14230 Montaigne Dr · Houston, TX 77429

$159,000

3 bd · 2.0 ba · 1,427 sqft · SingleFamily public records · 10 Days on market

Built 1979 7,474 sqft lot $111/sqft · 34% below area Est $242k · 34% under $25/mo HOA · 1% 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).

• Cash flow +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +4.6/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great family home*shade trees front/back..great for ac bills!!*Neutral paint shades throughout home*Huge den-rm. for formal din/room or home office!Updates:Carpet/pad,floors in kitchen* Kitchen has been completely updated!counters/paint/hardware/light fixture/sink/faucet(2009)*microwave(2008)*Dishwasher/stove/oven-2006*Siding replaced with hardiplank as needed *Outside wood/trim replaced/painted as needed *Ceiling fans*close to Hwy.290,shopping & hospital!*Vacant and ready for immediate move-in!

Key facts

• Spacious backyard
• 7,474 sq ft lot
• 2 garage spots

Tags

• PRIME LOCATION NEAR HWY 290
• SPACIOUS BACKYARD
• CONVENIENT ACCESS TO PARKS
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING

Property features AI

Finance

• Other: Solar screens (energy efficiency feature)
• HOA & community: Bonaire Community Improvement HOA, $300 annually; Community pool

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Prewired for security
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (First floor main living); Slab foundation
• Construction: Brick and wood siding construction; Composition roof; Built in 1979
• Exterior features: Fully fenced yard; Concrete road surface; Subdivision setting; Wooded lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave
• Bedrooms: Primary bedroom (First floor) 14 x 16; Bedroom (First floor) 10 x 12; Bedroom (First floor) 10 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tub with shower; Kitchen and dining combined; Prewired security
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $54 ($647/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 6.7% 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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Arnold Middle (math 48% / reading 52%, grade C, #347 of 1,662 statewide, top 21%, 1,414 students, 67% FRL); Cy-Fair H S (math 60% / reading 73%, grade B, #186 of 1,632 statewide, top 11%, 3,425 students, 45% FRL).
• Market conditions: Rents soft (-1.2%/yr); 608 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 17% of the median local income ($119k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% 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 $159,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
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: 1.08% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 7.7

CMA / ARV

• ARV (median comp): $241,517
• List price: $159,000
• Delta: -34.17%
• 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
14230 Montaigne Dr	0.00mi	3/2.0	1,427 (0%)	0mo	$159,000	$111	100
14030 Montaigne Dr	0.17mi	3/2.0	1,465 (+3%)	3mo	$249,000	$170	85
11419 Bonaparte Dr	0.18mi	3/2.0	1,477 (+4%)	6mo	$195,000	$132	81
14207 Montaigne Dr	0.07mi	3/2.0	1,322 (-7%)	6mo	$225,000	$170	79
10503 Ladino Rd	0.40mi	3/2.0	1,438 (+1%)	3mo	$315,000	$219	78
11207 Rousseau Dr	0.55mi	3/2.0	1,419 (-1%)	4mo	$239,000	$168	70
13719 Bonaventure Dr	0.57mi	3/2.0	1,419 (-1%)	3mo	$229,000	$161	70
11611 Bonaparte Dr	0.47mi	3/2.0	1,477 (+4%)	3mo	$190,000	$129	70
13843 Rosetta Dr	0.46mi	3/2.0	1,383 (-3%)	6mo	$229,500	$166	69
10502 Deval Dr	0.45mi	3/1.5	1,482 (+4%)	5mo	$315,000	$213	67
14618 Laura Cir	0.48mi	3/2.0	1,316 (-8%)	1mo	$275,000	$209	64
14118 Bella Dr	0.39mi	3/2.0	1,610 (+13%)	4mo	$229,000	$142	58

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.39×
• Total profit: $-27,216
• Equity at exit: $23,707

10-year hold

• IRR: -19.0%
• Equity multiple: 0.14×
• Total profit: $-38,123
• Equity at exit: $13,747

Cash invested: $44,520 (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 77429

• Rents YoY: -1.2%
• Active inventory: 608
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$834
• Tax from tax record: −$378 /mo · $4,541/yr
• Insurance: −$66
• HOA: −$25
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $54

Break-even live

Break-even rent $1,650

Max offer price $159,000

Occupancy floor 92%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11230 Angelique Dr Houston, TX	3.0	2.0	1696	$1,875	$1.11	43d	1	0.69mi
10457 Huffmeister Rd Cypress, TX	2.0	2.0	1018	$1,144	$1.12	43d	1	0.73mi
21122 Kirkland Woods Dr Houston, TX	3.0	2.0	1704	$2,000	$1.17	43d	1	0.75mi
13419 Meisterwood Dr Houston, TX	3.0	2.0	1704	$1,900	$1.12	43d	1	0.90mi
10711 Oak Acres Dr Houston, TX	3.0	2.0	1698	$1,375	$0.81	4d	1	0.90mi
12035 Huffmeister Rd Unit 12068 Cypress, TX	3.0	2.0	1225	$1,955	$1.60	43d	1	0.97mi
12035 Huffmeister Rd Apt 424 Cypress, TX	2.0	2.0	925	$1,189	$1.29	5d	1	0.97mi
12035 Huffmeister Rd Unit 3228 Cypress, TX	3.0	2.0	1225	$1,687	$1.38	2d	1	0.97mi
12035 Huffmeister Rd Unit 2112 Cypress, TX	2.0	2.0	925	$1,181	$1.28	2d	1	0.97mi
12035 Huffmeister Rd Unit 07-720 Cypress, TX	2.0	2.0	996	$1,450	$1.46	24d	1	0.97mi
12035 Huffmeister Rd Unit 08-823 Cypress, TX	2.0	2.0	925	$1,225	$1.32	43d	1	0.97mi
12035 Huffmeister Rd Unit 08-823 Cypress, TX	2.0	2.0	925	$1,375	$1.49	24d	1	0.97mi
12035 Huffmeister Rd Unit 3174 Cypress, TX	3.0	2.0	1225	$1,719	$1.40	10d	1	0.97mi
12035 Huffmeister Rd Unit 2174 Cypress, TX	2.0	2.0	925	$1,213	$1.31	10d	1	0.97mi
12035 Huffmeister Rd Apt 422 Cypress, TX	2.0	2.0	925	$1,189	$1.29	7d	1	0.97mi
13022 Foxburo Dr Houston, TX	4.0	2.0	1500	$2,400	$1.60	43d	1	1.07mi
12202 Huffmeister Rd Unit 2112 Cypress, TX	2.0	2.0	1056	$1,572	$1.49	2d	1	1.07mi
12202 Huffmeister Rd Unit 12259 Cypress, TX	2.0	2.0	1056	$1,590	$1.51	43d	1	1.07mi
12202 Huffmeister Rd Unit 424 Cypress, TX	2.0	2.0	1056	$1,580	$1.50	5d	1	1.07mi
12202 Huffmeister Rd Cypress, TX	1.0–2.0	1.0–2.0	935	$1,989	$2.13	15d	1	1.07mi
12202 Huffmeister Rd Cypress, TX	2.0	2.0	1056	$2,336	$2.21	5d	1	1.07mi
12202 Huffmeister Rd Unit 12259 Cypress, TX	2.0	2.0	1056	$1,604	$1.52	10d	1	1.07mi
12202 Huffmeister Rd Unit 422 Cypress, TX	2.0	2.0	1056	$1,580	$1.50	7d	1	1.07mi
12202 Huffmeister Rd Unit 12225 Cypress, TX	2.0	2.0	1174	$1,644	$1.40	12d	1	1.07mi
11900 Barwood Bend Dr Houston, TX	1.0–2.0	1.0–2.0	862	$1,350	$1.57	2d	10	1.29mi
11906 Barwood Bend Dr Houston, TX	2.0	2.0	902	$1,054	$1.17	24d	1	1.35mi
15511 Tuckerton Rd Houston, TX	1.0–3.0	1.0–2.0	1069	$1,799	$1.68	3d	1	1.48mi
15517 Tuckerton Rd Houston, TX	3.0	2.0	1312	$1,600	$1.22	43d	1	1.48mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 12 events

1. 2026-05-17
   status Pending 652-char remark
2. 2026-05-13
   status Pending 652-char remark
3. 2026-05-06
   listed $159,000 Active 652-char remark
4. 2009-11-30
   soldstatus
5. 2009-11-23
   soldstatus 504-char remark

   Show marketing remark (504 chars)

   Great family home*shade trees front/back..great for ac bills!!*Neutral paint shades throughout home*Huge den-rm. for formal din/room or home office!Updates:Carpet/pad,floors in kitchen* Kitchen has been completely updated!counters/paint/hardware/light fixture/sink/faucet(2009)*microwave(2008)*Dishwasher/stove/oven-2006*Siding replaced with hardiplank as needed *Outside wood/trim replaced/painted as needed *Ceiling fans*close to Hwy.290,shopping & hospital!*Vacant and ready for immediate move-in!

6. 2009-11-05
   historical 504-char remark

   Show marketing remark (504 chars)

   Great family home*shade trees front/back..great for ac bills!!*Neutral paint shades throughout home*Huge den-rm. for formal din/room or home office!Updates:Carpet/pad,floors in kitchen* Kitchen has been completely updated!counters/paint/hardware/light fixture/sink/faucet(2009)*microwave(2008)*Dishwasher/stove/oven-2006*Siding replaced with hardiplank as needed *Outside wood/trim replaced/painted as needed *Ceiling fans*close to Hwy.290,shopping & hospital!*Vacant and ready for immediate move-in!

7. 2009-06-22
   listed $98,000 504-char remark

   Show marketing remark (504 chars)

   Great family home*shade trees front/back..great for ac bills!!*Neutral paint shades throughout home*Huge den-rm. for formal din/room or home office!Updates:Carpet/pad,floors in kitchen* Kitchen has been completely updated!counters/paint/hardware/light fixture/sink/faucet(2009)*microwave(2008)*Dishwasher/stove/oven-2006*Siding replaced with hardiplank as needed *Outside wood/trim replaced/painted as needed *Ceiling fans*close to Hwy.290,shopping & hospital!*Vacant and ready for immediate move-in!

8. 2009-06-22
   historical

   Show marketing remark (504 chars)

   Great family home*shade trees front/back..great for ac bills!!*Neutral paint shades throughout home*Huge den-rm. for formal din/room or home office!Updates:Carpet/pad,floors in kitchen* Kitchen has been completely updated!counters/paint/hardware/light fixture/sink/faucet(2009)*microwave(2008)*Dishwasher/stove/oven-2006*Siding replaced with hardiplank as needed *Outside wood/trim replaced/painted as needed *Ceiling fans*close to Hwy.290,shopping & hospital!*Vacant and ready for immediate move-in!

9. 2008-05-02
   listed $105,000
10. 2003-04-09
    soldstatus
11. 2001-01-05
    soldstatus
12. 1998-10-13
    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: $4,541 · $378/mo
• Projected year-2 tax: $4,541 · $378/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 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,618
• − Mortgage interest: −$8,906
• − Property taxes: −$4,541
• − Insurance: −$795
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − HOA: −$300
• − Depreciation: −$4,625
• Taxable loss: −$1,849
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $1,090/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 96,334
• Household income: $119,191
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 1264.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 52% Hispanic / Latino 23% Two or more races 15% Black 11% Asian 10%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 73% English-only · Spanish 14% Other Indo-European 3% Vietnamese 3%

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: ▼ -125.36%
• Current HPI: 232.7267
• Rent YoY: ▼ -1.23%
• 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

+51.4% since first listed

13 events — show timeline

• 2026-06-05 Sold (MLS) — HARMLS
• 2026-05-17 Pending — HARMLS
• 2026-05-13 Pending — HARMLS
• 2026-05-06 Listed $159,000 HARMLS
• 2009-11-30 Sold (Public Records) — Public Records
• 2009-11-23 Sold (MLS) — HARMLS
• 2009-11-05 Listing Removed — HARMLS
• 2009-06-22 Listing Removed — HARMLS
• 2009-06-22 Listed $98,000 HARMLS
• 2008-05-02 Listed $105,000 HARMLS
• 2003-04-09 Sold (Public Records) — Public Records
• 2001-01-05 Sold (Public Records) — Public Records
• 1998-10-13 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,541 · +0.6% YoY. Source: county tax records.