19251 Midnight Glen Dr · Houston, TX 77429

$325,000

3 bd · 2.5 ba · 2,520 sqft · SingleFamily public records · 22 Days on market

Built 2012 5,580 sqft lot $129/sqft · 14% below area Est $378k · 14% under $67/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +13.8/15.0
• Cash flow +5.2/30.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +2.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 5-bedroom, 3-bath home is full of charm and convenience. The open floor plan creates a warm and inviting atmosphere, perfect for entertaining or enjoying everyday living. Downstairs you’ll find a private office, a full bath, a secondary bedroom, and plenty of storage space, along with easy-care flooring. Upstairs, the oversized primary suite offers a true retreat with plenty of room to relax and a large walk-in closet. Master bath with separate tub and shower and large walk in shower. 3 additional bedrooms with a large game room. Washer/Dryer and Refrig stay. The kitchen has a large island and grand breakfast room. Step outside to a large backyard with room for a pool and playground paradise. The home also offers great curb appeal with a welcoming front yard. Located with easy access to major highways and just minutes from shopping and dining, this property combines comfort, convenience, and lifestyle all in one!

Key facts

• Room for a pool
• Private office
• Large backyard

Tags

• PRIVATE OFFICE
• LARGE ISLAND
• GRAND BREAKFAST ROOM
• LARGE BACKYARD
• ROOM FOR A POOL
• WELCOMING FRONT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-729 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (39.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (27.7% below list).
• Recommended offer: $196k (39.6% below list) — sets the bar for cash-flow.

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: schools D, 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.
• Market conditions: Rents soft (-1.2%/yr); 608 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 22 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 2.5% of price.
• Climate carrying-cost: major flood risk; 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 $196,142 (39.6% 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. 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. 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: 0.72% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.62%
• DSCR: 0.57
• GRM: 11.5

CMA / ARV

• ARV (median comp): $377,934
• List price: $325,000
• Delta: -14.01%
• 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
19014 Balcones Pine St	0.23mi	4/2.5 (+1)	2,515 (-0%)	3mo	$410,000	$163	82
15114 Winthrop Manor Way	0.15mi	4/2.5 (+1)	2,593 (+3%)	8mo	$390,000	$150	76
15202 Bartlett Landing Dr	0.41mi	4/2.5 (+1)	2,548 (+1%)	1mo	$359,000	$141	73
15111 Jenista Ln	0.30mi	4/3.0 (+1)	2,516 (-0%)	8mo	$375,000	$149	72
15103 Russet Bend Ln	0.40mi	4/2.0 (+1)	2,383 (-5%)	5mo	$360,000	$151	62
15311 Benson Landing Dr	0.29mi	4/3.0 (+1)	2,734 (+8%)	8mo	$349,500	$128	59
15126 Russet Bend Ln	0.38mi	4/2.0 (+1)	2,319 (-8%)	8mo	$345,000	$149	55
19603 Blue Pine Cir	0.49mi	4/3.0 (+1)	2,784 (+10%)	2mo	$359,000	$129	51
15319 Palmer Manor Dr	0.50mi	4/2.5 (+1)	2,840 (+13%)	2mo	$369,999	$130	49
15915 Mountain Willow Way	0.59mi	4/3.0 (+1)	2,700 (+7%)	8mo	$434,990	$161	47
19726 Atherton Bend Ln	0.75mi	4/2.5 (+1)	2,660 (+6%)	9mo	$349,900	$132	44
18506 Cypress Lake Village Dr	0.72mi	4/2.5 (+1)	2,696 (+7%)	8mo	$370,000	$137	43

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: -37.5%
• Equity multiple: -0.16×
• Total profit: $-105,764
• Equity at exit: $48,459

10-year hold

• IRR: -82.5%
• Equity multiple: -0.95×
• Total profit: $-177,537
• Equity at exit: $28,100

Cash invested: $91,000 (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 77429

• Rents YoY: -1.2%
• Active inventory: 608
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$679 /mo · $8,145/yr
• Insurance: −$135
• HOA: −$67
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-729

Break-even live

Break-even rent $3,273

Max offer price $196,142

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15007 Appian Oak St Cypress, TX	4.0	2.5	2521	$2,626	$1.04	22d	1	0.35mi
19819 Mulberry Pine Ln Cypress, TX	4.0	3.5	2928	$2,826	$0.97	5d	1	0.51mi
15210 Paxton Landing Ln Cypress, TX	4.0	3.0	2990	$2,850	$0.95	43d	1	0.54mi
18534 Burgundy Sky Way Cypress, TX	3.0	2.0	1776	$1,995	$1.12	43d	1	0.65mi
14814 Liberty Stone Ln Cypress, TX	3.0	2.0	1777	$2,200	$1.24	22d	1	0.69mi
19623 Gentle Creek Way Cypress, TX	4.0	2.5	3220	$2,595	$0.81	43d	1	0.77mi
18230 Temple Hill Ln Cypress, TX	3.0	2.0	2232	$2,050	$0.92	17d	1	0.87mi
18218 Temple Hill Ln Cypress, TX	3.0	2.0	1955	$1,686	$0.86	43d	1	0.88mi
17910 Cypress Valley Ln Cypress, TX	4.0	2.5	2259	$2,445	$1.08	43d	1	1.48mi

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-18
   days on market $325,000 Active 22 DOM
2. 2026-06-17
   days on market $325,000 Active 21 DOM
3. 2026-06-16
   days on market $325,000 Active 20 DOM
4. 2026-06-15
   days on market $325,000 Active 19 DOM
5. 2026-06-13
   days on market $325,000 Active 17 DOM
6. 2026-06-13
   days on market $325,000 Active 16 DOM
7. 2026-06-09
   days on market $325,000 Active 13 DOM
8. 2026-06-08
   days on market $325,000 Active 12 DOM
9. 2026-06-07
   days on market $325,000 Active 11 DOM
10. 2026-06-04
    days on market $325,000 Active 8 DOM
11. 2026-06-03
    days on market $325,000 Active 7 DOM
12. 2026-06-02
    days on market $325,000 Active 6 DOM
13. 2026-06-01
    days on market $325,000 Active 5 DOM
14. 2026-05-31
    days on market $325,000 Active 4 DOM
15. 2026-01-06
    price $325,000 946-char remark

    Show marketing remark (946 chars)

    Move-in ready 5-bedroom, 3-bath home is full of charm and convenience. The open floor plan creates a warm and inviting atmosphere, perfect for entertaining or enjoying everyday living. Downstairs you’ll find a private office, a full bath, a secondary bedroom, and plenty of storage space, along with easy-care flooring. Upstairs, the oversized primary suite offers a true retreat with plenty of room to relax and a large walk-in closet. Master bath with separate tub and shower and large walk in shower. 3 additional bedrooms with a large game room. Washer/Dryer and Refrig stay. The kitchen has a large island and grand breakfast room. Step outside to a large backyard with room for a pool and playground paradise. The home also offers great curb appeal with a welcoming front yard. Located with easy access to major highways and just minutes from shopping and dining, this property combines comfort, convenience, and lifestyle all in one!

16. 2025-12-05
    price $329,500 946-char remark

    Show marketing remark (946 chars)

    Move-in ready 5-bedroom, 3-bath home is full of charm and convenience. The open floor plan creates a warm and inviting atmosphere, perfect for entertaining or enjoying everyday living. Downstairs you’ll find a private office, a full bath, a secondary bedroom, and plenty of storage space, along with easy-care flooring. Upstairs, the oversized primary suite offers a true retreat with plenty of room to relax and a large walk-in closet. Master bath with separate tub and shower and large walk in shower. 3 additional bedrooms with a large game room. Washer/Dryer and Refrig stay. The kitchen has a large island and grand breakfast room. Step outside to a large backyard with room for a pool and playground paradise. The home also offers great curb appeal with a welcoming front yard. Located with easy access to major highways and just minutes from shopping and dining, this property combines comfort, convenience, and lifestyle all in one!

17. 2025-10-08
    listed $335,000 Active 946-char remark

    Show marketing remark (946 chars)

    Move-in ready 5-bedroom, 3-bath home is full of charm and convenience. The open floor plan creates a warm and inviting atmosphere, perfect for entertaining or enjoying everyday living. Downstairs you’ll find a private office, a full bath, a secondary bedroom, and plenty of storage space, along with easy-care flooring. Upstairs, the oversized primary suite offers a true retreat with plenty of room to relax and a large walk-in closet. Master bath with separate tub and shower and large walk in shower. 3 additional bedrooms with a large game room. Washer/Dryer and Refrig stay. The kitchen has a large island and grand breakfast room. Step outside to a large backyard with room for a pool and playground paradise. The home also offers great curb appeal with a welcoming front yard. Located with easy access to major highways and just minutes from shopping and dining, this property combines comfort, convenience, and lifestyle all in one!

18. 2021-07-22
    soldstatus
19. 2021-07-20
    soldstatus Sold 275-char remark

    Show marketing remark (275 chars)

    Very nice and spacious home in Cypress, 5 min from 290, this 5 Bedroom home is what you have been looking for. Very well established neighborhood just minutes away from shopping and dinning, if you like the pictures you will love it in person. Wait no more and come see it.

20. 2021-06-18
    status Pending 275-char remark

    Show marketing remark (275 chars)

    Very nice and spacious home in Cypress, 5 min from 290, this 5 Bedroom home is what you have been looking for. Very well established neighborhood just minutes away from shopping and dinning, if you like the pictures you will love it in person. Wait no more and come see it.

21. 2021-05-31
    listed $290,000 Active 275-char remark

    Show marketing remark (275 chars)

    Very nice and spacious home in Cypress, 5 min from 290, this 5 Bedroom home is what you have been looking for. Very well established neighborhood just minutes away from shopping and dinning, if you like the pictures you will love it in person. Wait no more and come see it.

ⓘ 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: $8,145 · $679/mo
• Projected year-2 tax: $8,145 · $679/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,193
• − Mortgage interest: −$18,205
• − Property taxes: −$8,145
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − HOA: −$804
• − Depreciation: −$9,455
• Taxable loss: −$14,551
• Est. tax savings @ 24.0%: +$3,492
• After-tax cash flow: $-5,261/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

+12.1% since first listed

7 events — show timeline

• 2026-01-06 Price Changed $325,000 HARMLS
• 2025-12-05 Price Changed $329,500 HARMLS
• 2025-10-08 Listed $335,000 HARMLS
• 2021-07-22 Sold (Public Records) — Public Records
• 2021-07-20 Sold (MLS) — HARMLS
• 2021-06-18 Pending — HARMLS
• 2021-05-31 Listed $290,000 HARMLS

Property tax history

+3.9%/yr

Latest (2025): $8,145 · +0.8% YoY. Source: county tax records.