5506 Enchanted Timbers Dr · Atascocita, TX 77346

$224,000

3 bd · 2.0 ba · 2,016 sqft · SingleFamily public records · 16 Days on market

Built 1977 7,936 sqft lot Est $270k · 17% under $44/mo HOA · 2% 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 +16.9/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.2/10.0
• Appreciation +4.5/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home nestled in the heart of Humble, TX! This spacious single-story home boasts an open-concept living area and kitchen, ready for your personal touches. The expansive backyard is ideal for both relaxation and entertaining. Conveniently located near parks, schools, and shopping, this home combines comfort and convenience. Don’t miss your chance to make this gem yours!

Key facts

• Expansive backyard
• 7,936 sq ft lot
• 2 garage spots

Tags

• OPEN CONCEPT LIVING AREA
• EXPANSIVE BACKYARD

Property features AI

Finance

• Other: Property located in a subdivision
• HOA & community: Association: Goodwin & Co; Annual association fee of $522

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Slab foundation; Composition roof; Built in 1977
• Construction: Brick and wood siding construction
• Exterior features: Deck; Patio; Fenced backyard

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal; Microwave
• Bedrooms: Primary bedroom on first floor (12x16); Bedroom on first floor (11x16); Bedroom on first floor (10x14)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity; Kitchen/family room combo; Laminate counters; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $224k).
• Recommended offer: $221k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.1% in Atascocita — 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 70/100 on livability (#346 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Humble ISD (urban): math 38% / reading 44% proficiency, ranked #262 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Timberwood Middle (math 31% / reading 46%, grade F, #704 of 1,662 statewide, top 43%, 1,094 students, 54% FRL); Atascocita H S (math 41% / reading 52%, grade D-, #621 of 1,632 statewide, top 38%, 3,829 students, 42% FRL) — zoned schools average 48% FRL vs 32% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 669 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k 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 16 days — a 2% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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.
• Current owner paid $74k; list at $224k implies a 203% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% 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 $220,640 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $270,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18803 Timber Spring Dr	0.44mi	3/2.0	2,030 (+1%)	3mo	$299,999	$148	75
18622 Timbers Dr	0.53mi	4/2.0 (+1)	1,992 (-1%)	0mo	$270,000	$136	68
19311 Forest Fern Ct	0.12mi	4/2.5 (+1)	2,276 (+13%)	0mo	$299,900	$132	65
5410 Timbers Quail Dr	0.58mi	3/2.0	1,780 (-12%)	3mo	$265,000	$149	51
19102 Twigsworth Ln	0.51mi	4/2.0 (+1)	1,781 (-12%)	1mo	$189,995	$107	51
5719 Flax Bourton St	0.56mi	4/2.0 (+1)	1,803 (-11%)	2mo	$254,900	$141	49
5514 Fawn Trail Ln	0.67mi	4/2.0 (+1)	1,863 (-8%)	3mo	$250,000	$134	49
5202 Flax Bourton St	0.63mi	4/2.5 (+1)	2,205 (+9%)	1mo	$260,000	$118	48
5811 Forest Timbers Dr	0.54mi	4/2.5 (+1)	2,292 (+14%)	1mo	$264,500	$115	44
19303 Timber Tree Ct	0.73mi	4/2.0 (+1)	2,201 (+9%)	2mo	$305,000	$139	44
5531 Flax Bourton St	0.50mi	4/2.5 (+1)	2,318 (+15%)	1mo	$285,000	$123	44
5827 Flax Bourton St	0.66mi	4/2.0 (+1)	1,740 (-14%)	1mo	$229,788	$132	41

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

Projected returns pro-forma

-0.95% appreciation · 0.09% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.78×
• Total profit: $-13,892
• Equity at exit: $54,564

10-year hold

• IRR: -1.4%
• Equity multiple: 0.88×
• Total profit: $-7,600
• Equity at exit: $57,717

Cash invested: $62,720 (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 77346

• Home prices YoY: -0.4%
• Rents YoY: 0.1%
• Active inventory: 669
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$1,175
• Tax from tax record: −$473 /mo · $5,677/yr
• Insurance: −$93
• HOA: −$44
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $146

Break-even live

Break-even rent $2,260

Max offer price $224,000

Occupancy floor 89%

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19322 Forest Fern Ct Humble, TX	4.0	2.5	2626	$3,500	$1.33	43d	1	0.15mi
5303 Hill Timbers Dr Humble, TX	3.0	2.0	1884	$2,050	$1.09	43d	1	0.53mi
5231 Flax Bourton St Humble, TX	3.0	2.0	1513	$1,856	$1.23	2d	1	0.58mi
19902 Burle Oak Dr Humble, TX	3.0	2.5	1532	$1,699	$1.11	43d	1	0.68mi
6227 Spruce Bough Ct Humble, TX	3.0	2.0	1432	$1,800	$1.26	43d	1	0.94mi
18835 Atasca Oaks Dr Humble, TX	3.0	2.0	1432	$1,829	$1.28	5d	1	0.94mi
20143 Dawn Mist Dr Humble, TX	3.0	2.5	1617	$1,659	$1.03	43d	1	1.02mi
6519 Kings Glen Dr Humble, TX	1.0–3.0	1.0–2.5	1255	$2,813	$2.24	1d	16	1.13mi
18810 Woodbreeze Dr Humble, TX	4.0	2.5	2200	$2,279	$1.04	24d	1	1.17mi
12214 Landsdown Ridge Way Humble, TX	4.0	2.5	2389	$2,165	$0.91	11d	1	1.21mi
18810 Summer Anne Dr Humble, TX	4.0	2.5	3000	$2,376	$0.79	43d	1	1.25mi
20906 Greenfield Trl Humble, TX	4.0	3.0	2603	$2,200	$0.85	43d	1	1.28mi
20823 Water Point Trl Humble, TX	4.0	3.5	2550	$2,525	$0.99	22d	1	1.33mi
20618 Carmine Oak Ct Humble, TX	3.0	2.0	2087	$2,195	$1.05	43d	1	1.33mi
7131 Maple Walk Dr Humble, TX	3.0	2.0	1808	$1,895	$1.05	5d	1	1.35mi
18123 Noble Forest Dr Humble, TX	4.0	2.5	2328	$2,595	$1.11	5d	1	1.39mi
18103 Yellowstone Trl Humble, TX	4.0	2.5	2602	$2,371	$0.91	43d	1	1.41mi
7002 Echo Pines Dr Humble, TX	3.0	2.0	1738	$1,869	$1.08	15d	1	1.41mi
20707 Redbud Trl Humble, TX	3.0	2.5	1965	$2,450	$1.25	22d	1	1.44mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 12 events

1. 2026-06-18
   days on market $224,000 Active 16 DOM
2. 2026-06-17
   days on market $224,000 Active 15 DOM
3. 2026-06-16
   days on market $224,000 Active 14 DOM
4. 2026-06-15
   days on market $224,000 Active 13 DOM
5. 2026-06-13
   days on market $224,000 Active 11 DOM
6. 2026-06-13
   days on market $224,000 Active 10 DOM
7. 2026-06-09
   days on market $224,000 Active 7 DOM
8. 2026-06-08
   days on market $224,000 Active 6 DOM
9. 2026-06-07
   days on market $224,000 Active 5 DOM
10. 2026-06-04
    days on market $224,000 Active 2 DOM
11. 2026-06-03
    remarks 468-char remark
12. 2026-06-03
    listed $224,000 Active 1 DOM

ⓘ 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: $5,677 · $473/mo
• Projected year-2 tax: $5,677 · $473/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 2/10 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: $29,329
• − Mortgage interest: −$12,547
• − Property taxes: −$5,677
• − Insurance: −$1,120
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − HOA: −$528
• − Depreciation: −$6,516
• Taxable loss: −$1,752
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $2,169/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: Humble ISD
• NCES district ID: 4823910
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $83,946
• Composite: 38.55/100
• National rank: #4171
• State rank: #262 of 826 in TX

Livability — Atascocita

• Score: 70/100
• State rank: #346
• US rank: #7586

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atascocita, TX
• County: Harris County · 4,702,590 people
• City population: 79,538
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 79,538
• Household income: $122,241
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 1072.0

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 0.70)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 21% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 1% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 17% Other Indo-European 1% German/W. Germanic 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: ▼ -0.95%
• Current HPI: 218.0478
• Rent YoY: ▲ 0.09%
• 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

+198.7% since first listed

34 events — show timeline

• 2026-06-02 Listed $224,000 HARMLS
• 2025-07-01 Sold (Public Records) — Public Records
• 2025-06-26 Sold (MLS) — HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-05-15 Pending — HARMLS
• 2025-05-08 Pending — HARMLS
• 2025-04-28 Price Changed $205,000 HARMLS
• 2025-04-26 Listed $220,000 HARMLS
• 2025-04-23 Listing Removed — HARMLS
• 2025-03-19 Price Changed $220,000 HARMLS
• 2025-02-17 Price Changed $230,000 HARMLS
• 2025-01-16 Price Changed $237,500 HARMLS
• 2024-12-18 Price Changed $245,000 HARMLS
• 2024-11-18 Price Changed $252,500 HARMLS
• 2024-10-11 Listed $260,000 HARMLS
• 2024-08-02 Pending — HARMLS
• 2024-07-30 Pending — HARMLS
• 2024-07-24 Listing Removed — HARMLS
• 2024-07-02 Price Changed $235,000 HARMLS
• 2024-05-31 Price Changed $239,000 HARMLS
• 2024-04-04 Price Changed $245,000 HARMLS
• 2024-01-22 Listed $249,900 HARMLS
• 2023-09-11 Rental Removed $1,895 RENTLY
• 2023-09-09 Listed for Rent $1,895 RENTLY
• 2023-09-08 Rental Removed $1,895 HARMLS
• 2023-08-29 Listed for Rent $1,895 HARMLS
• 2015-06-16 Sold (Public Records) — Public Records
• 2015-06-15 Listing Removed — HARMLS
• 2015-06-12 Sold (MLS) — HARMLS
• 2015-05-26 Pending — HARMLS
• 2015-05-16 Pending — HARMLS
• 2015-05-07 Listed $152,900 HARMLS
• 1996-08-15 Sold (Public Records) $74,000 Public Records
• 1995-06-01 Sold (Public Records) $75,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $5,677 · -1.2% YoY. Source: county tax records.