19614 Pine Cluster Ln · Atascocita, TX 77346

$250,000

4 bd · 2.5 ba · 2,404 sqft · SingleFamily public records · 9 Days on market

Built 1982 7,370 sqft lot $104/sqft · at area comps Est $259k · at est. $55/mo HOA · 2% of rent

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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 +25.1/30.0
• ARV discount +9.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.7/10.0
• 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

NEVER FLOODED PER SELLER. Exceptionally WELL MAINTAINED and MOVE-IN READY with NO CARPET throughout the home. SOARING vaulted CEILINGS in the living room and abundant NATURAL LIGHT create an open, inviting feel from the moment you walk in. UPDATED KITCHEN featuring GRANITE COUNTERTOPS, and ample cabinet space with great flow into the main living areas. Functional floor plan offering MULTIPLE LIVING AREAS, FLEX SPACES, and generously sized bedrooms to accommodate a variety of lifestyles. Updated bathrooms and durable flooring throughout add to the home's modern appeal. Spacious BACKYARD with DECK provides the perfect setting for entertaining or relaxing outdoors. Located in a quiet, family-f

Key facts

• Never flooded
• No carpet
• Natural light

Tags

• NEVER FLOODED
• NO CARPET
• SOARING VAULTED CEILINGS
• NATURAL LIGHT
• UPDATED KITCHEN
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.9% 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; 8 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; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($122k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 9y ago; this cycle's ask has dropped $19k (7%) 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 $250,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 6.5

CMA / ARV

• ARV (median comp): $258,565
• List price: $250,000
• Delta: 0.17%
• 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
19311 Boulder Bay Ln	0.33mi	4/2.5	2,262 (-6%)	3mo	$295,000	$130	72
19119 Sprintwood Ct	0.45mi	4/2.5	2,487 (+4%)	4mo	$299,900	$121	70
20015 Bunker Bend Ct	0.51mi	3/2.5 (-1)	2,452 (+2%)	3mo	$299,900	$122	66
19503 Atascocita Shores Dr	0.25mi	3/2.0 (-1)	2,165 (-10%)	2mo	$255,000	$118	63
8911 Pine Shores Dr	0.47mi	4/2.5	2,624 (+9%)	6mo	$299,000	$114	57
7722 12th Fairway Ln	0.62mi	4/2.5	2,573 (+7%)	4mo	$294,900	$115	56
7803 Hurst Forest Dr	0.64mi	4/2.5	2,609 (+8%)	5mo	$252,000	$97	51
19142 Sprinters Dr	0.38mi	3/2.5 (-1)	2,756 (+15%)	2mo	$315,000	$114	51
8615 Mile Run Rd	0.60mi	3/2.0 (-1)	2,220 (-8%)	5mo	$300,000	$135	48
18906 Tranquility Dr	0.70mi	4/3.0	2,709 (+13%)	2mo	$429,000	$158	43
19110 Player Park Dr	0.67mi	3/2.5 (-1)	2,667 (+11%)	6mo	$299,900	$112	41
7911 Palmer Place Ln	0.54mi	3/3.5 (-1)	2,723 (+13%)	5mo	$309,900	$114	40

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: 2.7%
• Equity multiple: 1.12×
• Total profit: $8,050
• Equity at exit: $60,897

10-year hold

• IRR: 6.4%
• Equity multiple: 1.56×
• Total profit: $38,961
• Equity at exit: $64,417

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 77346

• Home prices YoY: -0.4%
• Rents YoY: 0.1%
• Active inventory: 669
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,186 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$494 /mo · $5,923/yr
• Insurance: −$104
• HOA: −$55
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $553

Break-even live

Break-even rent $2,486

Max offer price $250,000

Occupancy floor 78%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19603 Fairway Island Dr Humble, TX	5.0	2.5	3329	$6,500	$1.95	24d	1	0.33mi
19119 Sprintwood Ct Humble, TX	4.0	2.5	2487	$2,425	$0.98	22d	1	0.46mi
18718 Walden Forest Dr Humble, TX	4.0	2.0	2224	$2,600	$1.17	2d	1	0.80mi
20502 Spoonwood Dr Humble, TX	3.0	2.0	2302	$1,975	$0.86	43d	1	1.02mi
7403 Misty Morning Dr Humble, TX	3.0	2.0	1628	$1,900	$1.17	17d	1	1.18mi
7515 Echo Pines Dr Humble, TX	3.0	2.0	1655	$1,850	$1.12	43d	1	1.31mi
7131 Maple Walk Dr Humble, TX	3.0	2.0	1808	$1,895	$1.05	5d	1	1.41mi
18431 Sailfish Cove Dr Humble, TX	4.0	3.0	3264	$2,445	$0.75	10d	1	1.49mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 46 events

1. 2026-06-18
   days on market $250,000 Pending 9 DOM
2. 2026-06-17
   days on market $250,000 Pending 8 DOM
3. 2026-06-16
   days on market $250,000 Pending 7 DOM
4. 2026-06-15
   days on market $250,000 Pending 6 DOM
5. 2026-06-13
   statusdays on market $250,000 Pending 4 DOM
6. 2026-06-13
   days on market $250,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   pricestatusdays on marketlisting id $250,000 Active 1 DOM
9. 2026-05-09
   historical
10. 2026-04-18
    price $259,000
11. 2026-04-14
    price $270,000
12. 2026-03-21
    status Active
13. 2026-03-21
    status Active
14. 2026-03-20
    historical
15. 2026-03-17
    status Pending
16. 2026-03-15
    price $275,000
17. 2026-03-13
    price $269,000
18. 2026-02-23
    price $273,000
19. 2026-02-10
    price $278,000
20. 2026-01-19
    price $283,000
21. 2025-12-23
    price $288,000
22. 2025-12-22
    listed $269,000 Active
23. 2025-09-03
    historical
24. 2025-08-06
    status Active
25. 2025-07-25
    status Pending
26. 2025-06-19
    status Active
27. 2025-04-13
    status Pending
28. 2025-04-04
    status Option Pending
29. 2025-02-24
    price $265,000
30. 2025-01-11
    price $250,000
31. 2024-12-13
    listed $305,000 Active
32. 2024-12-10
    historical
33. 2023-07-10
    soldstatus
34. 2023-06-29
    soldstatus Sold
35. 2023-05-30
    status Pending
36. 2023-05-23
    status Option Pending
37. 2023-04-23
    listed $300,000 Active
38. 2022-05-17
    soldstatus
39. 2017-06-07
    soldstatus Sold
40. 2017-04-20
    status Pending
41. 2017-04-12
    status Active
42. 2017-04-03
    status Pending
43. 2017-03-15
    price $158,650
44. 2017-01-10
    listed $167,000 Active
45. 2002-08-13
    soldstatus
46. 1995-08-03
    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: $5,923 · $494/mo
• Projected year-2 tax: $5,923 · $494/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,232
• − Mortgage interest: −$14,004
• − Property taxes: −$5,923
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,059
• − Management: −$3,059
• − HOA: −$660
• − Depreciation: −$7,273
• Taxable income: $3,005
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $5,916/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

+55.1% since first listed

38 events — show timeline

• 2026-05-09 Listing Removed — HARMLS
• 2026-04-18 Price Changed $259,000 HARMLS
• 2026-04-14 Price Changed $270,000 HARMLS
• 2026-03-21 Relisted — HARMLS
• 2026-03-21 Relisted — HARMLS
• 2026-03-20 Listing Removed — HARMLS
• 2026-03-17 Pending — HARMLS
• 2026-03-15 Price Changed $275,000 HARMLS
• 2026-03-13 Price Changed $269,000 HARMLS
• 2026-02-23 Price Changed $273,000 HARMLS
• 2026-02-10 Price Changed $278,000 HARMLS
• 2026-01-19 Price Changed $283,000 HARMLS
• 2025-12-23 Price Changed $288,000 HARMLS
• 2025-12-22 Listed $269,000 HARMLS
• 2025-09-03 Listing Removed — HARMLS
• 2025-08-06 Relisted — HARMLS
• 2025-07-25 Pending — HARMLS
• 2025-06-19 Relisted — HARMLS
• 2025-04-13 Pending — HARMLS
• 2025-04-04 Pending — HARMLS
• 2025-02-24 Price Changed $265,000 HARMLS
• 2025-01-11 Price Changed $250,000 HARMLS
• 2024-12-13 Listed $305,000 HARMLS
• 2024-12-10 Coming Soon — HARMLS
• 2023-07-10 Sold (Public Records) — Public Records
• 2023-06-29 Sold (MLS) — HARMLS
• 2023-05-30 Pending — HARMLS
• 2023-05-23 Pending — HARMLS
• 2023-04-23 Listed $300,000 HARMLS
• 2022-05-17 Sold (Public Records) — Public Records
• 2017-06-07 Sold (MLS) — HARMLS
• 2017-04-20 Pending — HARMLS
• 2017-04-12 Relisted — HARMLS
• 2017-04-03 Pending — HARMLS
• 2017-03-15 Price Changed $158,650 HARMLS
• 2017-01-10 Listed $167,000 HARMLS
• 2002-08-13 Sold (Public Records) — Public Records
• 1995-08-03 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $5,923 · +2.8% YoY. Source: county tax records.