $-45	+5% $-98	+10% $-152
Rent	-10% $-184	-5% $-114	+0% $-45	+5% $25	+10% $95
Rate	-1.0pp $51	-0.5pp $4	base $-45	+0.5pp $-94	+1.0pp $-144

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5030 Shadowridge Dr Houston, TX	3.0	2.0	1310	$1,800	$1.37	44d	1	0.37mi
5030 Ridgecreek Dr Houston, TX	3.0	2.0	1399	$1,659	$1.19	3d	1	0.40mi
4751 E Ridge Creek Dr Houston, TX	4.0	2.5	1582	$1,625	$1.03	4d	1	0.44mi
15810 Boonridge Rd Houston, TX	3.0	2.0	1221	$1,750	$1.43	44d	1	0.53mi
16006 Maladi Dr Unit 16006M Houston, TX	4.0	2.0	1400	$1,595	$1.14	44d	1	0.66mi
15858 Clarke Springs Dr Unit 15858C Houston, TX	3.0	2.0	1232	$1,495	$1.21	21d	1	0.71mi
15858 Clarke Springs Dr Houston, TX	3.0	2.0	1232	$1,495	$1.21	22d	1	0.71mi
15871 Clarke Springs Dr Unit 15871C Houston, TX	3.0	2.0	1260	$1,495	$1.19	21d	1	0.73mi
15871 Clarke Springs Dr Houston, TX	3.0	2.0	1260	$1,495	$1.19	22d	1	0.73mi
15774 Clarke Springs Dr Unit 15774C Houston, TX	4.0	2.0	1400	$1,595	$1.14	21d	1	0.81mi
15774 Clarke Springs Dr Houston, TX	4.0	2.0	1400	$1,595	$1.14	22d	1	0.81mi
16603 Sentinel Dr Houston, TX	3.0	2.0	1296	$1,799	$1.39	17d	1	0.82mi
4627 Callery Creek Dr Houston, TX	4.0	2.0	1311	$1,700	$1.30	44d	1	0.82mi
15750 Clarke Springs Dr Unit 15750C Houston, TX	4.0	2.0	1400	$1,595	$1.14	44d	1	0.83mi
4630 Callery Creek Dr Houston, TX	4.0	2.0	1311	$1,695	$1.29	25d	1	0.84mi
15706 Clarke Springs Dr Houston, TX	3.0	2.0	1176	$1,495	$1.27	17d	1	0.90mi
15706 Clarke Springs Dr Unit 15706C Houston, TX	3.0	2.0	1176	$1,495	$1.27	16d	1	0.90mi
4938 Glenridge Ln Houston, TX	3.0	2.0	1528	$1,395	$0.91	44d	1	1.16mi
5721 Melanite Ave Houston, TX	3.0	1.5	1634	$1,481	$0.91	20d	1	1.22mi
16211 Corsair Rd Houston, TX	3.0	2.0	1139	$1,813	$1.59	25d	1	1.44mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 11 events

1. 2026-06-18
   days on market $190,000 Pending 16 DOM
2. 2026-06-17
   statusdays on market $190,000 Pending 15 DOM
3. 2026-06-16
   days on market $190,000 Active 14 DOM
4. 2026-06-15
   days on market $190,000 Active 13 DOM
5. 2026-06-13
   days on market $190,000 Active 11 DOM
6. 2026-06-09
   days on market $190,000 Active 7 DOM
7. 2026-06-08
   days on market $190,000 Active 6 DOM
8. 2026-06-07
   days on market $190,000 Active 5 DOM
9. 2026-06-04
   days on market $190,000 Active 2 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $190,000 Active 1 DOM

ⓘ 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: $4,113 · $343/mo
• Projected year-2 tax: $4,113 · $343/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $21,170
• − Mortgage interest: −$10,643
• − Property taxes: −$4,113
• − Insurance: −$950
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − HOA: −$240
• − Depreciation: −$5,527
• Taxable loss: −$3,690
• Est. tax savings @ 24.0%: +$886
• After-tax cash flow: $350/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 — 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

• Census place: Houston, TX
• County: Fort Bend County · 836,777 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 30,198
• Household income: $66,510
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 562.0

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 Hispanic (54%)
• Race & ethnicity: Hispanic / Latino 54% Black 41% Two or more races 22% White 3% Native American 2%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 26% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▼ -182.09%
• Current HPI: 266.6541
• Rent YoY: ▲ 1.72%
• 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

+11415.2% since first listed

3 events — show timeline

• 2026-06-02 Listed $190,000 HARMLS
• 2025-02-11 Rental Removed $1,650 HARMLS
• 2025-02-01 Listed for Rent $1,650 HARMLS

Property tax history

+5.0%/yr

Latest (2025): $4,113 · +1.4% YoY. Source: county tax records.