19419 Richland Springs Dr · Houston, TX 77073

$175,000

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 16 Days on market

Built 2005 3,118 sqft lot Est $186k · 6% under $54/mo HOA · 3% 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 +11.1/30.0
• ARV discount +10.1/15.0
• 1% rule +5.3/10.0
• Appreciation +4.7/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Charming one story, 3/2/2 home located in the Remington Ranch community. This open concept home features tile floors throughout, a kitchen island, an attached two car garage with a fenced backyard. The Remington Ranch subdivision is surrounded by restaurants, education opportunities, entertainment and shopping. It's location is convenient to George Bush intercontinental Airport, Downton and The Woodlands.

Key facts

• Central island
• Walk-in closet
• Tile flooring

Tags

• BOLD RED FRONT DOOR
• CENTRAL ISLAND
• TILE FLOORING
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• DEDICATED UTILITY AREA

Property features AI

Finance

• Other: Municipal Utility District disclosure available; Seller disclosure available
• HOA & community: Association managed by Crest Management Company; Annual association fee of $650; Community playground

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces south; Built in 2005; One-story (entry level: first floor)
• Construction: Cement siding; Composition roof; Slab foundation
• Exterior features: Back yard fence; Other lot features; Concrete road surface

Interior

• Kitchen: Garbage disposal
• Bedrooms: Primary bedroom (first floor) — 13 x 12; Bedroom (first floor) — 10 x 10; Bedroom (first floor) — 10 x 10
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central electric air conditioning
• Interior features: Breakfast bar; Laminate counters; Pantry; Tub with shower; Ceiling fans; Kitchen/dining combo; Living/dining room
• 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 $175k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (13.8% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $151k (13.8% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.2% 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.
• Spring ISD (suburban): math 19% / reading 26% proficiency, ranked #730 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Milton Cooper El (math 25% / reading 24%, grade F, #3,052 of 4,322 statewide, top 74%, 660 students, 88% FRL); Dueitt Middle (math 12% / reading 23%, grade F, #1,507 of 1,662 statewide, top 91%, 773 students, 84% FRL); Andy Dekaney H S (math 5% / reading 13%, grade F, #1,599 of 1,632 statewide, top 98%, 2,401 students, 82% FRL) — zoned schools average 85% FRL vs 66% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 159 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $24 of equity ($1k loan paydown + $-1k appreciation (-0.7% local appreciation)).
• 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 16 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 3.1% of price; 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,771 (13.8% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.03% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $185,808
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
951 Verde Trails Dr	0.30mi	3/2.0	1,184 (+1%)	9mo	$169,900	$143	78
18927 Remington Bend Dr	0.42mi	3/2.0	1,208 (+3%)	2mo	$214,900	$178	74
967 Verde Trails Dr	0.32mi	3/2.0	1,173 (-0%)	14mo	$176,900	$151	73
539 Silky Leaf Dr	0.42mi	2/2.0 (-1)	1,164 (-1%)	2mo	$185,000	$159	72
251 Silky Leaf Dr	0.44mi	2/2.0 (-1)	1,136 (-3%)	9mo	$177,000	$156	62
310 Remington Creek Dr	0.39mi	2/2.0 (-1)	1,070 (-9%)	4mo	$173,000	$162	59
19505 Wann Park Dr	0.08mi	3/2.0	1,308 (+11%)	24mo	$212,000	$162	58
1219 Verde Trails Dr	0.57mi	3/2.0	1,194 (+2%)	16mo	$189,000	$158	57
1091 Verde Trails Dr	0.42mi	3/2.5	1,340 (+14%)	10mo	$194,900	$145	47
1015 Verde Trails Dr	0.34mi	3/2.0	1,008 (-14%)	21mo	$175,000	$174	43
19010 Remington Bend Dr	0.41mi	3/2.0	1,334 (+13%)	20mo	$210,000	$157	42

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

Projected returns pro-forma

-0.68% appreciation · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.53×
• Total profit: $-23,197
• Equity at exit: $44,963

10-year hold

• IRR: -6.8%
• Equity multiple: 0.40×
• Total profit: $-29,534
• Equity at exit: $49,574

Cash invested: $49,000 (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 77073

• Home prices YoY: -0.3%
• Rents YoY: 0.7%
• Active inventory: 159
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,797 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$446 /mo · $5,348/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$54
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-137

Break-even live

Break-even rent $1,971

Max offer price $150,771

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 Century Plaza Dr Houston, TX	3.0–4.0	2.0	1298	$1,199	$0.92	1d	1	0.74mi
1514 Glasholm Dr Houston, TX	3.0	2.0	1400	$1,300	$0.93	22d	1	0.86mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 13 events

1. 2026-06-04
   days on market $175,000 Pending 16 DOM
2. 2026-06-03
   days on market $175,000 Pending 15 DOM
3. 2026-06-02
   days on market $175,000 Pending 14 DOM
4. 2026-06-01
   days on market $175,000 Pending 13 DOM
5. 2026-05-31
   days on market $175,000 Pending 12 DOM
6. 2026-05-19
   listed $175,000 Active
7. 2021-05-03
   soldstatus
8. 2021-04-29
   soldstatus Sold 408-char remark

   Show marketing remark (408 chars)

   Charming one story, 3/2/2 home located in the Remington Ranch community. This open concept home features tile floors throughout, a kitchen island, an attached two car garage with a fenced backyard. The Remington Ranch subdivision is surrounded by restaurants, education opportunities, entertainment and shopping. It's location is convenient to George Bush intercontinental Airport, Downton and The Woodlands.

9. 2021-04-01
   status Pending 408-char remark

   Show marketing remark (408 chars)

   Charming one story, 3/2/2 home located in the Remington Ranch community. This open concept home features tile floors throughout, a kitchen island, an attached two car garage with a fenced backyard. The Remington Ranch subdivision is surrounded by restaurants, education opportunities, entertainment and shopping. It's location is convenient to George Bush intercontinental Airport, Downton and The Woodlands.

10. 2021-03-23
    status Option Pending 408-char remark

    Show marketing remark (408 chars)

    Charming one story, 3/2/2 home located in the Remington Ranch community. This open concept home features tile floors throughout, a kitchen island, an attached two car garage with a fenced backyard. The Remington Ranch subdivision is surrounded by restaurants, education opportunities, entertainment and shopping. It's location is convenient to George Bush intercontinental Airport, Downton and The Woodlands.

11. 2021-03-23
    status Active 408-char remark

    Show marketing remark (408 chars)

    Charming one story, 3/2/2 home located in the Remington Ranch community. This open concept home features tile floors throughout, a kitchen island, an attached two car garage with a fenced backyard. The Remington Ranch subdivision is surrounded by restaurants, education opportunities, entertainment and shopping. It's location is convenient to George Bush intercontinental Airport, Downton and The Woodlands.

12. 2021-03-16
    status Option Pending 408-char remark

    Show marketing remark (408 chars)

    Charming one story, 3/2/2 home located in the Remington Ranch community. This open concept home features tile floors throughout, a kitchen island, an attached two car garage with a fenced backyard. The Remington Ranch subdivision is surrounded by restaurants, education opportunities, entertainment and shopping. It's location is convenient to George Bush intercontinental Airport, Downton and The Woodlands.

13. 2021-03-10
    listed $145,000 Active 408-char remark

    Show marketing remark (408 chars)

    Charming one story, 3/2/2 home located in the Remington Ranch community. This open concept home features tile floors throughout, a kitchen island, an attached two car garage with a fenced backyard. The Remington Ranch subdivision is surrounded by restaurants, education opportunities, entertainment and shopping. It's location is convenient to George Bush intercontinental Airport, Downton and The Woodlands.

ⓘ 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: $5,348 · $446/mo
• Projected year-2 tax: $5,348 · $446/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $21,563
• − Mortgage interest: −$9,803
• − Property taxes: −$5,348
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − HOA: −$648
• − Depreciation: −$5,091
• Taxable loss: −$4,449
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $-578/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: Spring ISD
• NCES district ID: 4841220
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,584
• Composite: 20.12/100
• National rank: #8643
• State rank: #730 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 46,084
• Household income: $78,592
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1297.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 59% Black 27% Two or more races 24% White 9% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 38% Cuban 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 29% · Canada, Jamaica
• Languages at home: 44% English-only · Spanish 53% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -0.68%
• Current HPI: 215.8688
• Rent YoY: ▲ 0.69%
• 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

+20.7% since first listed

8 events — show timeline

• 2026-05-19 Listed $175,000 HARMLS
• 2021-05-03 Sold (Public Records) — Public Records
• 2021-04-29 Sold (MLS) — HARMLS
• 2021-04-01 Pending — HARMLS
• 2021-03-23 Pending — HARMLS
• 2021-03-23 Relisted — HARMLS
• 2021-03-16 Pending — HARMLS
• 2021-03-10 Listed $145,000 HARMLS

Property tax history

+4.2%/yr

Latest (2025): $5,348 · +0.7% YoY. Source: county tax records.