12310 English Mist Dr · Atascocita, TX 77044

$299,000

4 bd · 2.0 ba · 1,950 sqft · SingleFamily public records · 15 Days on market

Built 2023 Good condition 7,792 sqft lot 2-car garage $153/sqft · 9% below area Est $328k · 9% under $94/mo HOA · 4% 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).

• ARV discount +11.5/15.0
• Cash flow +5.0/30.0
• Schools +4.4/10.0
• Appreciation +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.7/5.0
• DSCR +0.0/10.0

Listing remarks

Welcome to 12310 English Mist Drive — a beautifully maintained 4-bedroom, 2-bath home built in 2023 offering 1,950 sqft of thoughtfully designed living space. This modern one-story features an open-concept layout that seamlessly connects the kitchen, dining, and living areas, creating an inviting space perfect for entertaining and comfort. The spacious primary suite provides a private retreat, while three additional bedrooms offer flexibility for guests, a home office, or growing households. What truly makes this home special is the unmatched community lifestyle.

Key facts

• White sand beaches
• Fitness center
• Private retreat

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE RETREAT
• CRYSTAL-CLEAR LAGOON
• WHITE SAND BEACHES
• RESORT-STYLE POOL
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-709 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (17.0% below list).
• Recommended offer: $212k (29.1% below list) — sets the bar for cash-flow.

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: Centennial El (math 43% / reading 47%, grade D-, #1,133 of 4,322 statewide, top 27%, 858 students, 38% FRL); Woodcreek Middle (math 46% / reading 49%, grade C-, #408 of 1,662 statewide, top 25%, 1,145 students, 36% FRL); Humble H S (math 15% / reading 31%, grade F, #1,348 of 1,632 statewide, top 83%, 2,867 students, 77% FRL) — zoned schools average 50% FRL vs 32% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 439 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 48d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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 15 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,990 (29.1% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.83% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.17%
• DSCR: 0.55
• GRM: 10.0

CMA / ARV

• ARV (median comp): $328,366
• List price: $299,000
• Delta: -4.07%
• 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
12217 Derby Royal Dr	0.15mi	4/2.0	2,013 (+3%)	1mo	$337,000	$167	87
12303 Sterling Oak Dr	0.08mi	4/3.0	2,102 (+8%)	0mo	$349,990	$167	79
15403 Formaston Dr	0.40mi	4/2.5	1,934 (-1%)	0mo	$310,000	$160	78
15615 Beltie Dr	0.58mi	3/2.0 (-1)	1,975 (+1%)	1mo	$349,900	$177	65
15334 Rosehill Summit Ln	0.49mi	3/2.0 (-1)	1,883 (-3%)	3mo	$267,900	$142	64
12306 Belhaven Terrace Dr	0.17mi	4/3.0	2,239 (+15%)	1mo	$299,950	$134	63
15614 Harmony Terrace Ct	0.33mi	3/2.5 (-1)	1,750 (-10%)	2mo	$259,000	$148	59
12830 Pear Orchard Dr	0.65mi	3/2.0 (-1)	1,836 (-6%)	1mo	$304,900	$166	54
15627 Upper Lochton Dr	0.68mi	3/2.5 (-1)	2,055 (+5%)	0mo	$379,900	$185	52
12571 New Castle Park Ln	0.44mi	3/2.0 (-1)	1,673 (-14%)	2mo	$280,000	$167	49
15655 Baronial Castle Dr	0.68mi	3/2.0 (-1)	1,781 (-9%)	2mo	$329,900	$185	47
15606 Clearwater Bend Dr	0.70mi	3/2.0 (-1)	1,730 (-11%)	2mo	$267,500	$155	42

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

Projected returns pro-forma

-1.59% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.04×
• Total profit: $-80,195
• Equity at exit: $63,857

10-year hold

• IRR: -22.5%
• Equity multiple: -0.55×
• Total profit: $-129,871
• Equity at exit: $60,199

Cash invested: $83,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 50 active · 27 under contract
• Months of supply: 7.3 mo (14%/mo absorbed)
• Median asking: $328,995 ($163/sqft)
• Median days on market: 64 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +3.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77044

• Home prices YoY: -0.7%
• Rents YoY: 0.9%
• Active inventory: 439
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,482 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$883 /mo · $10,599/yr
• Insurance: −$125
• HOA: −$94
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-709

Break-even live

Break-even rent $3,380

Max offer price $211,990

Occupancy floor —

Sensitivity live

Price	-10% $-540	-5% $-625	+0% $-709	+5% $-794	+10% $-879
Rent	-10% $-905	-5% $-807	+0% $-709	+5% $-611	+10% $-513
Rate	-1.0pp $-559	-0.5pp $-633	base $-709	+0.5pp $-787	+1.0pp $-866

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: $74,750
• Closing costs: $8,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15418 Formaston Dr Humble, TX	3.0	2.5	1919	$2,316	$1.21	7d	1	0.37mi
15614 Countesswells Dr Unit NA Humble, TX	4.0	2.5	2620	$3,350	$1.28	93d	1	0.38mi
15614 Countesswells Dr Humble, TX	4.0	2.5	2620	$3,150	$1.20	52d	1	0.38mi
12626 Gallowhill Dr Humble, TX	3.0	2.0	1500	$2,295	$1.53	48d	1	0.52mi
14700 Chapman Woods Xing Unit 1 Houston, TX	3.0	2.0	1758	$1,340	$0.76	51d	1	0.59mi
12543 Highgrove Springs Dr Humble, TX	4.0	3.0	2512	$2,466	$0.98	7d	1	0.86mi
15823 Scenic Water Dr Houston, TX	3.0	2.0	1528	$1,895	$1.24	11d	1	0.96mi
12923 Palm Leaf Ct Houston, TX	4.0	2.5	2158	$1,901	$0.88	7d	1	1.01mi
12138 Loch Muick Dr Humble, TX	4.0	2.0	1887	$2,411	$1.28	54d	1	1.03mi
14407 Jessica Falls Cir Houston, TX	3.0	2.0	2554	$2,600	$1.02	93d	1	1.07mi
11942 California Sister Dr Humble, TX	4.0	3.0	1900	$2,300	$1.21	73d	1	1.15mi
15713 Saxton Mist Dr Humble, TX	3.0–4.0	2.5–3.5	1642	$2,848	$1.73	2d	30	1.18mi
14706 Woodson Park Dr Houston, TX	3.0	2.0	1354	$1,838	$1.36	71d	1	1.19mi
14706 Woodson Park Dr Houston, TX	3.0	2.0	1354	$1,838	$1.36	93d	1	1.19mi
14935 Moonlight Mist Dr Humble, TX	1.0–3.0	1.0–2.0	1074	$2,539	$2.36	7d	20	1.20mi
16807 Hemlock Grove Dr Humble, TX	4.0	3.0	2476	$3,100	$1.25	93d	1	1.22mi
12211 Summer Creek Trace Dr Houston, TX	1.0–3.0	1.0–2.0	1075	$2,481	$2.31	3d	1	1.45mi
12211 Summer Creek Trace Dr Unit 315 Houston, TX	3.0	2.0	1435	$2,184	$1.52	0d	1	1.45mi
15957 Woodland Hills Dr Humble, TX	3.0	2.0	1505	$2,200	$1.46	93d	1	1.49mi
17011 Buffalo Peak Ct Humble, TX	3.0	2.0	1853	$2,225	$1.20	42d	1	1.50mi
14807 Woodland Hills Dr Unit 3047 Humble, TX	3.0	2.0	1336	$1,750	$1.31	48d	1	1.50mi
14807 Woodland Hills Dr Unit 3047 Humble, TX	3.0	2.0	1336	$1,750	$1.31	39d	1	1.50mi

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, dog park, playground, and parkAnnual association fee of $1,130Association managed by Principal Management

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2023
• Construction: Brick and stone exteriorComposition roofSlab foundation
• Exterior features: Pond on the propertyViews

Interior

• Kitchen: DishwasherMicrowaveOven
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Kitchen islandFive total rooms
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $299,000 Active 15 DOM
2. 2026-08-06
   days on market $299,000 Active 13 DOM
3. 2026-08-05
   days on market $299,000 Active 12 DOM
4. 2026-08-04
   days on market $299,000 Active 11 DOM
5. 2026-08-03
   days on market $299,000 Active 10 DOM
6. 2026-07-31
   days on market $299,000 Active 7 DOM
7. 2026-07-30
   days on market $299,000 Active 5 DOM
8. 2026-07-28
   days on market $299,000 Active 4 DOM
9. 2026-07-26
   pricedays on marketlisting id $299,000 Active 2 DOM
10. 2026-07-23
    days on market $315,000 Active 142 DOM
11. 2026-07-22
    days on market $315,000 Active 141 DOM
12. 2026-07-21
    days on market $315,000 Active 140 DOM
13. 2026-07-20
    days on market $315,000 Active 139 DOM
14. 2026-07-18
    days on market $315,000 Active 137 DOM
15. 2026-07-18
    days on market $315,000 Active 136 DOM
16. 2026-07-16
    days on market $315,000 Active 135 DOM
17. 2026-07-15
    days on market $315,000 Active 134 DOM
18. 2026-07-14
    days on market $315,000 Active 133 DOM
19. 2026-07-13
    days on market $315,000 Active 132 DOM
20. 2026-07-13
    days on market $315,000 Active 131 DOM
21. 2026-07-11
    days on market $315,000 Active 130 DOM
22. 2026-07-09
    days on market $315,000 Active 128 DOM
23. 2026-07-07
    days on market $315,000 Active 126 DOM
24. 2026-07-06
    days on market $315,000 Active 125 DOM
25. 2026-07-06
    days on market $315,000 Active 124 DOM
26. 2026-07-05
    days on market $315,000 Active 123 DOM
27. 2026-07-03
    days on market $315,000 Active 122 DOM
28. 2026-07-02
    days on market $315,000 Active 121 DOM
29. 2026-07-01
    days on market $315,000 Active 120 DOM
30. 2026-06-30
    days on market $315,000 Active 119 DOM
31. 2026-06-29
    days on market $315,000 Active 118 DOM
32. 2026-06-28
    days on market $315,000 Active 117 DOM
33. 2026-06-27
    days on market $315,000 Active 116 DOM
34. 2026-06-26
    days on market $315,000 Active 115 DOM
35. 2026-06-24
    days on market $315,000 Active 113 DOM
36. 2026-06-22
    days on market $315,000 Active 111 DOM
37. 2026-06-21
    days on market $315,000 Active 110 DOM
38. 2026-06-18
    days on market $315,000 Active 107 DOM
39. 2026-06-17
    days on market $315,000 Active 106 DOM
40. 2026-06-16
    days on market $315,000 Active 105 DOM
41. 2026-06-15
    days on market $315,000 Active 104 DOM
42. 2026-06-13
    days on market $315,000 Active 102 DOM
43. 2026-06-13
    days on market $315,000 Active 101 DOM
44. 2026-06-09
    days on market $315,000 Active 98 DOM
45. 2026-06-08
    days on market $315,000 Active 97 DOM
46. 2026-06-07
    days on market $315,000 Active 96 DOM
47. 2026-06-04
    days on market $315,000 Active 93 DOM
48. 2026-06-03
    days on market $315,000 Active 92 DOM
49. 2026-06-02
    days on market $315,000 Active 91 DOM
50. 2026-06-01
    days on market $315,000 Active 90 DOM

ⓘ 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: $10,599 · $883/mo
• Projected year-2 tax: $10,599 · $883/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 19 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: $29,779
• − Mortgage interest: −$16,749
• − Property taxes: −$10,599
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − HOA: −$1,128
• − Depreciation: −$8,698
• Taxable loss: −$13,655
• Est. tax savings @ 24.0%: +$3,277
• After-tax cash flow: $-5,236/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $9,750–$29,250 screening

This well-maintained, modern single-family home is ready for immediate occupancy with minor cosmetic updates to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps home in good condition ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Centennial El D- TX #1,133/4,322 Nat'l #15,897/41,679 Middle Woodcreek Middle C- TX #408/1,662 Nat'l #4,042/14,009 High Summer Creek H S F TX #798/1,632 Nat'l #8,052/17,239

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

B Composite livability gradescore 70/100

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 · 5,571,493 people
• City population: 79,538
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 58,347
• Household income: $95,000
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 44% Black 32% White 19% Two or more races 18% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 35% French/Haitian/Cajun 1% Other Indo-European 1%

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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: ▼ -1.59%
• Current HPI: 215.5736
• Rent YoY: ▲ 0.92%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, dog park, playground, and parkAnnual association fee of $1,130Association managed by Principal Management

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2023
• Construction: Brick and stone exteriorComposition roofSlab foundation
• Exterior features: Pond on the propertyViews

Interior

• Kitchen: DishwasherMicrowaveOven
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Kitchen islandFive total rooms
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

1 event — show timeline

• 2026-07-24 Listed $299,000 HARMLS

Property tax history

+229.7%/yr

Latest (2025): $10,599 · -1.3% YoY. Source: county tax records.