2703 Glenn Lakes Ln · Missouri City, TX 77459

$270,000

4 bd · 3.0 ba · 2,437 sqft · SingleFamily public records · 10 Days on market

Built 1979 0.27 ac lot $111/sqft · 18% below area Est $392k · 31% under $39/mo HOA · 2% 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 +11.2/30.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Big house with atrium inside the house, open and light. 1/2 bath has shower, and just remodeled and few minor touch up job remain.

Key facts

• Remodeled
• 0.27 acre lot
• 2 garage spots

Tags

• ATRIUM INSIDE THE HOUSE
• REMODELED

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (5.7% below list).
• Recommended offer: $251k (6.9% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• Market conditions: Rents soft (-0.1%/yr); 1215 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago; this cycle's ask is 12173% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $251,435 (6.9% 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. Built in 1979 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.94% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 8.8

CMA / ARV

• ARV (median comp): $391,958
• List price: $270,000
• Delta: -26.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2807 Glenn Lakes Ln	0.15mi	4/3.5	2,576 (+6%)	2mo	$359,000	$139	80
2814 Plantation Wood Ln	0.17mi	4/2.5	2,603 (+7%)	3mo	$365,000	$140	76
3923 Kiamesha Dr	0.34mi	4/2.5	2,589 (+6%)	2mo	$399,000	$154	70
3607 Point Clear Dr	0.71mi	4/3.0	2,467 (+1%)	0mo	$369,900	$150	64
2655 Turning Row Ln	0.54mi	4/2.5	2,604 (+7%)	1mo	$349,900	$134	61
3126 Glenn Lakes Ln	0.65mi	4/2.5	2,545 (+4%)	3mo	$399,000	$157	57
3815 Lamplighter Cir	0.69mi	4/2.5	2,343 (-4%)	4mo	$300,000	$128	56
3119 Millbrook Ln	0.63mi	4/2.5	2,269 (-7%)	2mo	$299,900	$132	55
3131 Stoney Brook Ln	0.72mi	4/3.0	2,639 (+8%)	1mo	$415,000	$157	52
2026 Point Clear Ct	0.66mi	4/2.5	2,647 (+9%)	1mo	$325,000	$123	52
3602 E Creek Club Dr	0.70mi	4/2.5	2,694 (+10%)	4mo	$369,000	$137	44
4026 Greenbriar Dr	0.73mi	3/2.5 (-1)	2,689 (+10%)	0mo	$390,000	$145	42

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: -14.2%
• Equity multiple: 0.44×
• Total profit: $-42,330
• Equity at exit: $56,627

10-year hold

• IRR: -11.1%
• Equity multiple: 0.21×
• Total profit: $-59,582
• Equity at exit: $52,450

Cash invested: $75,600 (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: 1215
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,547 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$550 /mo · $6,598/yr
• Insurance: −$112
• HOA: −$39
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-105

Break-even live

Break-even rent $2,680

Max offer price $251,435

Occupancy floor 99%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3912 Cedar Valley Dr Missouri City, TX	3.0	2.0	2151	$2,200	$1.02	20d	1	0.34mi
3907 Kiamesha Dr Missouri City, TX	4.0	2.5	2896	$2,750	$0.95	17d	1	0.38mi
3618 Quail Meadow Dr Missouri City, TX	3.0	2.0	1618	$1,966	$1.22	43d	1	0.80mi
4039 Mission Valley Dr Missouri City, TX	4.0	2.5	2364	$2,495	$1.06	22d	1	0.89mi
2319 Quail Valley East Dr Missouri City, TX	5.0	3.0	2235	$2,000	$0.89	43d	1	0.99mi
814 Hyacinth Pl Missouri City, TX	4.0	2.5	2359	$2,500	$1.06	43d	1	1.02mi
1714 Mustang Xing Missouri City, TX	4.0	3.5	3065	$2,436	$0.79	43d	1	1.10mi
3512 Talia Wood Ct Missouri City, TX	4.0	3.5	2950	$2,900	$0.98	10d	1	1.13mi
2307 Hilton Head Dr Missouri City, TX	4.0	2.0	2606	$2,239	$0.86	17d	1	1.14mi
2010 Quail Valley East Dr Missouri City, TX	5.0	3.0	2651	$2,695	$1.02	43d	1	1.18mi
3611 Duncaster Dr Missouri City, TX	3.0	2.5	1926	$2,100	$1.09	19d	1	1.34mi
6518 Portuguese Bend Dr Missouri City, TX	4.0	2.5	2920	$6,500	$2.23	43d	1	1.39mi
3327 Shady Glen Ln Missouri City, TX	4.0	2.5	2232	$2,250	$1.01	12d	1	1.39mi
1323 Park Crest Dr Missouri City, TX	5.0	3.0	2607	$2,600	$1.00	43d	1	1.42mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 19 events

1. 2026-06-18
   days on market $270,000 Active 10 DOM
2. 2026-06-17
   days on market $270,000 Active 9 DOM
3. 2026-06-16
   days on market $270,000 Active 8 DOM
4. 2026-06-15
   days on market $270,000 Active 7 DOM
5. 2026-06-13
   days on market $270,000 Active 5 DOM
6. 2026-06-08
   pricedays on marketlisting id $270,000 Active 1 DOM
7. 2026-04-27
   listed $2,200
8. 2026-04-04
   price $290,000 131-char remark

   Show marketing remark (131 chars)

   Big house with atrium inside the house, open and light. 1/2 bath has shower, and just remodeled and few minor touch up job remain.

9. 2026-01-11
   listed $300,000 Active 131-char remark

   Show marketing remark (131 chars)

   Big house with atrium inside the house, open and light. 1/2 bath has shower, and just remodeled and few minor touch up job remain.

10. 2013-03-27
    soldstatus Sold 272-char remark

    Show marketing remark (272 chars)

    Very clean & well maintained home that is 4 bedrooms/3 full bath and includes two Master Suite's. Kithen, bathrooms, and carpets are used but in liveable shape. The backyard has a screened in porch and recently trimmed trees. This will not last long at this price!!!

11. 2013-03-27
    soldstatus

    Show marketing remark (272 chars)

    Very clean & well maintained home that is 4 bedrooms/3 full bath and includes two Master Suite's. Kithen, bathrooms, and carpets are used but in liveable shape. The backyard has a screened in porch and recently trimmed trees. This will not last long at this price!!!

12. 2013-03-22
    status Pending 272-char remark

    Show marketing remark (272 chars)

    Very clean & well maintained home that is 4 bedrooms/3 full bath and includes two Master Suite's. Kithen, bathrooms, and carpets are used but in liveable shape. The backyard has a screened in porch and recently trimmed trees. This will not last long at this price!!!

13. 2013-03-11
    status Option Pending 272-char remark

    Show marketing remark (272 chars)

    Very clean & well maintained home that is 4 bedrooms/3 full bath and includes two Master Suite's. Kithen, bathrooms, and carpets are used but in liveable shape. The backyard has a screened in porch and recently trimmed trees. This will not last long at this price!!!

14. 2013-03-08
    listed $129,900 Active 272-char remark

    Show marketing remark (272 chars)

    Very clean & well maintained home that is 4 bedrooms/3 full bath and includes two Master Suite's. Kithen, bathrooms, and carpets are used but in liveable shape. The backyard has a screened in porch and recently trimmed trees. This will not last long at this price!!!

15. 2013-03-06
    soldstatus
16. 2013-03-06
    soldstatus
17. 2013-02-20
    soldstatus
18. 2013-02-20
    soldstatus
19. 2006-06-12
    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: $6,598 · $550/mo
• Projected year-2 tax: $6,598 · $550/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) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $30,564
• − Mortgage interest: −$15,124
• − Property taxes: −$6,598
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,445
• − Management: −$2,445
• − HOA: −$468
• − Depreciation: −$7,855
• Taxable loss: −$5,721
• Est. tax savings @ 24.0%: +$1,373
• After-tax cash flow: $112/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

-98.3% since first listed

13 events — show timeline

• 2026-04-27 Listed for Rent $2,200 HARMLS
• 2026-04-04 Price Changed $290,000 HARMLS
• 2026-01-11 Listed $300,000 HARMLS
• 2013-03-27 Sold (Public Records) — Public Records
• 2013-03-27 Sold (MLS) — HARMLS
• 2013-03-22 Pending — HARMLS
• 2013-03-11 Pending — HARMLS
• 2013-03-08 Listed $129,900 HARMLS
• 2013-03-06 Sold (Public Records) — Public Records
• 2013-03-06 Sold (Public Records) — Public Records
• 2013-02-20 Sold (Public Records) — Public Records
• 2013-02-20 Sold (Public Records) — Public Records
• 2006-06-12 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $6,598 · -9.1% YoY. Source: county tax records.