2239 Fall Meadow Dr · Missouri City, TX 77459

$224,900

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 115 Days on market

Built 1975 7,379 sqft lot $147/sqft · 7% below area Est $241k · 7% under $15/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +15.6/30.0
• ARV discount +10.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.7/10.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Updated in recent years, this 3-bedroom, 2-bath home features durable flooring, neutral paint, and updated appliances designed for low-maintenance ownership. The open living area is enhanced by vaulted ceilings and abundant natural light, creating a spacious feel that appeals to long-term tenants. The kitchen overlooks the backyard, providing functionality and everyday livability. Mature trees add shade and curb appeal, while included appliances—washer, dryer, and refrigerator—add immediate value. With established tenancy and thoughtful updates already completed, this property is ideal for investors seeking a stabilized asset and reliable rental income.

Key facts

• Updated appliances
• Durable flooring
• Vaulted ceilings

Tags

• UPDATED APPLIANCES
• DURABLE FLOORING
• VAULTED CEILINGS
• ABUNDANT NATURAL LIGHT
• KITCHEN OVERLOOKS BACKYARD
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (2.9% below list).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.5% in Missouri City — 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 (#526 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: amenities F, commute F, health & safety 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.
• Market conditions: Rents soft (-0.1%/yr); 1215 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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 115 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/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 115 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 1975 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.97% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

• ARV (median comp): $240,947
• List price: $224,900
• Delta: -6.66%
• 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
2239 Fall Meadow Dr	0.00mi	3/2.0	1,528 (0%)	0mo	$224,900	$147	100
2126 Quail Valley East Dr	0.16mi	3/2.0	1,536 (+0%)	1mo	$249,900	$163	91
2119 Mustang Springs Dr	0.19mi	3/2.0	1,528 (0%)	4mo	$245,000	$160	88
2307 Clearbrook Dr	0.19mi	3/2.0	1,474 (-4%)	0mo	$247,990	$168	85
2015 Quail Valley East Dr	0.32mi	3/2.0	1,528 (0%)	4mo	$225,000	$147	82
2230 Fall Meadow Dr	0.04mi	3/2.0	1,395 (-9%)	4mo	$185,000	$133	80
2254 Stillmeadow Dr	0.41mi	3/2.0	1,528 (0%)	3mo	$265,000	$173	78
3290 Hunters Glen Dr	0.27mi	3/2.0	1,676 (+10%)	1mo	$210,000	$125	70
3710 Quail Meadow Dr	0.58mi	3/2.0	1,676 (+10%)	3mo	$250,000	$149	54
3502 Quail Meadow Dr	0.48mi	3/2.5	1,740 (+14%)	2mo	$249,000	$143	51
1615 Turtle Creek Dr	0.74mi	3/2.0	1,721 (+13%)	2mo	$275,000	$160	43
1731 Gray Hawk Dr	0.67mi	3/2.0	1,740 (+14%)	3mo	$310,000	$178	43

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

Projected returns pro-forma

-1.67% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.62×
• Total profit: $-23,833
• Equity at exit: $47,168

10-year hold

• IRR: -5.5%
• Equity multiple: 0.59×
• Total profit: $-25,660
• Equity at exit: $43,689

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 77459

• Home prices YoY: -0.8%
• Rents YoY: -0.1%
• Active inventory: 1215
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$341 /mo · $4,088/yr
• Insurance: −$94
• HOA: −$15
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $96

Break-even live

Break-even rent $2,062

Max offer price $224,900

Occupancy floor 91%

Sensitivity live

Price	-10% $223	-5% $160	+0% $96	+5% $32	+10% $-31
Rent	-10% $-76	-5% $10	+0% $96	+5% $182	+10% $268
Rate	-1.0pp $209	-0.5pp $153	base $96	+0.5pp $38	+1.0pp $-22

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1919 Doliver Cir Missouri City, TX	3.0	2.0	1515	$2,000	$1.32	44d	1	0.58mi
3618 Quail Meadow Dr Missouri City, TX	3.0	2.0	1618	$1,966	$1.22	44d	1	0.59mi
3912 Cedar Valley Dr Missouri City, TX	3.0	2.0	2151	$2,200	$1.02	21d	1	1.09mi
3327 Shady Glen Ln Missouri City, TX	4.0	2.5	2232	$2,250	$1.01	13d	1	1.12mi
17318 Edgehaven Dr Missouri City, TX	3.0	2.0	1448	$1,695	$1.17	21d	1	1.17mi
2120 Bermuda Dunes Dr Missouri City, TX	3.0	2.5	2100	$2,200	$1.05	25d	1	1.34mi
2026 Summer Place Dr Missouri City, TX	3.0	2.0	1837	$1,861	$1.01	21d	1	1.38mi
22 Chapparal Ct Missouri City, TX	3.0	2.0	1504	$2,000	$1.33	44d	1	1.41mi
1806 Courtside Place Dr Missouri City, TX	4.0	2.5	1974	$1,915	$0.97	13d	1	1.45mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 30 events

1. 2026-05-12
   status Pending 673-char remark

   Show marketing remark (673 chars)

   Updated in recent years, this 3-bedroom, 2-bath home features durable flooring, neutral paint, and updated appliances designed for low-maintenance ownership. The open living area is enhanced by vaulted ceilings and abundant natural light, creating a spacious feel that appeals to long-term tenants. The kitchen overlooks the backyard, providing functionality and everyday livability. Mature trees add shade and curb appeal, while included appliances—washer, dryer, and refrigerator—add immediate value. With established tenancy and thoughtful updates already completed, this property is ideal for investors seeking a stabilized asset and reliable rental income.

2. 2026-03-30
   status Active 673-char remark

   Show marketing remark (673 chars)

   Updated in recent years, this 3-bedroom, 2-bath home features durable flooring, neutral paint, and updated appliances designed for low-maintenance ownership. The open living area is enhanced by vaulted ceilings and abundant natural light, creating a spacious feel that appeals to long-term tenants. The kitchen overlooks the backyard, providing functionality and everyday livability. Mature trees add shade and curb appeal, while included appliances—washer, dryer, and refrigerator—add immediate value. With established tenancy and thoughtful updates already completed, this property is ideal for investors seeking a stabilized asset and reliable rental income.

3. 2026-03-17
   historical 673-char remark

   Show marketing remark (673 chars)

   Updated in recent years, this 3-bedroom, 2-bath home features durable flooring, neutral paint, and updated appliances designed for low-maintenance ownership. The open living area is enhanced by vaulted ceilings and abundant natural light, creating a spacious feel that appeals to long-term tenants. The kitchen overlooks the backyard, providing functionality and everyday livability. Mature trees add shade and curb appeal, while included appliances—washer, dryer, and refrigerator—add immediate value. With established tenancy and thoughtful updates already completed, this property is ideal for investors seeking a stabilized asset and reliable rental income.

4. 2026-02-17
   price $224,900 673-char remark

   Show marketing remark (673 chars)

   Updated in recent years, this 3-bedroom, 2-bath home features durable flooring, neutral paint, and updated appliances designed for low-maintenance ownership. The open living area is enhanced by vaulted ceilings and abundant natural light, creating a spacious feel that appeals to long-term tenants. The kitchen overlooks the backyard, providing functionality and everyday livability. Mature trees add shade and curb appeal, while included appliances—washer, dryer, and refrigerator—add immediate value. With established tenancy and thoughtful updates already completed, this property is ideal for investors seeking a stabilized asset and reliable rental income.

5. 2026-01-12
   listed $249,900 Active 673-char remark

   Show marketing remark (673 chars)

   Updated in recent years, this 3-bedroom, 2-bath home features durable flooring, neutral paint, and updated appliances designed for low-maintenance ownership. The open living area is enhanced by vaulted ceilings and abundant natural light, creating a spacious feel that appeals to long-term tenants. The kitchen overlooks the backyard, providing functionality and everyday livability. Mature trees add shade and curb appeal, while included appliances—washer, dryer, and refrigerator—add immediate value. With established tenancy and thoughtful updates already completed, this property is ideal for investors seeking a stabilized asset and reliable rental income.

6. 2021-07-08
   soldstatus
7. 2021-07-02
   soldstatus Sold 623-char remark

   Show marketing remark (623 chars)

   Welcome to 2239 Fall Meadow Drive! This home boasts 3 bedrooms and 2 bathrooms. As you walk into the home you will notice the thoughtful updates including the flooring, paint, updated appliances, and more! The windows provide lots of natural light while the trees in the backyard provide shade during the warmer summer months. The kitchen has wonderful windows which open to the backyard to allow for entertaining. The living room's vaulted ceilings make the space feel roomy for the whole family. This property also comes with washer, dryer, and refrigerator! Don't miss out on this opportunity to make this home your own!

8. 2021-06-03
   status Pending 623-char remark

   Show marketing remark (623 chars)

   Welcome to 2239 Fall Meadow Drive! This home boasts 3 bedrooms and 2 bathrooms. As you walk into the home you will notice the thoughtful updates including the flooring, paint, updated appliances, and more! The windows provide lots of natural light while the trees in the backyard provide shade during the warmer summer months. The kitchen has wonderful windows which open to the backyard to allow for entertaining. The living room's vaulted ceilings make the space feel roomy for the whole family. This property also comes with washer, dryer, and refrigerator! Don't miss out on this opportunity to make this home your own!

9. 2021-05-27
   status Option Pending 623-char remark

   Show marketing remark (623 chars)

   Welcome to 2239 Fall Meadow Drive! This home boasts 3 bedrooms and 2 bathrooms. As you walk into the home you will notice the thoughtful updates including the flooring, paint, updated appliances, and more! The windows provide lots of natural light while the trees in the backyard provide shade during the warmer summer months. The kitchen has wonderful windows which open to the backyard to allow for entertaining. The living room's vaulted ceilings make the space feel roomy for the whole family. This property also comes with washer, dryer, and refrigerator! Don't miss out on this opportunity to make this home your own!

10. 2021-05-22
    listed $189,900 Active 623-char remark

    Show marketing remark (623 chars)

    Welcome to 2239 Fall Meadow Drive! This home boasts 3 bedrooms and 2 bathrooms. As you walk into the home you will notice the thoughtful updates including the flooring, paint, updated appliances, and more! The windows provide lots of natural light while the trees in the backyard provide shade during the warmer summer months. The kitchen has wonderful windows which open to the backyard to allow for entertaining. The living room's vaulted ceilings make the space feel roomy for the whole family. This property also comes with washer, dryer, and refrigerator! Don't miss out on this opportunity to make this home your own!

11. 2020-02-21
    soldstatus
12. 2020-02-05
    historical
13. 2020-02-04
    price $154,000
14. 2019-10-01
    price $156,999
15. 2019-09-09
    price $160,000
16. 2019-08-09
    listed $169,900 Active
17. 2019-08-09
    historical
18. 2019-08-08
    listed $169,900 Active
19. 2018-09-20
    soldstatus
20. 2018-04-28
    status Option Pending
21. 2018-04-28
    historical
22. 2018-04-10
    price $128,900
23. 2018-03-20
    price $132,000
24. 2018-03-09
    price $135,000
25. 2018-01-26
    listed $142,000 Active
26. 2006-10-13
    soldstatus
27. 2006-03-06
    soldstatus
28. 2002-10-18
    historical
29. 2002-05-01
    listed $82,000
30. 2001-07-31
    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: $4,088 · $341/mo
• Projected year-2 tax: $4,116 · $343/mo
• Expected delta: +$27/yr (+$2/mo · 0.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $26,199
• − Mortgage interest: −$12,598
• − Property taxes: −$4,088
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$180
• − Depreciation: −$6,543
• Taxable loss: −$2,526
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $1,758/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 — Missouri City

• Score: 67/100
• State rank: #526
• US rank: #10308

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: Missouri City, TX
• County: Fort Bend County · 836,777 people
• City population: 123,513
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 84,221
• Household income: $129,151
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 1004.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 34% Black 26% Asian 22% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 73% English-only · Other Asian/Pacific 8% Spanish 7% Other Indo-European 5%

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: ▼ -1.67%
• Current HPI: 212.3573
• Rent YoY: ▼ -0.15%
• 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

+174.3% since first listed

30 events — show timeline

• 2026-05-12 Pending — HARMLS
• 2026-03-30 Relisted — HARMLS
• 2026-03-17 Listing Removed — HARMLS
• 2026-02-17 Price Changed $224,900 HARMLS
• 2026-01-12 Listed $249,900 HARMLS
• 2021-07-08 Sold (Public Records) — Public Records
• 2021-07-02 Sold (MLS) — HARMLS
• 2021-06-03 Pending — HARMLS
• 2021-05-27 Pending — HARMLS
• 2021-05-22 Listed $189,900 HARMLS
• 2020-02-21 Sold (Public Records) — Public Records
• 2020-02-05 Listing Removed — HARMLS
• 2020-02-04 Price Changed $154,000 HARMLS
• 2019-10-01 Price Changed $156,999 HARMLS
• 2019-09-09 Price Changed $160,000 HARMLS
• 2019-08-09 Listing Removed — HARMLS
• 2019-08-09 Listed $169,900 HARMLS
• 2019-08-08 Listed $169,900 HARMLS
• 2018-09-20 Sold (Public Records) — Public Records
• 2018-04-28 Pending — HARMLS
• 2018-04-28 Listing Removed — HARMLS
• 2018-04-10 Price Changed $128,900 HARMLS
• 2018-03-20 Price Changed $132,000 HARMLS
• 2018-03-09 Price Changed $135,000 HARMLS
• 2018-01-26 Listed $142,000 HARMLS
• 2006-10-13 Sold (Public Records) — Public Records
• 2006-03-06 Sold (Public Records) — Public Records
• 2002-10-18 Listing Removed — HARMLS
• 2002-05-01 Listed $82,000 HARMLS
• 2001-07-31 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,088 · -8.2% YoY. Source: county tax records.