503 Fawnwood Dr · Missouri City, TX 77489

$215,000

3 bd · 2.0 ba · 1,661 sqft · SingleFamily public records · 29 Days on market

Built 1978 9,134 sqft lot Est $246k · 13% under $9/mo HOA

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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 +13.1/15.0
• Cash flow +10.1/30.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Gorgeous 1-story in a conveniently cul-de sac in a desirable Missouri City. Easy access to to Major Highway connections including the Beltway and Highway 90 Main.

Key facts

• 9,134 sq ft lot
• 2 garage spots
• Built 1978

Property features AI

Finance

• HOA & community: Annual HOA fee of $108; Part of Hunters Glen Sec IV Association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (entry level: first floor)
• Construction: Built in 1978; Composition roof; Slab foundation
• Exterior features: Located in a cul-de-sac within a subdivision

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave
• Bedrooms: Primary bedroom on the first floor (approx. 18 x 16); Bedroom on the first floor (approx. 12 x 10); Bedroom on the first floor (approx. 11 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace; Open living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (8.3% below list).
• Recommended offer: $193k (10.3% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 3.6% 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.
• Zoned schools: Hunters Glen El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 240 students, 87% FRL); Missouri City Middle (math 19% / reading 35%, grade F, #1,177 of 1,662 statewide, top 72%, 963 students, 88% FRL); Fort Bend Co Alter (26 students, 0% FRL) — zoned schools average 58% FRL vs 35% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 48% district-wide (-25 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 188 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 32% 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 $301 of equity ($1k loan paydown + $-1k 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 29 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 16% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,772 (10.3% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.92% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $245,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 Fawnwood Dr	0.17mi	3/2.0	1,661 (0%)	2mo	$240,000	$144	90
614 Tramwood Dr	0.22mi	3/2.0	1,661 (0%)	1mo	$199,995	$120	89
1810 Kingman Dr	0.15mi	3/2.0	1,842 (+11%)	6mo	$169,900	$92	70
7822 Chasecreek Dr	0.65mi	3/2.0	1,654 (-0%)	0mo	$225,000	$136	69
2115 Pepperglen Ct	0.47mi	3/2.0	1,590 (-4%)	4mo	$235,000	$148	68
7612 Goudin Dr	0.53mi	3/2.5	1,699 (+2%)	2mo	$165,000	$97	67
1635 Castle Creek Drive Dr	0.62mi	3/2.0	1,630 (-2%)	6mo	$257,000	$158	63
2211 N Heatherwood Dr	0.60mi	3/2.0	1,805 (+9%)	5mo	$268,900	$149	53
1618 Oakbury Dr	0.56mi	3/2.0	1,457 (-12%)	3mo	$220,000	$151	51
1819 Wood Orchard Dr	0.62mi	3/2.0	1,435 (-14%)	1mo	$249,500	$174	48
1639 Castle Creek Dr	0.62mi	3/2.0	1,457 (-12%)	4mo	$250,000	$172	47
2435 Buttonhill Dr	0.70mi	3/2.0	1,420 (-14%)	3mo	$195,000	$137	40

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: -9.4%
• Equity multiple: 0.59×
• Total profit: $-24,800
• Equity at exit: $56,570

10-year hold

• IRR: -5.3%
• Equity multiple: 0.52×
• Total profit: $-29,163
• Equity at exit: $63,484

Cash invested: $60,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$457 /mo · $5,488/yr
• Insurance: −$90
• HOA: −$9
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-126

Break-even live

Break-even rent $2,131

Max offer price $192,772

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-65	+0% $-126	+5% $-187	+10% $-248
Rent	-10% $-282	-5% $-204	+0% $-126	+5% $-48	+10% $30
Rate	-1.0pp $-18	-0.5pp $-71	base $-126	+0.5pp $-182	+1.0pp $-238

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Whippoorwill Dr Missouri City, TX	3.0	2.0	1970	$1,925	$0.98	45d	1	0.08mi
712 Beechbend Dr Missouri City, TX	4.0	2.5	2245	$2,250	$1.00	22d	1	0.58mi
15703 Baybriar Dr Missouri City, TX	3.0	2.0	1252	$1,615	$1.29	21d	1	0.67mi
15823 Baybriar Dr Missouri City, TX	3.0	2.0	1335	$1,641	$1.23	7d	1	0.73mi
1215 New Tree Ln Missouri City, TX	3.0	2.0	1323	$1,725	$1.30	14d	1	0.81mi
16310 Setter Ct Missouri City, TX	3.0	2.0	1672	$1,700	$1.02	45d	1	1.01mi
1806 Courtside Place Dr Missouri City, TX	4.0	2.5	1974	$1,915	$0.97	14d	1	1.34mi
13960 Hillcroft St Unit 14017 Houston, TX	2.0	2.0	1332	$1,540	$1.16	18d	1	1.38mi
13960 Hillcroft St Unit 425 Houston, TX	2.0	2.0	1332	$1,540	$1.16	9d	1	1.38mi
13960 Hillcroft St Unit 2174 Houston, TX	2.0	2.0	1332	$1,524	$1.14	0d	1	1.38mi
6610 Rowell Ct Missouri City, TX	3.0	2.0	1753	$1,996	$1.14	0d	1	1.48mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 14 events

1. 2026-06-21
   days on market $215,000 Active 29 DOM
2. 2026-06-18
   days on market $215,000 Active 26 DOM
3. 2026-06-17
   days on market $215,000 Active 25 DOM
4. 2026-06-16
   days on market $215,000 Active 24 DOM
5. 2026-06-15
   days on market $215,000 Active 23 DOM
6. 2026-06-13
   days on market $215,000 Active 21 DOM
7. 2026-06-09
   days on market $215,000 Active 17 DOM
8. 2026-06-08
   days on market $215,000 Active 16 DOM
9. 2026-06-07
   days on market $215,000 Active 15 DOM
10. 2026-06-04
    days on market $215,000 Active 12 DOM
11. 2026-06-03
    days on market $215,000 Active 11 DOM
12. 2026-06-02
    days on market $215,000 Active 10 DOM
13. 2026-06-01
    days on market $215,000 Active 9 DOM
14. 2026-05-31
    days on market $215,000 Active 8 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: $5,488 · $457/mo
• Projected year-2 tax: $5,488 · $457/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $23,659
• − Mortgage interest: −$12,043
• − Property taxes: −$5,488
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − HOA: −$108
• − Depreciation: −$6,255
• Taxable loss: −$5,095
• Est. tax savings @ 24.0%: +$1,223
• After-tax cash flow: $-287/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

+16.2% since first listed

7 events — show timeline

• 2026-05-30 Relisted — HARMLS
• 2026-04-15 Sold (Public Records) — Public Records
• 2026-03-07 Price Changed $215,000 HARMLS
• 2026-03-07 Listing Removed — HARMLS
• 2026-03-01 Listed $185,000 HARMLS
• 1996-07-24 Sold (Public Records) — Public Records
• 1994-08-04 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $5,488 · -4.5% YoY. Source: county tax records.