19013 Hammer Ln · Porter Heights, TX 77365

$249,999

4 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 112 Days on market

Built 2005 6,777 sqft lot $147/sqft · at area comps Est $253k · at est. $38/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).

• Cash flow +14.6/30.0
• ARV discount +8.0/15.0
• 1% rule +4.7/10.0
• DSCR +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 4-bedroom, 2-bath home with a two-car garage and inviting curb appeal. The open-concept family and dining areas with beautiful fireplace offer a functional layout ideal for both everyday living and entertaining. The kitchen features granite countertops, a large pantry, and generous storage throughout the home. With four bedrooms, there’s flexibility for a growing household, guest space, or a dedicated home office for those who work remotely. Enjoy the fully fenced backyard and a beautiful mature tree in the front yard that provides ample shade and charm. Conveniently located near major highways for an easy commute. Move-in ready and waiting for its next owner. Schedule your showing today!

Key facts

• Mature tree
• Generous storage
• Large pantry

Tags

• GRANITE COUNTERTOPS
• LARGE PANTRY
• GENEROUS STORAGE
• FULLY FENCED BACKYARD
• MATURE TREE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-5 ($-58/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (3.5% below list).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 2.5% in Porter Heights — 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 65/100 on livability (#663 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• New Caney ISD (suburban): math 31% / reading 32% proficiency, ranked #570 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Caney H S (math 24% / reading 31%, grade F, #1,183 of 1,632 statewide, top 73%, 2,428 students, 78% FRL) — zoned schools average 78% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 955 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 30% of the median local income ($96k/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.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,499 (9.0% 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 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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. 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?
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: 0.97% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 8.6

CMA / ARV

• ARV (median comp): $252,789
• List price: $249,999
• Delta: -1.10%
• 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
21608 Anvil Ln	0.06mi	3/2.0 (-1)	1,690 (-1%)	4mo	$235,000	$139	87
21689 Holly Leaf Ct	0.33mi	4/2.0	1,720 (+1%)	2mo	$278,999	$162	81
21622 Messara Ct	0.33mi	4/2.0	1,787 (+5%)	1mo	$239,900	$134	76
19134 Painted Blvd	0.28mi	3/3.0 (-1)	1,747 (+3%)	2mo	$239,900	$137	71
21601 Twitch Ct	0.31mi	3/2.0 (-1)	1,718 (+1%)	10mo	$243,000	$141	70
19051 Painted Blvd	0.13mi	3/2.0 (-1)	1,801 (+6%)	11mo	$245,000	$136	70
19246 Silver Dapple Dr	0.45mi	3/2.0 (-1)	1,623 (-4%)	2mo	$240,000	$148	65
21106 Ferne Leaf Dr	0.53mi	3/2.0 (-1)	1,671 (-2%)	7mo	$255,000	$153	61
18178 Woodsdale Ct	0.74mi	4/2.5	1,784 (+5%)	4mo	$220,000	$123	52
19191 Shire Horse Blvd	0.42mi	4/2.5	1,896 (+12%)	13mo	$264,900	$140	48
18422 Hollow Oaks Cir	0.60mi	3/2.5 (-1)	1,608 (-5%)	11mo	$209,990	$131	47
18468 Misty Wood Ln	0.59mi	3/2.0 (-1)	1,518 (-11%)	4mo	$222,000	$146	47

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-43,905
• Equity at exit: $37,276

10-year hold

• IRR: -13.3%
• Equity multiple: 0.27×
• Total profit: $-50,943
• Equity at exit: $21,615

Cash invested: $70,000 (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 77365

• Home prices YoY: -33.0%
• Rents YoY: 1.6%
• Active inventory: 955
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,414 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$392 /mo · $4,704/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$38
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-5

Break-even live

Break-even rent $2,420

Max offer price $249,142

Occupancy floor 95%

Sensitivity live

Price	-10% $137	-5% $66	+0% $-5	+5% $-76	+10% $-146
Rent	-10% $-196	-5% $-100	+0% $-5	+5% $90	+10% $186
Rate	-1.0pp $121	-0.5pp $59	base $-5	+0.5pp $-70	+1.0pp $-136

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21625 Hackamore Ct Porter, TX	3.0	2.0	1758	$2,070	$1.18	1d	1	0.27mi
18167 Woodsdale Ct Porter, TX	4.0	2.5	1608	$1,769	$1.10	5d	1	0.71mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 23 events

1. 2026-06-21
   pricedays on market $249,999 Active 112 DOM
2. 2026-06-18
   days on market $254,990 Active 109 DOM
3. 2026-06-17
   days on market $254,990 Active 108 DOM
4. 2026-06-16
   days on market $254,990 Active 107 DOM
5. 2026-06-15
   days on market $254,990 Active 106 DOM
6. 2026-06-13
   days on market $254,990 Active 104 DOM
7. 2026-06-10
   days on market $254,990 Active 100 DOM
8. 2026-06-08
   days on market $254,990 Active 99 DOM
9. 2026-06-07
   days on market $254,990 Active 98 DOM
10. 2026-06-04
    days on market $254,990 Active 95 DOM
11. 2026-06-03
    days on market $254,990 Active 94 DOM
12. 2026-06-02
    days on market $254,990 Active 93 DOM
13. 2026-06-01
    days on market $254,990 Active 92 DOM
14. 2026-05-31
    days on market $254,990 Active 91 DOM
15. 2026-04-23
    price $254,990 723-char remark

    Show marketing remark (723 chars)

    Well-maintained 4-bedroom, 2-bath home with a two-car garage and inviting curb appeal. The open-concept family and dining areas with beautiful fireplace offer a functional layout ideal for both everyday living and entertaining. The kitchen features granite countertops, a large pantry, and generous storage throughout the home. With four bedrooms, there’s flexibility for a growing household, guest space, or a dedicated home office for those who work remotely. Enjoy the fully fenced backyard and a beautiful mature tree in the front yard that provides ample shade and charm. Conveniently located near major highways for an easy commute. Move-in ready and waiting for its next owner. Schedule your showing today!

16. 2026-03-01
    listed $259,900 Active 723-char remark

    Show marketing remark (723 chars)

    Well-maintained 4-bedroom, 2-bath home with a two-car garage and inviting curb appeal. The open-concept family and dining areas with beautiful fireplace offer a functional layout ideal for both everyday living and entertaining. The kitchen features granite countertops, a large pantry, and generous storage throughout the home. With four bedrooms, there’s flexibility for a growing household, guest space, or a dedicated home office for those who work remotely. Enjoy the fully fenced backyard and a beautiful mature tree in the front yard that provides ample shade and charm. Conveniently located near major highways for an easy commute. Move-in ready and waiting for its next owner. Schedule your showing today!

17. 2023-05-16
    soldstatus
18. 2023-05-12
    soldstatus Sold 138-char remark

    Show marketing remark (138 chars)

    Four bedroom, two bath, with a two-car garage. Open concept family room and dining room. Granite countertops in the kitchen and bathrooms.

19. 2023-02-16
    status Pending 138-char remark

    Show marketing remark (138 chars)

    Four bedroom, two bath, with a two-car garage. Open concept family room and dining room. Granite countertops in the kitchen and bathrooms.

20. 2023-02-13
    price $234,900 138-char remark

    Show marketing remark (138 chars)

    Four bedroom, two bath, with a two-car garage. Open concept family room and dining room. Granite countertops in the kitchen and bathrooms.

21. 2022-12-05
    listed $244,900 Active 138-char remark

    Show marketing remark (138 chars)

    Four bedroom, two bath, with a two-car garage. Open concept family room and dining room. Granite countertops in the kitchen and bathrooms.

22. 2008-04-30
    historical
23. 2007-10-11
    listed $139,000

ⓘ 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: $4,704 · $392/mo
• Projected year-2 tax: $4,704 · $392/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $28,965
• − Mortgage interest: −$14,004
• − Property taxes: −$4,704
• − Insurance: −$2,047
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − HOA: −$456
• − Depreciation: −$7,273
• Taxable loss: −$4,154
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $939/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: New Caney ISD
• NCES district ID: 4832400
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $55,380
• Composite: 27.97/100
• National rank: #6857
• State rank: #570 of 826 in TX

Livability — Porter Heights

• Score: 65/100
• State rank: #663
• US rank: #12479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 46,418
• Household income: $95,702
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1016.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 15% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.46%
• Current HPI: 225.9903
• Rent YoY: ▲ 1.65%
• 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

+83.4% since first listed

9 events — show timeline

• 2026-04-23 Price Changed $254,990 HARMLS
• 2026-03-01 Listed $259,900 HARMLS
• 2023-05-16 Sold (Public Records) — Public Records
• 2023-05-12 Sold (MLS) — HARMLS
• 2023-02-16 Pending — HARMLS
• 2023-02-13 Price Changed $234,900 HARMLS
• 2022-12-05 Listed $244,900 HARMLS
• 2008-04-30 Listing Removed — HARMLS
• 2007-10-11 Listed $139,000 HARMLS

Property tax history

+3.3%/yr

Latest (2025): $4,704 · +2.6% YoY. Source: county tax records.