3004 Creekview Dr · Missouri City, TX 77459

$155,000

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 140 Days on market

Built 1985 1,581 sqft lot $101/sqft · 20% below area Est $193k · 20% under $35/mo HOA · 2% of rent ↓ 22% since listing

---

Why this score? — see what drove the B+ 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +9.2/10.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Do not let this one get away! A huge 3 bedroom 2 bath townhome with easy access to the Fort Bend Tollway and access to Houston Community College. Oversized garage and your new home has plenty of open space.

Key facts

• $35 HOA
• Built 1985
• Listed 139 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.5% in Missouri City — 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 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 soft (-0.1%/yr); 1215 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 140 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.42% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 5.9

CMA / ARV

• ARV (median comp): $192,760
• List price: $155,000
• Delta: -19.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2914 Creekway Cir	0.16mi	3/2.0	1,623 (+6%)	10mo	$167,000	$103	73
2610 Creekway Cir	0.38mi	3/2.0	1,576 (+3%)	4mo	$219,900	$140	73
2222 Saint James Ct	0.32mi	3/2.0	1,513 (-1%)	13mo	$250,000	$165	72
2211 Cottonwood Ct	0.19mi	3/2.0	1,674 (+10%)	7mo	$233,400	$139	70
2207 Cottonwood Ct	0.19mi	3/2.0	1,700 (+11%)	4mo	$225,000	$132	69
2203 Cottonwood Ct	0.19mi	3/2.0	1,696 (+11%)	17mo	$237,000	$140	59
2623 Quail Valley East Dr	0.70mi	3/2.0	1,582 (+4%)	12mo	$225,000	$142	52
2407 Bradford Dr	0.67mi	3/2.0	1,692 (+11%)	15mo	$194,711	$115	38

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

Projected returns pro-forma

-1.67% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $7,943
• Equity at exit: $32,508

10-year hold

• IRR: 8.8%
• Equity multiple: 1.69×
• Total profit: $29,935
• Equity at exit: $30,110

Cash invested: $43,400 (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 77459

• Home prices YoY: -0.8%
• Rents YoY: -0.1%
• Active inventory: 1215
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$813
• Tax from tax record: −$345 /mo · $4,140/yr
• Insurance: −$65
• HOA: −$35
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $479

Break-even live

Break-even rent $1,592

Max offer price $155,000

Occupancy floor 73%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 Bermuda Dunes Dr Missouri City, TX	3.0	2.5	2100	$2,200	$1.05	24d	1	0.43mi
22 Chapparal Ct Missouri City, TX	3.0	2.0	1504	$2,000	$1.33	43d	1	0.55mi
3327 Shady Glen Ln Missouri City, TX	4.0	2.5	2232	$2,250	$1.01	12d	1	0.66mi
2608 Grand Plantation Ct Missouri City, TX	3.0	2.0	2150	$2,450	$1.14	12d	1	1.08mi
1919 Doliver Cir Missouri City, TX	3.0	2.0	1515	$2,000	$1.32	43d	1	1.12mi
1800 FM 1092 Rd Missouri City, TX	1.0–3.0	1.0–2.0	889	$1,774	$2.00	2d	31	1.18mi
1547 Revolution Way Missouri City, TX	3.0	3.0	1680	$2,300	$1.37	12d	1	1.18mi
3611 Duncaster Dr Missouri City, TX	3.0	2.5	1926	$2,100	$1.09	19d	1	1.23mi
2026 Summer Place Dr Missouri City, TX	3.0	2.0	1837	$1,861	$1.01	20d	1	1.26mi
1620 Good Day Dr Missouri City, TX	3.0	3.0	1364	$1,790	$1.31	43d	1	1.29mi
1420 Revolution Way Missouri City, TX	3.0	2.5	1649	$2,250	$1.36	43d	1	1.30mi
1806 Courtside Place Dr Missouri City, TX	4.0	2.5	1974	$1,915	$0.97	12d	1	1.43mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 39 events

1. 2026-06-16
   days on market $155,000 Active 140 DOM
2. 2026-06-15
   days on market $155,000 Active 139 DOM
3. 2026-06-13
   days on market $155,000 Active 137 DOM
4. 2026-06-09
   days on market $155,000 Active 133 DOM
5. 2026-06-08
   days on market $155,000 Active 132 DOM
6. 2026-06-07
   days on market $155,000 Active 131 DOM
7. 2026-06-04
   days on market $155,000 Active 128 DOM
8. 2026-06-03
   days on market $155,000 Active 127 DOM
9. 2026-06-02
   days on market $155,000 Active 126 DOM
10. 2026-06-01
    days on market $155,000 Active 125 DOM
11. 2026-05-31
    days on market $155,000 Active 124 DOM
12. 2026-05-01
    price $155,000 206-char remark

    Show marketing remark (206 chars)

    Do not let this one get away! A huge 3 bedroom 2 bath townhome with easy access to the Fort Bend Tollway and access to Houston Community College. Oversized garage and your new home has plenty of open space.

13. 2026-03-20
    price $159,999 206-char remark

    Show marketing remark (206 chars)

    Do not let this one get away! A huge 3 bedroom 2 bath townhome with easy access to the Fort Bend Tollway and access to Houston Community College. Oversized garage and your new home has plenty of open space.

14. 2026-03-14
    price $160,000 206-char remark

    Show marketing remark (206 chars)

    Do not let this one get away! A huge 3 bedroom 2 bath townhome with easy access to the Fort Bend Tollway and access to Houston Community College. Oversized garage and your new home has plenty of open space.

15. 2026-03-04
    price $169,000 206-char remark

    Show marketing remark (206 chars)

    Do not let this one get away! A huge 3 bedroom 2 bath townhome with easy access to the Fort Bend Tollway and access to Houston Community College. Oversized garage and your new home has plenty of open space.

16. 2026-02-05
    price $175,000 206-char remark

    Show marketing remark (206 chars)

    Do not let this one get away! A huge 3 bedroom 2 bath townhome with easy access to the Fort Bend Tollway and access to Houston Community College. Oversized garage and your new home has plenty of open space.

17. 2026-01-27
    listed $185,000 Active 206-char remark

    Show marketing remark (206 chars)

    Do not let this one get away! A huge 3 bedroom 2 bath townhome with easy access to the Fort Bend Tollway and access to Houston Community College. Oversized garage and your new home has plenty of open space.

18. 2025-12-25
    historical
19. 2025-06-04
    listed $189,000 Active
20. 2024-07-03
    historical $1,675
21. 2024-05-29
    listed $1,675
22. 2024-05-24
    historical
23. 2024-04-18
    status Active
24. 2024-04-15
    status Option Pending
25. 2024-03-22
    price $179,999
26. 2024-01-19
    status Active
27. 2023-12-05
    price $183,000
28. 2023-12-05
    historical
29. 2023-10-16
    status Active
30. 2023-10-14
    status Pending, Continue to Show
31. 2023-10-02
    status Active
32. 2023-09-28
    status Pending, Continue to Show
33. 2023-09-18
    status Option Pending
34. 2023-08-24
    price $180,000
35. 2023-06-28
    price $189,000
36. 2023-06-14
    status Active
37. 2023-06-07
    status Option Pending
38. 2023-06-03
    listed $198,000 Active
39. 1999-06-07
    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: $4,140 · $345/mo
• Projected year-2 tax: $4,140 · $345/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: $26,379
• − Mortgage interest: −$8,682
• − Property taxes: −$4,140
• − Insurance: −$775
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − HOA: −$420
• − Depreciation: −$4,509
• Taxable income: $3,632
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $4,879/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): 84,221
• Household income: $129,151
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 1004.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 34% Black 26% Asian 22% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 73% English-only · Other Asian/Pacific 8% Spanish 7% Other Indo-European 5%

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: ▼ -1.67%
• Current HPI: 212.3573
• Rent YoY: ▼ -0.15%
• 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

-21.7% since first listed

28 events — show timeline

• 2026-05-01 Price Changed $155,000 HARMLS
• 2026-03-20 Price Changed $159,999 HARMLS
• 2026-03-14 Price Changed $160,000 HARMLS
• 2026-03-04 Price Changed $169,000 HARMLS
• 2026-02-05 Price Changed $175,000 HARMLS
• 2026-01-27 Listed $185,000 HARMLS
• 2025-12-25 Listing Removed — HARMLS
• 2025-06-04 Listed $189,000 HARMLS
• 2024-07-03 Rental Removed $1,675 HARMLS
• 2024-05-29 Listed for Rent $1,675 HARMLS
• 2024-05-24 Listing Removed — HARMLS
• 2024-04-18 Relisted — HARMLS
• 2024-04-15 Pending — HARMLS
• 2024-03-22 Price Changed $179,999 HARMLS
• 2024-01-19 Relisted — HARMLS
• 2023-12-05 Listing Removed — HARMLS
• 2023-12-05 Price Changed $183,000 HARMLS
• 2023-10-16 Relisted — HARMLS
• 2023-10-14 Pending — HARMLS
• 2023-10-02 Relisted — HARMLS
• 2023-09-28 Pending — HARMLS
• 2023-09-18 Pending — HARMLS
• 2023-08-24 Price Changed $180,000 HARMLS
• 2023-06-28 Price Changed $189,000 HARMLS
• 2023-06-14 Relisted — HARMLS
• 2023-06-07 Pending — HARMLS
• 2023-06-03 Listed $198,000 HARMLS
• 1999-06-07 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $4,140 · +2.5% YoY. Source: county tax records.