1467 Hunters Park Dr · Missouri City, TX 77489

$217,900

3 bd · 2.0 ba · 1,445 sqft · SingleFamily public records · 42 Days on market

Built 1982 8,529 sqft lot $151/sqft · 7% below area Est $233k · 7% under $41/mo HOA · 2% of rent ↓ 4% since listing

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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 +10.5/15.0
• Cash flow +8.8/30.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

Welcome home to this beautifully designed 2 bedroom, 2 bathroom conveniently located near highway 90 areas. This property offers space, privacy, and endless possibilities. This seamless open-concept layout with wood flooring flowing throughout the main living areas, complemented by elegant recessed lighting that creates a warm, inviting ambiance. A lovely kitchen with granite countertops, abundant cabinetry, and generous prep space. Stainless steel refrigerator and stove included. Washer and dryer connections are available, adding convenience and value. The wrap around backyard has room to build a pool, create an outdoor kitchen, design a garden sanctuary, or simply enjoy the space for gath

Key facts

• 8,529 sq ft lot
• 2 garage spots
• Built 1982

Property features AI

Finance

• Other: First right of refusal and seller disclosures provided; Municipal Utility District disclosure
• HOA & community: Hunters Park HOA (annual fee $495); Community includes curbs

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Leased security system
• Utilities: Public sewer
• Home design: Residential property; Full ownership; Slab foundation; Composition roof; Built in 1982
• Construction: Brick construction
• Exterior features: Fully fenced yard; Private backyard; Back yard fencing; Corner lot; Concrete road access

Interior

• Kitchen: Gas cooktop; Gas oven; Refrigerator; Disposal
• Bedrooms: Primary bedroom (First floor); Additional bedroom (First floor)
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms; Primary bathroom (First floor)
• Heating & cooling: Central heating (Gas and Electric); Central air conditioning (Electric and Gas)
• Interior features: Gas fireplace; Double vanity; Tub with shower; Ceiling fans
• Laundry & utility: Includes standard utility connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (10.9% below list).
• Recommended offer: $186k (14.6% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Missouri City Middle (math 19% / reading 35%, grade F, #1,177 of 1,662 statewide, top 72%, 963 students, 88% FRL) — zoned schools average 88% FRL vs 35% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-22 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 31% 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 $306 of equity ($2k 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 42 days — a 3% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

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 $186,122 (14.6% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 9.4

CMA / ARV

• ARV (median comp): $233,330
• List price: $217,900
• Delta: -6.61%
• 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
1618 Oakbury Dr	0.32mi	3/2.0	1,457 (+1%)	3mo	$220,000	$151	81
1639 Castle Creek Dr	0.32mi	3/2.0	1,457 (+1%)	4mo	$250,000	$172	80
1118 Aster Rd	0.34mi	3/2.0	1,413 (-2%)	2mo	$240,000	$170	79
1819 Wood Orchard Dr	0.58mi	3/2.0	1,435 (-1%)	1mo	$249,500	$174	71
1415 Whispering Pine Dr	0.39mi	3/2.0	1,351 (-6%)	1mo	$139,900	$104	70
1934 Robcrest Way	0.73mi	3/2.0	1,402 (-3%)	2mo	$250,000	$178	60
1726 Pecan Ln	0.72mi	4/2.0 (+1)	1,493 (+3%)	1mo	$279,900	$187	55
1219 Pecan Glen Dr	0.73mi	3/2.0	1,323 (-8%)	0mo	$244,900	$185	51
1710 Pecan Ln	0.70mi	4/2.5 (+1)	1,511 (+5%)	4mo	$259,000	$171	49
619 Fawnwood Dr	0.66mi	3/2.0	1,661 (+15%)	2mo	$240,000	$144	43
614 Tramwood Dr	0.71mi	3/2.0	1,661 (+15%)	1mo	$199,995	$120	41
803 Hackberry St	0.69mi	3/2.0	1,649 (+14%)	4mo	$269,000	$163	40

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: -10.6%
• Equity multiple: 0.54×
• Total profit: $-28,317
• Equity at exit: $57,333

10-year hold

• IRR: -6.5%
• Equity multiple: 0.41×
• Total profit: $-36,027
• Equity at exit: $64,340

Cash invested: $61,012 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$439 /mo · $5,265/yr
• Insurance: −$91
• HOA: −$41
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-180

Break-even live

Break-even rent $2,169

Max offer price $186,122

Occupancy floor —

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: $54,475
• Closing costs: $6,537
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 New Tree Ln Missouri City, TX	3.0	2.0	1323	$1,725	$1.30	12d	1	0.83mi
2026 Summer Place Dr Missouri City, TX	3.0	2.0	1837	$1,861	$1.01	20d	1	1.10mi
16310 Setter Ct Missouri City, TX	3.0	2.0	1672	$1,700	$1.02	43d	1	1.43mi
15703 Baybriar Dr Missouri City, TX	3.0	2.0	1252	$1,615	$1.29	19d	1	1.47mi
15823 Baybriar Dr Missouri City, TX	3.0	2.0	1335	$1,641	$1.23	5d	1	1.49mi

HOA detail

• Monthly dues: $41 · $492/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $217,900 Active 42 DOM
2. 2026-06-17
   days on market $217,900 Active 41 DOM
3. 2026-06-16
   days on market $217,900 Active 40 DOM
4. 2026-06-15
   days on market $217,900 Active 39 DOM
5. 2026-06-13
   days on market $217,900 Active 37 DOM
6. 2026-06-09
   days on market $217,900 Active 33 DOM
7. 2026-06-08
   days on market $217,900 Active 32 DOM
8. 2026-06-07
   days on market $217,900 Active 31 DOM
9. 2026-06-04
   pricedays on market $217,900 Active 28 DOM
10. 2026-06-03
    days on market $227,900 Active 27 DOM
11. 2026-06-02
    days on market $227,900 Active 26 DOM
12. 2026-06-01
    days on market $227,900 Active 25 DOM
13. 2026-05-31
    days on market $227,900 Active 24 DOM
14. 2026-05-07
    listed $227,900 Active 817-char remark
15. 2023-07-12
    historical
16. 2004-03-03
    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: $5,265 · $439/mo
• Projected year-2 tax: $5,265 · $439/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) · 22% 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: $23,291
• − Mortgage interest: −$12,206
• − Property taxes: −$5,265
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − HOA: −$492
• − Depreciation: −$6,339
• Taxable loss: −$5,827
• Est. tax savings @ 24.0%: +$1,398
• After-tax cash flow: $-760/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

-4.4% since first listed

4 events — show timeline

• 2026-06-03 Price Changed $217,900 HARMLS
• 2026-05-07 Listed $227,900 HARMLS
• 2023-07-12 Rental Removed — HARMLS
• 2004-03-03 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $5,265 · +13.4% YoY. Source: county tax records.