3810 Echo Mountain Dr · Houston, TX 77345

$299,000

4 bd · 3.5 ba · 2,861 sqft · SingleFamily public records · 31 Days on market

Built 1993 8,150 sqft lot $105/sqft · 8% below area Est $324k · 8% under $50/mo HOA · 2% 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 +10.9/15.0
• Cash flow +7.6/30.0
• Appreciation +5.2/10.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks

Value Opportunity | Kingwood Pool Home with Upside Located in desirable Kingwood, this two-story home is priced below estimated market value near $400,000, offering strong value for buyers & investors. Featuring 2,861 sq ft, 4 bedrooms, 3 bathrooms, & a 2-car garage on an 8,145 sq ft lot. Brick exterior, mature trees, & established neighborhood provide curb appeal. Inside offers high ceilings, open living with fireplace, natural light, & a functional kitchen with granite counters, stainless appliances, & ample cabinetry. Upstairs flex space for game room or office. Vacant & ready for move-in or updates. Backyard includes private pool & spa with patio

Key facts

• Kingwood pool home
• Functional kitchen
• Open living

Tags

• KINGWOOD POOL HOME
• MATURE TREES
• ESTABLISHED NEIGHBORHOOD
• OPEN LIVING
• FUNCTIONAL KITCHEN
• GRANITE COUNTERS

Property features AI

Finance

• HOA & community: Community association managed by Sterling Association Services Inc; Annual association fee of $605

Exterior

• Parking: Detached garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1993; Slab foundation
• Construction: Brick construction; Shingle and wood roof
• Exterior features: Private in-ground pool with spa / pool & spa combo; Hot tub; Fenced backyard; Subdivision location

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Disposal
• Bedrooms: Primary bedroom on first floor (12x12); Three additional bedrooms on second floor (each 12x12)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: High ceilings; Ceiling fans; Gas fireplace
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (11.5% below list).
• Recommended offer: $235k (21.3% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.2% in Houston — 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 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime 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: Hidden Hollow El (math 46% / reading 53%, grade D, #865 of 4,322 statewide, top 21%, 506 students, 35% FRL); Creekwood Middle (math 49% / reading 50%, grade C, #356 of 1,662 statewide, top 23%, 1,149 students, 21% FRL); Humble H S (math 15% / reading 31%, grade F, #1,348 of 1,632 statewide, top 83%, 2,867 students, 77% FRL).
• Market conditions: 189 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.
• Current owner paid $147k; list at $299k implies a 104% gain — meaningful room to come down on a strong offer.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,347 (21.3% 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 31 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 9.4

CMA / ARV

• ARV (median comp): $323,647
• List price: $299,000
• Delta: -7.62%
• 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
3810 Wildwood Valley Ct	0.06mi	5/3.0 (+1)	2,880 (+1%)	1mo	$389,900	$135	88
4019 Echo Mountain Dr	0.25mi	4/2.5	2,693 (-6%)	1mo	$359,900	$134	74
5307 Arbor Bridge Ct	0.42mi	5/3.0 (+1)	2,941 (+3%)	1mo	$367,000	$125	68
9307 Providence Bend Ln	0.61mi	4/3.0	2,761 (-4%)	0mo	$450,000	$163	63
4410 Pine Breeze Dr	0.69mi	4/2.5	2,848 (-0%)	1mo	$399,000	$140	62
3730 Tree Manor Ln	0.61mi	4/2.0	2,793 (-2%)	0mo	$395,000	$141	61
4311 Broadleaf St	0.55mi	4/3.5	3,147 (+10%)	2mo	$389,900	$124	56
2842 Sandberry Dr	0.68mi	4/2.5	3,024 (+6%)	0mo	$293,500	$97	55
3302 Holly Green Dr	0.63mi	4/2.0	2,716 (-5%)	1mo	$248,900	$92	55
3318 Misty Alcove Ct	0.50mi	3/2.5 (-1)	2,643 (-8%)	2mo	$354,900	$134	54
5811 Willow Park Terrace Ln	0.72mi	5/4.5 (+1)	3,041 (+6%)	1mo	$499,000	$164	46
3326 Dovetail Hollow Ln	0.71mi	3/2.0 (-1)	2,544 (-11%)	2mo	$429,900	$169	36

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

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.70×
• Total profit: $-25,004
• Equity at exit: $93,645

10-year hold

• IRR: -0.4%
• Equity multiple: 0.96×
• Total profit: $-3,582
• Equity at exit: $118,168

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 →

ZIP-level market 77345

• Home prices YoY: 0.2%
• Active inventory: 189
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,647 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$709 /mo · $8,510/yr
• Insurance: −$125
• HOA: −$50
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-360

Break-even live

Break-even rent $3,103

Max offer price $235,347

Occupancy floor —

Sensitivity live

Price	-10% $-191	-5% $-276	+0% $-360	+5% $-445	+10% $-530
Rent	-10% $-569	-5% $-465	+0% $-360	+5% $-256	+10% $-151
Rate	-1.0pp $-210	-0.5pp $-284	base $-360	+0.5pp $-438	+1.0pp $-517

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
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4535 Echo Falls Dr Kingwood, TX	4.0	2.5	2184	$2,145	$0.98	4d	1	0.33mi
3334 Birch Creek Dr Kingwood, TX	5.0	3.5	2950	$2,695	$0.91	45d	1	0.40mi
3303 Sycamore Springs Dr Kingwood, TX	4.0	2.5	2010	$1,976	$0.98	1d	1	0.49mi
9323 Darby Knoll Way Porter, TX	4.0	2.5	2182	$2,595	$1.19	45d	1	0.62mi
3514 Creek Manor Dr Kingwood, TX	4.0	2.5	2274	$1,995	$0.88	45d	1	0.64mi
3311 Pleasant Hollow Ln Porter, TX	5.0	3.5	3196	$3,320	$1.04	18d	1	0.65mi
3619 Maple Glen Dr Kingwood, TX	4.0	2.0	2332	$2,149	$0.92	18d	1	0.79mi
5706 Straight Way Kingwood, TX	4.0	2.5	2346	$2,095	$0.89	17d	1	0.86mi
2934 Apple Forest Ct Kingwood, TX	4.0	3.0	3224	$2,991	$0.93	45d	1	0.90mi
3102 Hickory Falls Dr Kingwood, TX	4.0	2.5	3336	$2,485	$0.74	4d	1	1.20mi
3918 Forest Village Dr Kingwood, TX	4.0	2.5	2354	$2,350	$1.00	26d	1	1.36mi
3806 Village Oaks Dr Kingwood, TX	4.0	2.5	2465	$2,300	$0.93	24d	1	1.50mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 28 events

1. 2026-06-04
   days on market $299,000 Active 31 DOM
2. 2026-06-03
   days on market $299,000 Active 30 DOM
3. 2026-06-02
   days on market $299,000 Active 29 DOM
4. 2026-06-01
   days on market $299,000 Active 28 DOM
5. 2026-05-31
   days on market $299,000 Active 27 DOM
6. 2026-05-04
   listed $299,000 Active 940-char remark
7. 2025-09-06
   historical
8. 2025-07-06
   listed $385,000 Active
9. 2025-03-12
   historical
10. 2024-08-17
    listed $389,990 Active
11. 2024-08-13
    historical
12. 2024-05-24
    status Pending
13. 2024-05-13
    status Option Pending
14. 2024-05-12
    historical
15. 2024-04-18
    listed $389,990 Active
16. 2023-01-17
    soldstatus
17. 2023-01-13
    soldstatus Sold
18. 2022-12-09
    status Pending
19. 2022-11-18
    price $375,000
20. 2022-11-15
    status Active
21. 2022-11-09
    historical
22. 2022-11-07
    status Active
23. 2022-10-17
    status Pending
24. 2022-10-07
    listed $379,900 Active
25. 2022-09-16
    soldstatus
26. 2004-09-28
    soldstatus
27. 1997-09-16
    soldstatus $146,832
28. 1997-09-01
    soldstatus $140,108

ⓘ 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: $8,510 · $709/mo
• Projected year-2 tax: $8,510 · $709/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $31,768
• − Mortgage interest: −$16,749
• − Property taxes: −$8,510
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,541
• − Management: −$2,541
• − HOA: −$600
• − Depreciation: −$8,698
• Taxable loss: −$9,366
• Est. tax savings @ 24.0%: +$2,248
• After-tax cash flow: $-2,076/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 — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment C Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 27,917
• Household income: $150,742
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 307.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 10% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 6% Italian 4% Slovak 3%
• Foreign-born: 8% · Canada, China, Dominican Republic
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% Other Asian/Pacific 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: ▲ 0.45%
• Current HPI: 210.6244
• Rent YoY: —
• 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

+113.4% since first listed

24 events — show timeline

• 2026-06-04 Listing Removed — HARMLS
• 2026-05-04 Listed $299,000 HARMLS
• 2025-09-06 Listing Removed — HARMLS
• 2025-07-06 Listed $385,000 HARMLS
• 2025-03-12 Listing Removed — HARMLS
• 2024-08-17 Listed $389,990 HARMLS
• 2024-08-13 Coming Soon — HARMLS
• 2024-05-24 Pending — HARMLS
• 2024-05-13 Pending — HARMLS
• 2024-05-12 Listing Removed — HARMLS
• 2024-04-18 Listed $389,990 HARMLS
• 2023-01-17 Sold (Public Records) — Public Records
• 2023-01-13 Sold (MLS) — HARMLS
• 2022-12-09 Pending — HARMLS
• 2022-11-18 Price Changed $375,000 HARMLS
• 2022-11-15 Relisted — HARMLS
• 2022-11-09 Listing Removed — HARMLS
• 2022-11-07 Relisted — HARMLS
• 2022-10-17 Pending — HARMLS
• 2022-10-07 Listed $379,900 HARMLS
• 2022-09-16 Sold (Public Records) — Public Records
• 2004-09-28 Sold (Public Records) — Public Records
• 1997-09-16 Sold (Public Records) $146,832 Public Records
• 1997-09-01 Sold (Public Records) $140,108 Public Records

Property tax history

+6.9%/yr

Latest (2025): $8,510 · -2.8% YoY. Source: county tax records.