12223 English Brook Cir · Atascocita, TX 77346

$239,500

4 bd · 2.5 ba · 2,397 sqft · SingleFamily public records · 101 Days on market

Built 2002 5,349 sqft lot Est $290k · 17% under $33/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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• 1% rule +5.6/10.0
• Appreciation +4.5/10.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WOW! THIS HOMES SHOWS PRIDE OF OWNERSHIP! RECENTT UPDATES:FRESHLY PAINTED INTERIOR, STAINMASTER CARPET, WOOD LAMINATE, MARBLE & CERAMIC TILE FLOOR, (COMPLETED 12/12/12)4BEDROOMS/GAMEROOM UP SET UP AS A MEDIA ROOM/ONE BEDROOM DOWNSTAIRS CURRENTLY BEING USED AS A STUDY WITH 1/2 BATH N ALSO PLUMBED FOR A SHOWER TO COMPLETE 3 FULL BATHRMS. LARGE MASTER BEDROOM W/ 2 WALKIN CLOSETS, WHIRLPOOL TUB & SEPERATE SHOWER, SPACIOUS KITCHEN W/ TONS OF KIT CABINEST, GORGEOUS COVERED PATIO, STORAGE SHED, MUST SEE THIS ONE!

Key facts

• Recent a/c system
• Private pool
• Covered back patio

Tags

• PRIVATE POOL
• COVERED BACK PATIO
• ROOF REPLACED
• NEW FENCE
• RECENT A/C SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $54 ($642/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.0% 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.
• Zoned schools: Atascocita Springs El (math 44% / reading 51%, grade D, #989 of 4,322 statewide, top 23%, 989 students, 37% FRL); Timberwood Middle (math 31% / reading 46%, grade F, #704 of 1,662 statewide, top 43%, 1,094 students, 54% FRL); Atascocita H S (math 41% / reading 52%, grade D-, #621 of 1,632 statewide, top 38%, 3,829 students, 42% FRL).
• Market conditions: Rents flat; 681 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

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

• It's been on market 101 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,945 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $290,037
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12223 English Brook Cir	0.00mi	4/2.5	2,397 (0%)	1mo	$239,500	$100	100
4954 Winding Timbers Cir	0.31mi	4/2.0	2,319 (-3%)	0mo	$277,600	$120	78
12419 Adams Ridge Ln	0.52mi	4/2.0	2,437 (+2%)	1mo	$320,000	$131	70
4939 Falcon Forest Dr	0.27mi	4/2.5	2,639 (+10%)	3mo	$210,000	$80	68
17914 June Forest Dr	0.69mi	4/2.5	2,384 (-0%)	1mo	$289,500	$121	66
5022 Drew Forest Ln	0.29mi	5/2.5 (+1)	2,667 (+11%)	3mo	$275,000	$103	60
5202 Flax Bourton St	0.75mi	4/2.5	2,205 (-8%)	1mo	$260,000	$118	51
12734 Crater Lake Ct	0.73mi	4/2.5	2,630 (+10%)	3mo	$400,000	$152	48
17702 Trail Mountain Ct	0.62mi	4/2.5	2,729 (+14%)	1mo	$385,000	$141	47
18603 Timber Twist Dr	0.64mi	4/2.5	2,710 (+13%)	3mo	$289,900	$107	46
18218 Outback Lakes Trl	0.67mi	4/3.5	2,753 (+15%)	0mo	$395,000	$143	40
12734 Rock Creek Ct	0.72mi	3/2.0 (-1)	2,124 (-11%)	3mo	$339,900	$160	38

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: -7.4%
• Equity multiple: 0.69×
• Total profit: $-21,113
• Equity at exit: $58,340

10-year hold

• IRR: -3.7%
• Equity multiple: 0.69×
• Total profit: $-20,974
• Equity at exit: $61,711

Cash invested: $67,060 (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: 681
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,531 high
• Mortgage (P&I): −$1,256
• Tax from tax record: −$557 /mo · $6,688/yr
• Insurance: −$100
• HOA: −$33
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $54

Break-even live

Break-even rent $2,463

Max offer price $239,500

Occupancy floor 93%

Sensitivity live

Price	-10% $189	-5% $121	+0% $54	+5% $-14	+10% $-82
Rent	-10% $-146	-5% $-46	+0% $54	+5% $154	+10% $253
Rate	-1.0pp $174	-0.5pp $114	base $54	+0.5pp $-9	+1.0pp $-72

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12214 Landsdown Ridge Way Humble, TX	4.0	2.5	2389	$2,165	$0.91	12d	1	0.05mi
18222 Noble Forest Dr Humble, TX	4.0	2.5	3265	$2,681	$0.82	0d	1	0.21mi
18123 Noble Forest Dr Humble, TX	4.0	2.5	2328	$2,595	$1.11	6d	1	0.22mi
18030 June Forest Dr Humble, TX	4.0	2.5	2341	$2,156	$0.92	0d	1	0.57mi
18103 Yellowstone Trl Humble, TX	4.0	2.5	2602	$2,371	$0.91	44d	1	0.62mi
18018 Heron Forest Ln Humble, TX	3.0	2.0	1795	$1,939	$1.08	25d	1	0.67mi
18406 S Roaring River Ct Humble, TX	4.0	4.0	3319	$3,600	$1.08	44d	1	0.70mi
5303 Hill Timbers Dr Humble, TX	3.0	2.0	1884	$2,050	$1.09	44d	1	0.78mi
17923 Diamond Peak Ct Humble, TX	4.0	2.0	2171	$2,306	$1.06	0d	1	0.78mi
12323 Crescent Mountain Ln Humble, TX	3.0	2.5	2358	$2,231	$0.95	0d	1	0.87mi
12643 Jamestown Crossing Ln Humble, TX	4.0	2.0	2450	$4,995	$2.04	25d	1	0.94mi
4110 Forest Rain Ln Humble, TX	4.0	2.5	2845	$2,370	$0.83	25d	1	1.21mi
18810 Woodbreeze Dr Humble, TX	4.0	2.5	2200	$2,279	$1.04	25d	1	1.21mi
18810 Summer Anne Dr Humble, TX	4.0	2.5	3000	$2,376	$0.79	44d	1	1.30mi
3818 Oaktrace Dr Humble, TX	3.0	2.0	1644	$2,200	$1.34	44d	1	1.33mi
19322 Forest Fern Ct Humble, TX	4.0	2.5	2626	$3,500	$1.33	44d	1	1.37mi
7002 Echo Pines Dr Humble, TX	3.0	2.0	1738	$1,869	$1.08	16d	1	1.41mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 12 events

1. 2026-04-27
   status Pending
2. 2026-04-21
   status Pending
3. 2026-02-21
   price $239,500
4. 2026-01-15
   listed $249,500 Active
5. 2013-03-27
   soldstatus
6. 2013-03-25
   soldstatus Sold 520-char remark

   Show marketing remark (520 chars)

   WOW! THIS HOMES SHOWS PRIDE OF OWNERSHIP! RECENTT UPDATES:FRESHLY PAINTED INTERIOR, STAINMASTER CARPET, WOOD LAMINATE, MARBLE & CERAMIC TILE FLOOR, (COMPLETED 12/12/12)4BEDROOMS/GAMEROOM UP SET UP AS A MEDIA ROOM/ONE BEDROOM DOWNSTAIRS CURRENTLY BEING USED AS A STUDY WITH 1/2 BATH N ALSO PLUMBED FOR A SHOWER TO COMPLETE 3 FULL BATHRMS. LARGE MASTER BEDROOM W/ 2 WALKIN CLOSETS, WHIRLPOOL TUB & SEPERATE SHOWER, SPACIOUS KITCHEN W/ TONS OF KIT CABINEST, GORGEOUS COVERED PATIO, STORAGE SHED, MUST SEE THIS ONE!

7. 2013-03-14
   status Pending 520-char remark

   Show marketing remark (520 chars)

   WOW! THIS HOMES SHOWS PRIDE OF OWNERSHIP! RECENTT UPDATES:FRESHLY PAINTED INTERIOR, STAINMASTER CARPET, WOOD LAMINATE, MARBLE & CERAMIC TILE FLOOR, (COMPLETED 12/12/12)4BEDROOMS/GAMEROOM UP SET UP AS A MEDIA ROOM/ONE BEDROOM DOWNSTAIRS CURRENTLY BEING USED AS A STUDY WITH 1/2 BATH N ALSO PLUMBED FOR A SHOWER TO COMPLETE 3 FULL BATHRMS. LARGE MASTER BEDROOM W/ 2 WALKIN CLOSETS, WHIRLPOOL TUB & SEPERATE SHOWER, SPACIOUS KITCHEN W/ TONS OF KIT CABINEST, GORGEOUS COVERED PATIO, STORAGE SHED, MUST SEE THIS ONE!

8. 2013-01-17
   status Pending, Continue to Show 520-char remark

   Show marketing remark (520 chars)

   WOW! THIS HOMES SHOWS PRIDE OF OWNERSHIP! RECENTT UPDATES:FRESHLY PAINTED INTERIOR, STAINMASTER CARPET, WOOD LAMINATE, MARBLE & CERAMIC TILE FLOOR, (COMPLETED 12/12/12)4BEDROOMS/GAMEROOM UP SET UP AS A MEDIA ROOM/ONE BEDROOM DOWNSTAIRS CURRENTLY BEING USED AS A STUDY WITH 1/2 BATH N ALSO PLUMBED FOR A SHOWER TO COMPLETE 3 FULL BATHRMS. LARGE MASTER BEDROOM W/ 2 WALKIN CLOSETS, WHIRLPOOL TUB & SEPERATE SHOWER, SPACIOUS KITCHEN W/ TONS OF KIT CABINEST, GORGEOUS COVERED PATIO, STORAGE SHED, MUST SEE THIS ONE!

9. 2013-01-04
   status Option Pending 520-char remark

   Show marketing remark (520 chars)

   WOW! THIS HOMES SHOWS PRIDE OF OWNERSHIP! RECENTT UPDATES:FRESHLY PAINTED INTERIOR, STAINMASTER CARPET, WOOD LAMINATE, MARBLE & CERAMIC TILE FLOOR, (COMPLETED 12/12/12)4BEDROOMS/GAMEROOM UP SET UP AS A MEDIA ROOM/ONE BEDROOM DOWNSTAIRS CURRENTLY BEING USED AS A STUDY WITH 1/2 BATH N ALSO PLUMBED FOR A SHOWER TO COMPLETE 3 FULL BATHRMS. LARGE MASTER BEDROOM W/ 2 WALKIN CLOSETS, WHIRLPOOL TUB & SEPERATE SHOWER, SPACIOUS KITCHEN W/ TONS OF KIT CABINEST, GORGEOUS COVERED PATIO, STORAGE SHED, MUST SEE THIS ONE!

10. 2012-12-23
    listed $129,900 Active 520-char remark

    Show marketing remark (520 chars)

    WOW! THIS HOMES SHOWS PRIDE OF OWNERSHIP! RECENTT UPDATES:FRESHLY PAINTED INTERIOR, STAINMASTER CARPET, WOOD LAMINATE, MARBLE & CERAMIC TILE FLOOR, (COMPLETED 12/12/12)4BEDROOMS/GAMEROOM UP SET UP AS A MEDIA ROOM/ONE BEDROOM DOWNSTAIRS CURRENTLY BEING USED AS A STUDY WITH 1/2 BATH N ALSO PLUMBED FOR A SHOWER TO COMPLETE 3 FULL BATHRMS. LARGE MASTER BEDROOM W/ 2 WALKIN CLOSETS, WHIRLPOOL TUB & SEPERATE SHOWER, SPACIOUS KITCHEN W/ TONS OF KIT CABINEST, GORGEOUS COVERED PATIO, STORAGE SHED, MUST SEE THIS ONE!

11. 2005-08-31
    historical
12. 2005-05-28
    listed $134,000

ⓘ 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: $6,688 · $557/mo
• Projected year-2 tax: $6,688 · $557/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 26 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: $30,374
• − Mortgage interest: −$13,416
• − Property taxes: −$6,688
• − Insurance: −$1,198
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − HOA: −$396
• − Depreciation: −$6,967
• Taxable loss: −$3,150
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $1,398/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

+78.7% since first listed

12 events — show timeline

• 2026-04-27 Pending — HARMLS
• 2026-04-21 Pending — HARMLS
• 2026-02-21 Price Changed $239,500 HARMLS
• 2026-01-15 Listed $249,500 HARMLS
• 2013-03-27 Sold (Public Records) — Public Records
• 2013-03-25 Sold (MLS) — HARMLS
• 2013-03-14 Pending — HARMLS
• 2013-01-17 Pending — HARMLS
• 2013-01-04 Pending — HARMLS
• 2012-12-23 Listed $129,900 HARMLS
• 2005-08-31 Listing Removed — HARMLS
• 2005-05-28 Listed $134,000 HARMLS

Property tax history

+5.8%/yr

Latest (2025): $6,688 · -0.9% YoY. Source: county tax records.