18902 Remington Park Dr · Houston, TX 77073

$230,000

4 bd · 2.5 ba · 2,252 sqft · SingleFamily public records · 38 Days on market

Built 2006 3,998 sqft lot $102/sqft · at area comps Est $221k · at est. $75/mo HOA · 3% 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).

• Cash flow +12.1/30.0
• ARV discount +5.7/15.0
• 1% rule +5.1/10.0
• Appreciation +4.7/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This cozy beautiful, completely remodeled, 4-bedroom home will not last long! Home offers a spacious living room with a remodeled modern style kitchen. It brightens its charm with wood floors thru out the home. The location of this gorgeous home, has quick access to I-45, is within the neighborhood of Remington Ranch. Conveniently surrounded by shopping, dining, family entertainment and more. Schedule your appointment Now.

Key facts

• 3,998 sq ft lot
• Garage
• Built 2006

Property features AI

Finance

• Other: Municipal Utility District disclosure available
• HOA & community: HOA managed by Crest Management; Annual association fee of $900

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2006; Slab foundation; Composition roof
• Construction: Cement siding construction
• Exterior features: Subdivision lot; Lot approximately 4,000 square feet

Interior

• Bedrooms: Three upstairs bedrooms (each about 11 x 12); Primary bedroom on the first floor (about 12 x 16)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central gas heating; Central electric air conditioning
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-49 ($-584/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (3.7% below list).
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $221k (3.7% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• Spring ISD (suburban): math 19% / reading 26% proficiency, ranked #730 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Milton Cooper El (math 25% / reading 24%, grade F, #3,052 of 4,322 statewide, top 74%, 660 students, 88% FRL); Dueitt Middle (math 12% / reading 23%, grade F, #1,507 of 1,662 statewide, top 91%, 773 students, 84% FRL); Spring H S (math 12% / reading 21%, grade F, #1,497 of 1,632 statewide, top 92%, 2,760 students, 72% FRL).
• Market conditions: Rents flat; 162 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 35% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $31 of equity ($2k loan paydown + $-2k appreciation (-0.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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 2.6% 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 $221,401 (3.7% 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 38 days. Have you received any prior offers? Is the seller open to a 4% 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: 1.01% ✓
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 8.3

CMA / ARV

• ARV (median comp): $220,970
• List price: $230,000
• Delta: 4.09%
• 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
19514 Fletcher Way Dr	0.45mi	4/2.5	2,200 (-2%)	3mo	$240,000	$109	72
19102 Siril Dr	0.15mi	5/3.0 (+1)	2,458 (+9%)	1mo	$210,000	$85	70
19114 Siril Dr	0.17mi	5/3.0 (+1)	2,449 (+9%)	1mo	$220,000	$90	69
19010 Remington Springs Dr	0.35mi	3/2.5 (-1)	2,166 (-4%)	5mo	$230,000	$106	68
1310 Evermore Manor Ln	0.63mi	4/2.5	2,239 (-1%)	6mo	$269,999	$121	65
802 Remington Walk Ct	0.32mi	3/2.5 (-1)	2,052 (-9%)	4mo	$239,900	$117	62
511 Remington Chase Ct	0.37mi	3/2.0 (-1)	2,123 (-6%)	8mo	$240,000	$113	59
18519 Prairie Larkspur Dr	0.26mi	3/2.5 (-1)	1,992 (-12%)	6mo	$230,000	$115	58
930 Belshear Ct	0.39mi	3/2.5 (-1)	1,980 (-12%)	2mo	$229,999	$116	56
802 NW Bandon Ln	0.32mi	3/2.5 (-1)	1,915 (-15%)	2mo	$229,900	$120	54
19229 Gunther Springs Ct	0.57mi	3/2.5 (-1)	2,062 (-8%)	3mo	$219,999	$107	52
18920 Sunrise Ranch Ct	0.52mi	3/2.5 (-1)	1,977 (-12%)	6mo	$209,000	$106	45

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

Projected returns pro-forma

-0.68% appreciation · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.66×
• Total profit: $-22,111
• Equity at exit: $59,094

10-year hold

• IRR: -3.6%
• Equity multiple: 0.68×
• Total profit: $-20,759
• Equity at exit: $65,154

Cash invested: $64,400 (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 77073

• Home prices YoY: -0.3%
• Rents YoY: 0.7%
• Active inventory: 162
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,318 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$503 /mo · $6,036/yr
• Insurance: −$96
• HOA: −$75
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-49

Break-even live

Break-even rent $2,380

Max offer price $221,401

Occupancy floor 97%

Sensitivity live

Price	-10% $82	-5% $16	+0% $-49	+5% $-114	+10% $-179
Rent	-10% $-232	-5% $-140	+0% $-49	+5% $43	+10% $134
Rate	-1.0pp $67	-0.5pp $10	base $-49	+0.5pp $-108	+1.0pp $-169

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19959 Oland Way Houston, TX	3.0	2.0	2005	$1,800	$0.90	26d	1	0.91mi
815 Richcrest Dr Houston, TX	4.0	2.0	1766	$1,921	$1.09	26d	1	1.33mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 32 events

1. 2026-06-21
   days on market $230,000 Active 38 DOM
2. 2026-06-18
   days on market $230,000 Active 35 DOM
3. 2026-06-17
   days on market $230,000 Active 34 DOM
4. 2026-06-16
   days on market $230,000 Active 33 DOM
5. 2026-06-15
   days on market $230,000 Active 32 DOM
6. 2026-06-13
   days on market $230,000 Active 30 DOM
7. 2026-06-13
   days on market $230,000 Active 29 DOM
8. 2026-06-09
   days on market $230,000 Active 26 DOM
9. 2026-06-08
   days on market $230,000 Active 25 DOM
10. 2026-06-07
    pricestatusdays on market $230,000 Active 24 DOM
11. 2026-06-04
    days on market $224,000 Active Under Contract 21 DOM
12. 2026-06-03
    days on market $224,000 Active Under Contract 20 DOM
13. 2026-06-02
    days on market $224,000 Active Under Contract 19 DOM
14. 2026-06-01
    days on market $224,000 Active Under Contract 18 DOM
15. 2026-05-31
    days on market $224,000 Active Under Contract 17 DOM
16. 2026-05-14
    listed $224,000 Active 820-char remark
17. 2026-05-07
    listed $2,600
18. 2026-05-05
    historical
19. 2026-02-28
    status Active
20. 2026-01-17
    historical
21. 2026-01-16
    listed $230,000 Active
22. 2024-11-06
    historical $2,400
23. 2024-08-07
    listed $2,400
24. 2021-01-06
    soldstatus
25. 2021-01-05
    soldstatus Sold

    Show marketing remark (426 chars)

    This cozy beautiful, completely remodeled, 4-bedroom home will not last long! Home offers a spacious living room with a remodeled modern style kitchen. It brightens its charm with wood floors thru out the home. The location of this gorgeous home, has quick access to I-45, is within the neighborhood of Remington Ranch. Conveniently surrounded by shopping, dining, family entertainment and more. Schedule your appointment Now.

26. 2020-12-09
    status Pending

    Show marketing remark (426 chars)

    This cozy beautiful, completely remodeled, 4-bedroom home will not last long! Home offers a spacious living room with a remodeled modern style kitchen. It brightens its charm with wood floors thru out the home. The location of this gorgeous home, has quick access to I-45, is within the neighborhood of Remington Ranch. Conveniently surrounded by shopping, dining, family entertainment and more. Schedule your appointment Now.

27. 2020-12-01
    status Option Pending

    Show marketing remark (426 chars)

    This cozy beautiful, completely remodeled, 4-bedroom home will not last long! Home offers a spacious living room with a remodeled modern style kitchen. It brightens its charm with wood floors thru out the home. The location of this gorgeous home, has quick access to I-45, is within the neighborhood of Remington Ranch. Conveniently surrounded by shopping, dining, family entertainment and more. Schedule your appointment Now.

28. 2020-11-21
    listed $190,000 Active

    Show marketing remark (426 chars)

    This cozy beautiful, completely remodeled, 4-bedroom home will not last long! Home offers a spacious living room with a remodeled modern style kitchen. It brightens its charm with wood floors thru out the home. The location of this gorgeous home, has quick access to I-45, is within the neighborhood of Remington Ranch. Conveniently surrounded by shopping, dining, family entertainment and more. Schedule your appointment Now.

29. 2020-11-19
    historical
30. 2020-10-28
    listed $190,000 Active
31. 2018-09-20
    historical
32. 2018-08-17
    listed $155,000 Active

ⓘ 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: $6,036 · $503/mo
• Projected year-2 tax: $6,036 · $503/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 · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,817
• − Mortgage interest: −$12,884
• − Property taxes: −$6,036
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − HOA: −$900
• − Depreciation: −$6,691
• Taxable loss: −$4,294
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $446/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: Spring ISD
• NCES district ID: 4841220
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,584
• Composite: 20.12/100
• National rank: #8643
• State rank: #730 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): 46,084
• Household income: $78,592
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1297.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 59% Black 27% Two or more races 24% White 9% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 38% Cuban 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 29% · Canada, Jamaica
• Languages at home: 44% English-only · Spanish 53% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -0.68%
• Current HPI: 215.8688
• Rent YoY: ▲ 0.69%
• 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

+48.4% since first listed

21 events — show timeline

• 2026-06-05 Price Changed $230,000 HARMLS
• 2026-06-04 Price Changed $232,000 HARMLS
• 2026-06-04 Relisted — HARMLS
• 2026-05-26 Contingent — HARMLS
• 2026-05-14 Listed $224,000 HARMLS
• 2026-05-07 Listed for Rent $2,600 REDFIN
• 2026-05-05 Listing Removed — HARMLS
• 2026-02-28 Relisted — HARMLS
• 2026-01-17 Listing Removed — HARMLS
• 2026-01-16 Listed $230,000 HARMLS
• 2024-11-06 Rental Removed $2,400 HARMLS
• 2024-08-07 Listed for Rent $2,400 HARMLS
• 2021-01-06 Sold (Public Records) — Public Records
• 2021-01-05 Sold (MLS) — HARMLS
• 2020-12-09 Pending — HARMLS
• 2020-12-01 Pending — HARMLS
• 2020-11-21 Listed $190,000 HARMLS
• 2020-11-19 Listing Removed — HARMLS
• 2020-10-28 Listed $190,000 HARMLS
• 2018-09-20 Listing Removed — HARMLS
• 2018-08-17 Listed $155,000 HARMLS

Property tax history

+5.7%/yr

Latest (2025): $6,036 · -1.3% YoY. Source: county tax records.