526 Reecewood Ln · Missouri City, TX 77489

$199,000

3 bd · 2.0 ba · 2,318 sqft · SingleFamily public records · 271 Days on market

Built 1978 7,514 sqft lot Est $292k · 32% under $9/mo HOA ↓ 17% since listing

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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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +5.1/10.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful 4-3 ready for new owners! Light and bright living room greets you upon entry with stunning fireplace centerpiece! Flows seamlessly into your eat-in chef's kitchen featuring granite c-tops and plenty of room for storage. Spacious primary bedroom with adjoining on-suite bath featuring granite c-tops. All bedrooms are a good size. Fenced-in backyard with mature trees and 2 car garage complete this gem! Schedule a showing today! Previous tenant had drainage issues at back of home. * * * Schedule through ShowingTime * * *

Key facts

• Fenced in rear yard
• Large fireplace
• Eat-in kitchen

Tags

• LARGE FIREPLACE
• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• FENCED IN REAR YARD

🏷️ Possibly a rental listed for sale. The $199,000 price doesn't fit this home's estimated sale value (~$292,068) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• Zoned schools: Hunters Glen El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 240 students, 87% FRL); Missouri City Middle (math 19% / reading 35%, grade F, #1,177 of 1,662 statewide, top 72%, 963 students, 88% FRL) — zoned schools average 87% FRL vs 35% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 48% district-wide (-25 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 flat; 186 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 36% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $279 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• 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 271 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $76k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.12% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $292,068
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
526 Reecewood Ln	0.00mi	4/3.0 (+1)	2,318 (0%)	0mo	$199,000	$86	91
15323 Trinity Meadow Dr	0.20mi	3/2.5	2,205 (-5%)	2mo	$230,000	$104	79
1919 Herringbone	0.25mi	3/2.5	2,265 (-2%)	6mo	$284,900	$126	77
710 Beechbend Dr	0.47mi	3/2.5	2,245 (-3%)	6mo	$179,000	$80	66
906 Shiremeadow Dr	0.36mi	4/2.5 (+1)	2,452 (+6%)	2mo	$309,900	$126	65
1915 Long Barrel Ln	0.54mi	4/3.0 (+1)	2,420 (+4%)	1mo	$250,000	$103	58
2123 Laurel Oak Dr	0.44mi	3/2.5	2,117 (-9%)	11mo	$274,999	$130	54
1858 Wood Orchard Dr	0.68mi	3/2.5	2,150 (-7%)	4mo	$245,000	$114	51
1106 Pecan Glen Dr	0.57mi	4/3.0 (+1)	2,420 (+4%)	11mo	$295,000	$122	48
15206 Ridingwood Dr	0.59mi	3/2.0	1,980 (-15%)	3mo	$294,786	$149	46
7826 Chaseview Dr	0.61mi	4/2.0 (+1)	2,063 (-11%)	11mo	$299,786	$145	40
15014 Carol Chase Cir	0.62mi	4/2.5 (+1)	2,082 (-10%)	9mo	$305,000	$146	39

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

Projected returns pro-forma

-0.55% appreciation · 0.34% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.83×
• Total profit: $-9,420
• Equity at exit: $52,360

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-323
• Equity at exit: $58,760

Cash invested: $55,720 (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 77489

• Home prices YoY: -0.2%
• Rents YoY: 0.3%
• Active inventory: 186
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,224 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$510 /mo · $6,122/yr
• Insurance: −$83
• HOA: −$9
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $111

Break-even live

Break-even rent $2,083

Max offer price $199,000

Occupancy floor 90%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Whippoorwill Dr Missouri City, TX	3.0	2.0	1970	$1,925	$0.98	43d	1	0.16mi
15113 Chasehill Dr Missouri City, TX	4.0	2.5	2286	$2,350	$1.03	43d	1	0.47mi
712 Beechbend Dr Missouri City, TX	4.0	2.5	2245	$2,250	$1.00	20d	1	0.50mi
2222 Mountshire Dr Missouri City, TX	4.0	2.5	2278	$2,700	$1.19	20d	1	0.62mi
16310 Setter Ct Missouri City, TX	3.0	2.0	1672	$1,700	$1.02	43d	1	0.94mi
1806 Courtside Place Dr Missouri City, TX	4.0	2.5	1974	$1,915	$0.97	12d	1	1.26mi
2026 Summer Place Dr Missouri City, TX	3.0	2.0	1837	$1,861	$1.01	20d	1	1.44mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 23 events

1. 2026-04-09
   status Pending
2. 2026-04-03
   price $199,000
3. 2026-03-27
   price $226,000
4. 2026-02-20
   price $231,300
5. 2026-02-18
   status Active
6. 2025-11-25
   historical
7. 2025-09-05
   price $232,000
8. 2025-08-06
   status Active
9. 2025-07-30
   status Pending
10. 2025-07-07
    price $241,000
11. 2025-07-01
    price $249,000
12. 2025-06-23
    price $257,000
13. 2025-05-12
    price $259,000
14. 2025-04-25
    price $267,000
15. 2025-04-11
    listed $275,000 Active
16. 2023-05-23
    historical $1,795
17. 2022-06-22
    price $1,795
18. 2021-09-08
    soldstatus
19. 2021-09-03
    soldstatus Sold 536-char remark

    Show marketing remark (536 chars)

    Beautiful 4-3 ready for new owners! Light and bright living room greets you upon entry with stunning fireplace centerpiece! Flows seamlessly into your eat-in chef's kitchen featuring granite c-tops and plenty of room for storage. Spacious primary bedroom with adjoining on-suite bath featuring granite c-tops. All bedrooms are a good size. Fenced-in backyard with mature trees and 2 car garage complete this gem! Schedule a showing today! Previous tenant had drainage issues at back of home. * * * Schedule through ShowingTime * * *

20. 2021-08-15
    status Pending 536-char remark

    Show marketing remark (536 chars)

    Beautiful 4-3 ready for new owners! Light and bright living room greets you upon entry with stunning fireplace centerpiece! Flows seamlessly into your eat-in chef's kitchen featuring granite c-tops and plenty of room for storage. Spacious primary bedroom with adjoining on-suite bath featuring granite c-tops. All bedrooms are a good size. Fenced-in backyard with mature trees and 2 car garage complete this gem! Schedule a showing today! Previous tenant had drainage issues at back of home. * * * Schedule through ShowingTime * * *

21. 2021-08-03
    status Option Pending 536-char remark

    Show marketing remark (536 chars)

    Beautiful 4-3 ready for new owners! Light and bright living room greets you upon entry with stunning fireplace centerpiece! Flows seamlessly into your eat-in chef's kitchen featuring granite c-tops and plenty of room for storage. Spacious primary bedroom with adjoining on-suite bath featuring granite c-tops. All bedrooms are a good size. Fenced-in backyard with mature trees and 2 car garage complete this gem! Schedule a showing today! Previous tenant had drainage issues at back of home. * * * Schedule through ShowingTime * * *

22. 2021-07-28
    listed $239,900 Active 536-char remark

    Show marketing remark (536 chars)

    Beautiful 4-3 ready for new owners! Light and bright living room greets you upon entry with stunning fireplace centerpiece! Flows seamlessly into your eat-in chef's kitchen featuring granite c-tops and plenty of room for storage. Spacious primary bedroom with adjoining on-suite bath featuring granite c-tops. All bedrooms are a good size. Fenced-in backyard with mature trees and 2 car garage complete this gem! Schedule a showing today! Previous tenant had drainage issues at back of home. * * * Schedule through ShowingTime * * *

23. 2019-10-23
    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: $6,122 · $510/mo
• Projected year-2 tax: $6,122 · $510/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) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $26,691
• − Mortgage interest: −$11,147
• − Property taxes: −$6,122
• − Insurance: −$995
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − HOA: −$108
• − Depreciation: −$5,789
• Taxable loss: −$1,741
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $1,755/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): 39,292
• Household income: $74,689
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1121.0

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 Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 29% Two or more races 13% White 4% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 22% Vietnamese 1% Other Asian/Pacific 1%

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: ▼ -0.55%
• Current HPI: 288.1306
• Rent YoY: ▲ 0.34%
• 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

-17.0% since first listed

23 events — show timeline

• 2026-04-09 Pending — HARMLS
• 2026-04-03 Price Changed $199,000 HARMLS
• 2026-03-27 Price Changed $226,000 HARMLS
• 2026-02-20 Price Changed $231,300 HARMLS
• 2026-02-18 Relisted — HARMLS
• 2025-11-25 Listing Removed — HARMLS
• 2025-09-05 Price Changed $232,000 HARMLS
• 2025-08-06 Relisted — HARMLS
• 2025-07-30 Pending — HARMLS
• 2025-07-07 Price Changed $241,000 HARMLS
• 2025-07-01 Price Changed $249,000 HARMLS
• 2025-06-23 Price Changed $257,000 HARMLS
• 2025-05-12 Price Changed $259,000 HARMLS
• 2025-04-25 Price Changed $267,000 HARMLS
• 2025-04-11 Listed $275,000 HARMLS
• 2023-05-23 Rental Removed $1,795 RENT.
• 2022-06-22 Price Changed $1,795 RENT.
• 2021-09-08 Sold (Public Records) — Public Records
• 2021-09-03 Sold (MLS) — HARMLS
• 2021-08-15 Pending — HARMLS
• 2021-08-03 Pending — HARMLS
• 2021-07-28 Listed $239,900 HARMLS
• 2019-10-23 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $6,122 · -8.1% YoY. Source: county tax records.