19063 Painted Blvd · Porter Heights, TX 77365

$264,900

4 bd · 2.0 ba · 1,766 sqft · SingleFamily public records · 24 Days on market

Built 2015 6,634 sqft lot Est $249k · 6% over $39/mo HOA · 2% 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 +14.2/30.0
• ARV discount +4.6/15.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY! This beautiful home was built by DR Horton in 2015 and has been well-maintained. Open concept floor plan w/ high ceilings in the family room allows for entertaining your guests or enjoying time with the family. Kitchen features island kitchen, pendant lighting, and gas range. Large Master Bedroom w/ private ensuite. Large walk-in shower, double sinks, separate vanity, and large walk-in closet. Three additional bedrooms and another full bath give families room to grow. Relax in your fully fenced backyard under the covered patio. Great location, easy access from Grand Parkway and Hwy 59.

Key facts

• Open-concept kitchen
• Large island
• Fenced backyard

Tags

• VINYL PLANK FLOORING
• OPEN-CONCEPT KITCHEN
• LARGE ISLAND
• FENCED BACKYARD
• PRIVATE PRIMARY SUITE
• LARGE EN-SUITE BATHROOM

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Association: Cumberland Crossing; Annual association fee for recreation facilities; Community amenities include playground, park, pool, and trails

Exterior

• Parking: Attached 2-car garage; Additional parking; Garage with door opener
• Security: Prewired security; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2015; Slab foundation; Composition roof
• Construction: Brick and cement siding construction; Built in 2015; Slab foundation; Composition roof
• Exterior features: Deck; Patio; Private yard; Fenced backyard; Cleared lot in a subdivision; Association pool

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Gas range; Oven; Granite counters; Kitchen island; Pantry
• Bedrooms: Primary bedroom (First level) — 16 x 14; Bedroom (First level) — 12 x 10; Bedroom (First level) — 11 x 10; Bedroom (First level) — 10 x 11
• Flooring: Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Gas); Central electric air conditioning; Programmable thermostat
• Interior features: Double vanity; Entrance foyer; Granite counters; High ceilings; Kitchen island; Kitchen/family room combo; Pantry; Tub/shower; Window treatments; Ceiling fans; Kitchen/dining combo; Living/dining room; Programmable thermostat; Low emissivity windows; Window coverings; Has fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (First level) — 9 x 9

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-21 ($-258/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (8.6% below list).
• Recommended offer: $242k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.5% in Porter Heights — 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 65/100 on livability (#663 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• New Caney ISD (suburban): math 31% / reading 32% proficiency, ranked #570 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robert Crippen El (math 23% / reading 23%, grade F, #3,277 of 4,322 statewide, top 77%, 858 students, 77% FRL); White Oak Middle (math 38% / reading 32%, grade F, #842 of 1,662 statewide, top 51%, 834 students, 75% FRL); New Caney H S (math 24% / reading 31%, grade F, #1,183 of 1,632 statewide, top 73%, 2,428 students, 78% FRL) — zoned schools average 76% FRL vs 57% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 955 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 30% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,215 (8.6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-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. 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?
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: 0.91% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $249,006
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21622 Messara Ct	0.22mi	4/2.0	1,787 (+1%)	1mo	$239,900	$134	87
21608 Anvil Ln	0.06mi	3/2.0 (-1)	1,690 (-4%)	4mo	$235,000	$139	81
19051 Painted Blvd	0.03mi	3/2.0 (-1)	1,801 (+2%)	11mo	$245,000	$136	81
19134 Painted Blvd	0.19mi	3/3.0 (-1)	1,747 (-1%)	2mo	$239,900	$137	78
21689 Holly Leaf Ct	0.38mi	4/2.0	1,720 (-3%)	2mo	$278,999	$162	76
19018 Hammer Ln	0.08mi	3/2.0 (-1)	1,740 (-2%)	16mo	$259,900	$149	75
21601 Twitch Ct	0.26mi	3/2.0 (-1)	1,718 (-3%)	10mo	$243,000	$141	70
19246 Silver Dapple Dr	0.39mi	3/2.0 (-1)	1,623 (-8%)	2mo	$240,000	$148	62
19191 Shire Horse Blvd	0.32mi	4/2.5	1,896 (+7%)	13mo	$264,900	$140	60
21106 Ferne Leaf Dr	0.58mi	3/2.0 (-1)	1,671 (-5%)	7mo	$255,000	$153	53
18468 Misty Wood Ln	0.58mi	3/2.0 (-1)	1,518 (-14%)	4mo	$222,000	$146	42
18422 Hollow Oaks Cir	0.62mi	3/2.5 (-1)	1,608 (-9%)	11mo	$209,990	$131	40

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.36×
• Total profit: $-47,438
• Equity at exit: $39,497

10-year hold

• IRR: -13.8%
• Equity multiple: 0.25×
• Total profit: $-55,624
• Equity at exit: $22,904

Cash invested: $74,172 (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 77365

• Home prices YoY: -33.0%
• Rents YoY: 1.6%
• Active inventory: 955
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,422 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$330 /mo · $3,960/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$39
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-21

Break-even live

Break-even rent $2,449

Max offer price $261,109

Occupancy floor 96%

Sensitivity live

Price	-10% $128	-5% $54	+0% $-21	+5% $-96	+10% $-171
Rent	-10% $-213	-5% $-117	+0% $-21	+5% $74	+10% $170
Rate	-1.0pp $112	-0.5pp $46	base $-21	+0.5pp $-90	+1.0pp $-160

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21625 Hackamore Ct Porter, TX	3.0	2.0	1758	$2,070	$1.18	0d	1	0.21mi
18167 Woodsdale Ct Porter, TX	4.0	2.5	1608	$1,769	$1.10	4d	1	0.73mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: gas

Listing history 22 events

1. 2026-06-15
   status $264,900 Pending 24 DOM
2. 2026-06-15
   days on market $264,900 Active 24 DOM
3. 2026-06-13
   statusdays on market $264,900 Active 22 DOM
4. 2026-06-09
   days on market $264,900 Active Under Contract 18 DOM
5. 2026-06-08
   days on market $264,900 Active Under Contract 17 DOM
6. 2026-06-07
   days on market $264,900 Active Under Contract 16 DOM
7. 2026-06-04
   statusdays on market $264,900 Active Under Contract 13 DOM
8. 2026-06-03
   days on market $264,900 Active 12 DOM
9. 2026-06-02
   days on market $264,900 Active 11 DOM
10. 2026-06-01
    days on market $264,900 Active 10 DOM
11. 2026-05-31
    days on market $264,900 Active 9 DOM
12. 2026-05-22
    listed $264,900 Active
13. 2026-02-03
    listed $1,899
14. 2019-06-14
    soldstatus
15. 2019-06-13
    soldstatus Sold 608-char remark

    Show marketing remark (608 chars)

    MOVE IN READY! This beautiful home was built by DR Horton in 2015 and has been well-maintained. Open concept floor plan w/ high ceilings in the family room allows for entertaining your guests or enjoying time with the family. Kitchen features island kitchen, pendant lighting, and gas range. Large Master Bedroom w/ private ensuite. Large walk-in shower, double sinks, separate vanity, and large walk-in closet. Three additional bedrooms and another full bath give families room to grow. Relax in your fully fenced backyard under the covered patio. Great location, easy access from Grand Parkway and Hwy 59.

16. 2019-06-01
    status Pending 608-char remark

    Show marketing remark (608 chars)

    MOVE IN READY! This beautiful home was built by DR Horton in 2015 and has been well-maintained. Open concept floor plan w/ high ceilings in the family room allows for entertaining your guests or enjoying time with the family. Kitchen features island kitchen, pendant lighting, and gas range. Large Master Bedroom w/ private ensuite. Large walk-in shower, double sinks, separate vanity, and large walk-in closet. Three additional bedrooms and another full bath give families room to grow. Relax in your fully fenced backyard under the covered patio. Great location, easy access from Grand Parkway and Hwy 59.

17. 2019-05-26
    status Option Pending 608-char remark

    Show marketing remark (608 chars)

    MOVE IN READY! This beautiful home was built by DR Horton in 2015 and has been well-maintained. Open concept floor plan w/ high ceilings in the family room allows for entertaining your guests or enjoying time with the family. Kitchen features island kitchen, pendant lighting, and gas range. Large Master Bedroom w/ private ensuite. Large walk-in shower, double sinks, separate vanity, and large walk-in closet. Three additional bedrooms and another full bath give families room to grow. Relax in your fully fenced backyard under the covered patio. Great location, easy access from Grand Parkway and Hwy 59.

18. 2019-05-23
    price $191,900 608-char remark

    Show marketing remark (608 chars)

    MOVE IN READY! This beautiful home was built by DR Horton in 2015 and has been well-maintained. Open concept floor plan w/ high ceilings in the family room allows for entertaining your guests or enjoying time with the family. Kitchen features island kitchen, pendant lighting, and gas range. Large Master Bedroom w/ private ensuite. Large walk-in shower, double sinks, separate vanity, and large walk-in closet. Three additional bedrooms and another full bath give families room to grow. Relax in your fully fenced backyard under the covered patio. Great location, easy access from Grand Parkway and Hwy 59.

19. 2019-04-26
    price $197,900 608-char remark

    Show marketing remark (608 chars)

    MOVE IN READY! This beautiful home was built by DR Horton in 2015 and has been well-maintained. Open concept floor plan w/ high ceilings in the family room allows for entertaining your guests or enjoying time with the family. Kitchen features island kitchen, pendant lighting, and gas range. Large Master Bedroom w/ private ensuite. Large walk-in shower, double sinks, separate vanity, and large walk-in closet. Three additional bedrooms and another full bath give families room to grow. Relax in your fully fenced backyard under the covered patio. Great location, easy access from Grand Parkway and Hwy 59.

20. 2019-04-16
    status Active 608-char remark

    Show marketing remark (608 chars)

    MOVE IN READY! This beautiful home was built by DR Horton in 2015 and has been well-maintained. Open concept floor plan w/ high ceilings in the family room allows for entertaining your guests or enjoying time with the family. Kitchen features island kitchen, pendant lighting, and gas range. Large Master Bedroom w/ private ensuite. Large walk-in shower, double sinks, separate vanity, and large walk-in closet. Three additional bedrooms and another full bath give families room to grow. Relax in your fully fenced backyard under the covered patio. Great location, easy access from Grand Parkway and Hwy 59.

21. 2019-04-12
    status Option Pending 608-char remark

    Show marketing remark (608 chars)

    MOVE IN READY! This beautiful home was built by DR Horton in 2015 and has been well-maintained. Open concept floor plan w/ high ceilings in the family room allows for entertaining your guests or enjoying time with the family. Kitchen features island kitchen, pendant lighting, and gas range. Large Master Bedroom w/ private ensuite. Large walk-in shower, double sinks, separate vanity, and large walk-in closet. Three additional bedrooms and another full bath give families room to grow. Relax in your fully fenced backyard under the covered patio. Great location, easy access from Grand Parkway and Hwy 59.

22. 2019-04-01
    listed $199,000 Active 608-char remark

    Show marketing remark (608 chars)

    MOVE IN READY! This beautiful home was built by DR Horton in 2015 and has been well-maintained. Open concept floor plan w/ high ceilings in the family room allows for entertaining your guests or enjoying time with the family. Kitchen features island kitchen, pendant lighting, and gas range. Large Master Bedroom w/ private ensuite. Large walk-in shower, double sinks, separate vanity, and large walk-in closet. Three additional bedrooms and another full bath give families room to grow. Relax in your fully fenced backyard under the covered patio. Great location, easy access from Grand Parkway and Hwy 59.

ⓘ 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: $3,960 · $330/mo
• Projected year-2 tax: $4,848 · $404/mo
• Expected delta: +$888/yr (+$74/mo · 22.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $29,066
• − Mortgage interest: −$14,839
• − Property taxes: −$3,960
• − Insurance: −$2,122
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − HOA: −$468
• − Depreciation: −$7,706
• Taxable loss: −$4,679
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $865/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: New Caney ISD
• NCES district ID: 4832400
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $55,380
• Composite: 27.97/100
• National rank: #6857
• State rank: #570 of 826 in TX

Livability — Porter Heights

• Score: 65/100
• State rank: #663
• US rank: #12479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 46,418
• Household income: $95,702
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1016.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 15% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.46%
• Current HPI: 225.9903
• Rent YoY: ▲ 1.65%
• 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

+33.1% since first listed

11 events — show timeline

• 2026-05-22 Listed $264,900 HARMLS
• 2026-02-03 Listed for Rent $1,899 HARMLS
• 2019-06-14 Sold (Public Records) — Public Records
• 2019-06-13 Sold (MLS) — HARMLS
• 2019-06-01 Pending — HARMLS
• 2019-05-26 Pending — HARMLS
• 2019-05-23 Price Changed $191,900 HARMLS
• 2019-04-26 Price Changed $197,900 HARMLS
• 2019-04-16 Relisted — HARMLS
• 2019-04-12 Pending — HARMLS
• 2019-04-01 Listed $199,000 HARMLS

Property tax history

+16.2%/yr

Latest (2025): $3,960 · -13.8% YoY. Source: county tax records.