2063 Greencrest Dr · Missouri City, TX 77489

$300,000

4 bd · 2.0 ba · 2,593 sqft · SingleFamily public records · 33 Days on market

Built 1999 5,170 sqft lot $116/sqft · at area comps Est $314k · at est. $38/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 +9.5/15.0
• Cash flow +5.9/30.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0

Listing remarks MLS

Experience the perfect fusion of modern updates and strategic location in this expansive five-bedroom home. Positioned on a prime corner lot, this lovely two-story has been recenty revitalized with fresh interior and exterior paint and new flooring throughout, offering a crisp, move-in-ready aesthetic. The heart of the home features a refreshed kitchen anchored by sleek granite countertops, a finish that carries through to all bathrooms for a cohesive, upscale feel. The upper level is dedicated to comfort, headlined by a voluminous primary suite with a spacious full-entry closet and a spa-like bath with dual vanities and a new tub. Practicality is key with an indoor utility room and quick access to major corridors including the Fort Bend Tollway, South Main, and Highway 2234. Situated within the footprint of prestigious Fort Bend schools, this home offers the space you need with the modern finishes you want in a highly accessible Missouri City setting.

Key facts

• Spa-like bath
• Primary suite
• Full-entry closet

Tags

• CORNER LOT
• REFRESHED KITCHEN
• GRANITE COUNTERTOPS
• PRIMARY SUITE
• FULL-ENTRY CLOSET
• SPA-LIKE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-581 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (34.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (20.9% below list).
• Recommended offer: $197k (34.2% below list) — sets the bar for cash-flow.

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 flat; 188 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 38% 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 $421 of equity ($2k loan paydown + $-2k 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 33 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,428 (34.2% 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 33 days. Have you received any prior offers? Is the seller open to a 34% 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 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: 0.79% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.29%
• DSCR: 0.63
• GRM: 10.5

CMA / ARV

• ARV (median comp): $313,641
• List price: $300,000
• Delta: -4.35%
• 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
2063 Greencrest Dr	0.00mi	5/2.5 (+1)	2,593 (0%)	0mo	$300,000	$116	93
2546 Bedrock Ln	0.24mi	4/3.0	2,650 (+2%)	3mo	$344,500	$130	79
2010 Stonework Ln	0.33mi	4/3.0	2,650 (+2%)	2mo	$345,500	$130	76
2430 Gaspee Pt	0.24mi	5/4.0 (+1)	2,516 (-3%)	0mo	$330,000	$131	71
2334 Rushbrook Dr	0.43mi	4/2.5	2,582 (-0%)	11mo	$334,500	$130	68
1905 Wildwood Ridge Dr	0.43mi	4/2.5	2,435 (-6%)	5mo	$265,000	$109	64
2214 Patriot Bnd	0.27mi	5/3.0 (+1)	2,494 (-4%)	12mo	$345,000	$138	62
1450 Gentle Bend Dr	0.59mi	4/3.0	2,482 (-4%)	7mo	$309,900	$125	56
1858 Halstead St	0.68mi	4/2.5	2,770 (+7%)	3mo	$319,900	$115	52
2119 Bright Meadows Dr	0.41mi	3/2.5 (-1)	2,212 (-15%)	1mo	$300,000	$136	49
1908 Hickory Glen Dr	0.50mi	5/3.0 (+1)	2,222 (-14%)	3mo	$290,000	$131	41
3138 Quail Valley East Dr	0.69mi	4/2.0	2,211 (-15%)	6mo	$280,000	$127	38

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: -16.3%
• Equity multiple: 0.29×
• Total profit: $-59,360
• Equity at exit: $78,935

10-year hold

• IRR: -12.1%
• Equity multiple: -0.09×
• Total profit: $-91,396
• Equity at exit: $88,582

Cash invested: $84,000 (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: 188
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,374 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$720 /mo · $8,634/yr
• Insurance: −$125
• HOA: −$38
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-581

Break-even live

Break-even rent $3,109

Max offer price $197,428

Occupancy floor —

Sensitivity live

Price	-10% $-411	-5% $-496	+0% $-581	+5% $-666	+10% $-750
Rent	-10% $-768	-5% $-674	+0% $-581	+5% $-487	+10% $-393
Rate	-1.0pp $-430	-0.5pp $-504	base $-581	+0.5pp $-658	+1.0pp $-737

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1935 Poco Dr Missouri City, TX	4.0	3.0	2868	$2,326	$0.81	23d	1	0.15mi
2026 Summer Place Dr Missouri City, TX	3.0	2.0	1837	$1,861	$1.01	21d	1	0.19mi
1806 Courtside Place Dr Missouri City, TX	4.0	2.5	1974	$1,915	$0.97	13d	1	0.32mi
2007 Village Park Dr Missouri City, TX	5.0	2.5	2536	$2,625	$1.04	44d	1	0.36mi
2910 Fawn Ct Missouri City, TX	4.0	2.5	2330	$2,220	$0.95	44d	1	0.83mi
2222 Mountshire Dr Missouri City, TX	4.0	2.5	2278	$2,700	$1.19	21d	1	1.11mi
2307 Hilton Head Dr Missouri City, TX	4.0	2.0	2606	$2,239	$0.86	17d	1	1.13mi
2010 Quail Valley East Dr Missouri City, TX	5.0	3.0	2651	$2,695	$1.02	44d	1	1.23mi
2319 Quail Valley East Dr Missouri City, TX	5.0	3.0	2235	$2,000	$0.89	44d	1	1.28mi
712 Beechbend Dr Missouri City, TX	4.0	2.5	2245	$2,250	$1.00	21d	1	1.34mi
2120 Bermuda Dunes Dr Missouri City, TX	3.0	2.5	2100	$2,200	$1.05	25d	1	1.47mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 25 events

1. 2026-04-22
   listed $300,000 Active 972-char remark

   Show marketing remark (972 chars)

   Experience the perfect fusion of modern updates and strategic location in this expansive five-bedroom home. Positioned on a prime corner lot, this lovely two-story has been recenty revitalized with fresh interior and exterior paint and new flooring throughout, offering a crisp, move-in-ready aesthetic. The heart of the home features a refreshed kitchen anchored by sleek granite countertops, a finish that carries through to all bathrooms for a cohesive, upscale feel. The upper level is dedicated to comfort, headlined by a voluminous primary suite with a spacious full-entry closet and a spa-like bath with dual vanities and a new tub. Practicality is key with an indoor utility room and quick access to major corridors including the Fort Bend Tollway, South Main, and Highway 2234. Situated within the footprint of prestigious Fort Bend schools, this home offers the space you need with the modern finishes you want in a highly accessible Missouri City setting.

2. 2026-04-08
   historical $2,100
3. 2026-04-07
   price $2,100
4. 2026-04-01
   listed $2,400
5. 2026-03-31
   historical
6. 2026-03-23
   status Active
7. 2026-03-16
   status Pending
8. 2026-03-11
   status Pending
9. 2026-01-14
   price $299,000
10. 2025-12-20
    listed $309,999 Active
11. 2025-06-01
    historical $2,100
12. 2025-05-31
    historical
13. 2025-04-24
    listed $2,100
14. 2025-04-21
    price $319,000
15. 2025-01-29
    listed $329,000 Active
16. 2008-03-06
    soldstatus
17. 2007-02-05
    historical
18. 2006-11-07
    listed $149,900
19. 2005-09-30
    historical
20. 2005-09-02
    listed $154,999
21. 2004-10-18
    historical
22. 2004-10-05
    listed $145,000
23. 2003-10-29
    soldstatus
24. 2003-10-27
    historical
25. 2003-08-25
    listed $135,000

ⓘ 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: $8,634 · $720/mo
• Projected year-2 tax: $8,634 · $720/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 ≥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: $28,483
• − Mortgage interest: −$16,805
• − Property taxes: −$8,634
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − HOA: −$456
• − Depreciation: −$8,727
• Taxable loss: −$12,197
• Est. tax savings @ 24.0%: +$2,927
• After-tax cash flow: $-4,040/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

+122.2% since first listed

25 events — show timeline

• 2026-04-22 Listed $300,000 HARMLS
• 2026-04-08 Rental Removed $2,100 HARMLS
• 2026-04-07 Price Changed $2,100 HARMLS
• 2026-04-01 Listed for Rent $2,400 HARMLS
• 2026-03-31 Listing Removed — HARMLS
• 2026-03-23 Relisted — HARMLS
• 2026-03-16 Pending — HARMLS
• 2026-03-11 Pending — HARMLS
• 2026-01-14 Price Changed $299,000 HARMLS
• 2025-12-20 Listed $309,999 HARMLS
• 2025-06-01 Rental Removed $2,100 HARMLS
• 2025-05-31 Listing Removed — HARMLS
• 2025-04-24 Listed for Rent $2,100 HARMLS
• 2025-04-21 Price Changed $319,000 HARMLS
• 2025-01-29 Listed $329,000 HARMLS
• 2008-03-06 Sold (Public Records) — Public Records
• 2007-02-05 Listing Removed — HARMLS
• 2006-11-07 Listed $149,900 HARMLS
• 2005-09-30 Listing Removed — HARMLS
• 2005-09-02 Listed $154,999 HARMLS
• 2004-10-18 Listing Removed — HARMLS
• 2004-10-05 Listed $145,000 HARMLS
• 2003-10-29 Sold (Public Records) — Public Records
• 2003-10-27 Listing Removed — HARMLS
• 2003-08-25 Listed $135,000 HARMLS

Property tax history

+4.9%/yr

Latest (2025): $8,634 · -4.0% YoY. Source: county tax records.