3258 Continental Dr · Missouri City, TX 77459

$240,000

4 bd · 4.0 ba · 2,352 sqft · Townhouse public records · 77 Days on market

Built 1972 2,566 sqft lot $102/sqft · 14% above area Est $211k · 14% over $158/mo HOA · 6% 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).

• Cash flow +14.6/30.0
• 1% rule +5.2/10.0
• DSCR +4.5/10.0
• 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
• ARV discount +1.4/15.0

Listing remarks MLS

This spacious townhome in the complex boasts tile roofs and large rooms. With a new flooring throughout, updates in kitchen and bathrooms, garage, and extra parking in the back, convenience is key. Enjoy an indoor utility room, patio area, and wet bar for entertaining. This 4 bed, 3.5 bath home is very spacious. Ready for the a new owner. Community pool is just out the back door.

Key facts

• $158 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $58 ($702/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.6% 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: Quail Valley El (math 27% / reading 42%, grade F, #1,995 of 4,322 statewide, top 50%, 564 students, 64% FRL); Quail Valley Middle (math 55% / reading 57%, grade B-, #234 of 1,662 statewide, top 14%, 1,043 students, 45% FRL); Fort Bend Co Alter (26 students, 0% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents soft (-0.1%/yr); 1229 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 77 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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?
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: 1.02% ✓
• Cap rate: 6.59%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 8.1

CMA / ARV

• ARV (median comp): $211,362
• List price: $240,000
• Delta: 13.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3306 Continental Dr	0.03mi	3/2.5 (-1)	2,352 (0%)	4mo	$189,000	$80	84
3314 Continental Dr	0.04mi	4/3.5	2,352 (0%)	20mo	$190,000	$81	79
2513 Oak Hill Dr	0.12mi	4/2.5	2,265 (-4%)	21mo	$229,000	$101	65
3371 Continental Dr	0.09mi	3/2.5 (-1)	2,041 (-13%)	2mo	$209,995	$103	61
2907 Nottingham Ln	0.37mi	4/3.0	2,223 (-6%)	11mo	$225,000	$101	61
2506 Hampshire Ln	0.30mi	4/3.0	2,223 (-6%)	18mo	$230,000	$103	58
46 T Huxley Ln	0.41mi	3/2.5 (-1)	2,384 (+1%)	13mo	$235,000	$99	57
30 T Huxley Ln	0.42mi	3/2.5 (-1)	2,232 (-5%)	11mo	$179,000	$80	52
4019 Waterford Ln	0.75mi	4/2.5	2,417 (+3%)	12mo	$365,000	$151	45

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: -10.7%
• Equity multiple: 0.58×
• Total profit: $-28,513
• Equity at exit: $50,335

10-year hold

• IRR: -7.1%
• Equity multiple: 0.48×
• Total profit: $-34,736
• Equity at exit: $46,622

Cash invested: $67,200 (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: 1229
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,457 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$366 /mo · $4,387/yr
• Insurance: −$100
• HOA: −$158
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $58

Break-even live

Break-even rent $2,383

Max offer price $240,000

Occupancy floor 93%

Sensitivity live

Price	-10% $194	-5% $126	+0% $58	+5% $-9	+10% $-77
Rent	-10% $-136	-5% $-39	+0% $58	+5% $156	+10% $253
Rate	-1.0pp $179	-0.5pp $120	base $58	+0.5pp $-4	+1.0pp $-67

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 Bermuda Dunes Dr Missouri City, TX	3.0	2.5	2100	$2,200	$1.05	26d	1	0.34mi
3327 Shady Glen Ln Missouri City, TX	4.0	2.5	2232	$2,250	$1.01	14d	1	0.35mi
2608 Grand Plantation Ct Missouri City, TX	3.0	2.0	2150	$2,450	$1.14	14d	1	0.81mi
3611 Duncaster Dr Missouri City, TX	3.0	2.5	1926	$2,100	$1.09	21d	1	0.92mi
2307 Hilton Head Dr Missouri City, TX	4.0	2.0	2606	$2,239	$0.86	18d	1	1.00mi
2319 Quail Valley East Dr Missouri City, TX	5.0	3.0	2235	$2,000	$0.89	45d	1	1.00mi
3512 Talia Wood Ct Missouri City, TX	4.0	3.5	2950	$2,900	$0.98	12d	1	1.02mi
1547 Revolution Way Missouri City, TX	3.0	3.0	1680	$2,300	$1.37	14d	1	1.23mi
1420 Revolution Way Missouri City, TX	3.0	2.5	1649	$2,250	$1.36	45d	1	1.35mi
3912 Cedar Valley Dr Missouri City, TX	3.0	2.0	2151	$2,200	$1.02	22d	1	1.36mi
2010 Quail Valley East Dr Missouri City, TX	5.0	3.0	2651	$2,695	$1.02	45d	1	1.39mi
1935 Poco Dr Missouri City, TX	4.0	3.0	2868	$2,326	$0.81	23d	1	1.41mi

HOA detail

• Monthly dues: $158 · $1,896/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-21
   days on market $240,000 Active 77 DOM
2. 2026-06-18
   days on market $240,000 Active 74 DOM
3. 2026-06-17
   days on market $240,000 Active 73 DOM
4. 2026-06-16
   days on market $240,000 Active 72 DOM
5. 2026-06-15
   days on market $240,000 Active 71 DOM
6. 2026-06-13
   days on market $240,000 Active 69 DOM
7. 2026-06-09
   days on market $240,000 Active 65 DOM
8. 2026-06-07
   pricedays on market $240,000 Active 63 DOM
9. 2026-06-04
   days on market $244,000 Active 60 DOM
10. 2026-06-03
    days on market $244,000 Active 59 DOM
11. 2026-06-02
    days on market $244,000 Active 58 DOM
12. 2026-06-01
    days on market $244,000 Active 57 DOM
13. 2026-05-31
    days on market $244,000 Active 56 DOM
14. 2026-04-06
    historical $2,000
15. 2026-04-05
    listed $244,000 Active 382-char remark

    Show marketing remark (382 chars)

    This spacious townhome in the complex boasts tile roofs and large rooms. With a new flooring throughout, updates in kitchen and bathrooms, garage, and extra parking in the back, convenience is key. Enjoy an indoor utility room, patio area, and wet bar for entertaining. This 4 bed, 3.5 bath home is very spacious. Ready for the a new owner. Community pool is just out the back door.

16. 2026-03-08
    listed $2,000
17. 2025-12-29
    soldstatus
18. 2025-12-19
    soldstatus Closed 346-char remark

    Show marketing remark (346 chars)

    This spacious townhome in the complex boasts tile roofs and large rooms. With a carport, garage, and extra parking in the back, convenience is key. Enjoy an indoor utility room, patio area, and wet bar for entertaining. This 4 bed, 3.5 bath home is very spacious. Needs TLC. Ready for the a new owner. Community pool is just out the back door.

19. 2025-12-11
    status Pending 346-char remark

    Show marketing remark (346 chars)

    This spacious townhome in the complex boasts tile roofs and large rooms. With a carport, garage, and extra parking in the back, convenience is key. Enjoy an indoor utility room, patio area, and wet bar for entertaining. This 4 bed, 3.5 bath home is very spacious. Needs TLC. Ready for the a new owner. Community pool is just out the back door.

20. 2025-12-05
    status Pending 346-char remark

    Show marketing remark (346 chars)

    This spacious townhome in the complex boasts tile roofs and large rooms. With a carport, garage, and extra parking in the back, convenience is key. Enjoy an indoor utility room, patio area, and wet bar for entertaining. This 4 bed, 3.5 bath home is very spacious. Needs TLC. Ready for the a new owner. Community pool is just out the back door.

21. 2025-11-14
    listed $175,000 Active 346-char remark

    Show marketing remark (346 chars)

    This spacious townhome in the complex boasts tile roofs and large rooms. With a carport, garage, and extra parking in the back, convenience is key. Enjoy an indoor utility room, patio area, and wet bar for entertaining. This 4 bed, 3.5 bath home is very spacious. Needs TLC. Ready for the a new owner. Community pool is just out the back door.

ⓘ 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: $4,387 · $366/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$5/yr ($0/mo · 0.1%)

ⓘ 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) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $29,479
• − Mortgage interest: −$13,444
• − Property taxes: −$4,387
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − HOA: −$1,896
• − Depreciation: −$6,982
• Taxable loss: −$3,147
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $1,457/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

-98.9% since first listed

8 events — show timeline

• 2026-04-06 Rental Removed $2,000 HARMLS
• 2026-04-05 Listed $244,000 HARMLS
• 2026-03-08 Listed for Rent $2,000 HARMLS
• 2025-12-29 Sold (Public Records) — Public Records
• 2025-12-19 Sold (MLS) — HARMLS
• 2025-12-11 Pending — HARMLS
• 2025-12-05 Pending — HARMLS
• 2025-11-14 Listed $175,000 HARMLS

Property tax history

+2.7%/yr

Latest (2025): $4,387 · +2.5% YoY. Source: county tax records.