26815 Mustang Springs Court

Montgomery, TX 77316

Viewing as: New investor. What every number on this property means before you offer on it.

Listing status

No current known listing

No current known listing in available sources as of 2026-09-23.

Sources last checked: Sep 23, 2026
As of: Sep 23, 2026

This is what we hold, not what exists. This does not say whether anyone lives here, whether the owner would sell, or whether the property can be bought.

Supply financing payment and property tax and insurance and rent and the monthly total appears. What is known so far adds to $108 a month.

financing payment, property tax, insurance, rent not supplied

Evaluate as a rental Watch this property

Beds: Not reported
Baths: Not reported
Interior: Not reported
Built: Not reported

Viewing as: Rental investor · New investor

Overview

Why this property deserves attention right now

What every number on this property means before you offer on it.

What we found

Money consequence Critical
The monthly total is not shown, because financing payment, property tax, insurance and rent are unknown.
Why it matters
The parts we do know add to $108 a month. Adding the missing items can only raise it.
What it affects
Every monthly figure on this page, and any decision that rests on one.
What this does not establish
A subtotal is not a total. OfferQS never fills insurance in for you, at any figure.
What would change it
Enter financing payment, property tax, insurance and rent and the total appears.
Next step
Enter the missing inputs
No recorded evidence supports a figure here
Material unknown Critical
No closed lease is recorded for this ZIP at this bed count in the months we hold.
Why it matters
Without closed leases there is nothing to anchor a rent assumption to, so any rent figure on this page is yours, not evidence.
What it affects
Rent, cash flow, break-even rent and every return that rests on them.
What this does not establish
Asking rents are what landlords published, not what tenants paid.
What would change it
A signed lease, a property manager's letter, or new closed leases in this slice.
Next step
See the rent evidence
No lease evidence for this slice
Material unknown Material
Some of what is recorded for this property is held back until you register and accept the VOW terms.
Why it matters
Closed sale prices, lease history and the comparable sets sit behind that registration, and several figures on this page cannot be computed without them.
What it affects
Comparable sales, sale and lease history, and any figure derived from them.
What this does not establish
Registering shows you what is held. It does not add anything that was never recorded.
What would change it
Accepting the VOW terms.
Next step
Read and accept the VOW terms
Restricted by the terms of the data source
Material unknown Material
OfferQS holds 9 recorded facts for this property.
Why it matters
With this little recorded, the page can tell you what is known and what is missing, and not much else. That is the honest state, not a clean bill of health.
What it affects
Every question on this page.
What this does not establish
Missing facts are missing from our sources. They are not evidence that nothing is there.
What would change it
The fact builder running against a parcel record, or a listing appearing for this property.
Next step
See what is recorded
9 facts recorded
Timing Material
No current known listing in available sources as of 2026-09-23.
Why it matters
Everything below comes from public records and earlier observations, so there is no asking price and no listing agent to work through.
What it affects
Any scenario that starts from a list price, and every next step that assumes a listing exists.
What this does not establish
This is what the sources we read hold. It does not say the property is unavailable, unoccupied, or that the owner would sell.
What would change it
A new listing in the feed, or an off-market approach through an agent.
Next step
See what is known from public records
Sources checked 2026-09-23

What is still unknown, and could change the answer

You have not told us Critical
What will insurance cost on this property?
What it holds up
The monthly total, the cash flow and the debt-service test.
What changes when it is resolved
Enter it and the withheld total appears. OfferQS never assumes a figure for it.
Best next step
Enter an insurance quote or your own assumption
Restricted Critical
What do comparable homes actually lease for?
What it holds up
Rent, cash flow, break-even rent and every return built on them.
What changes when it is resolved
Closed lease records sit behind the VOW registration.
Best next step
Read and accept the VOW terms
You have not told us Material
What should financing payment, property tax, rent be?
What it holds up
The monthly figures that depend on those inputs.
What changes when it is resolved
Each one you supply narrows what is withheld. None of them is guessed for you.
Best next step
Enter the remaining inputs
Restricted Material
What have comparable properties sold for?
What it holds up
Comparable sales, price per square foot and any resale figure.
What changes when it is resolved
Closed sale prices and the comparable sets are held back until you register.
Best next step
Read and accept the VOW terms

Evaluate as a rental

No displayable listing is attached to this property right now. Facts below come from public records and earlier observations.

LayersParcelsFlood zonesSchool zones

Map data: Protomaps & OpenStreetMap contributors. Parcels: Harris Central Appraisal District (HCAD). Flood zones: FEMA National Flood Hazard Layer (NFHL). School attendance zones: Houston ISD.

Facts and evidence

Sold prices and listing history are available to registered users who accept the HAR VOW Terms of Use.

Identity and parcel (2)

Why this matters: Matching this listing to its own HCAD parcel is what lets every other section below be about one physical property, not just one listing text.

Identity confidence

address

OfferQS identity resolution · computed by identity_v1

Where this comes from

Current Calculated from recorded facts by a fixed rule, reproducibly.

Displayed value: address
Original value from the source: address
Units and normalization: Not reported
What the value is about: The appraisal district parcel
Source: OfferQS identity resolution
Source reference: Not reported
Effective date: Not reported
Observed by OfferQS: Not reported
Published in the source release: Not reported
Source last checked: Sep 23, 2026
State: This is the value in force, as far as the source says.
Coverage limit: Not reported
How it is known: Calculated from recorded facts by a fixed rule, reproducibly.
Who may see it, and sharing: Shown to anyone and may be included in a share.

Identity method

address

OfferQS identity resolution · property.identity_key=addr:26815|MUSTANGSPRINGS||77316 · computed by identity_v1

Where this comes from

Current Calculated from recorded facts by a fixed rule, reproducibly.

Displayed value: address
Original value from the source: address
Units and normalization: Not reported
What the value is about: The appraisal district parcel
Source: OfferQS identity resolution
Source reference: property.identity_key=addr:26815|MUSTANGSPRINGS||77316
Effective date: Not reported
Observed by OfferQS: Not reported
Published in the source release: Not reported
Source last checked: Sep 23, 2026
State: This is the value in force, as far as the source says.
Coverage limit: Not reported
How it is known: Calculated from recorded facts by a fixed rule, reproducibly.
Who may see it, and sharing: Shown to anyone and may be included in a share.

Listing status and dates

Why this matters: How long a listing has sat, and whether it has been relisted, tells you how much room there is to negotiate before you write a number.

Not yet computed. When the fact builder has run for this property this section will show listing status, the dates on the listing, and days on market, each value with its source and date. Some of it is VOW-registrant content.

Price

Why this matters: The asking price is a starting point for your own numbers, not the number you should assume you will actually pay.

Not yet computed. When the fact builder has run for this property this section will show list price, original price, and (for registrants) sold price and the sold-to-list ratio, each value with its source and date. Some of it is VOW-registrant content.

Size, lot and year built

Why this matters: The listing's size and the HCAD record often disagree; use both, not whichever one is more convenient.

Not yet computed. When the fact builder has run for this property this section will show living area, year built and lot size from the listing beside the HCAD record, each value with its source and date. Some of it is VOW-registrant content.

Taxes and appraisal district

Why this matters: Property tax is usually the biggest fixed monthly cost after the mortgage, and Harris County stacks several taxing jurisdictions whose rates change every year. This is exactly the kind of Houston-only number a national rule of thumb gets wrong (research/R1-landlords-investors.md).

Not yet computed. When the fact builder has run for this property this section will show HCAD values, every taxing jurisdiction with its adopted rate, and the estimated tax at the HCAD value, each value with its source and date. Some of it is VOW-registrant content.

HOA

Why this matters: An HOA fee is a fixed monthly cost like tax and insurance; the listing's figure is what to start from, not what to assume is final. Confirm it with the association before you rely on it.

Not yet computed. When the fact builder has run for this property this section will show the association fee normalised to a monthly figure, what it includes, and any other mandatory fee, each value with its source and date. Some of it is VOW-registrant content.

Rent evidence

Why this matters: New investors most often get the local rent number wrong; this is the same evidence experienced landlords use in place of a national average (research/R1-landlords-investors.md).

Not yet computed. When the fact builder has run for this property this section will show asking and reported leased rents for this ZIP and bed count, each value with its source and date. Some of it is VOW-registrant content.

Comparable sales

Why this matters: Comparable sales, not the list price, are what tell you whether this property is priced like the homes actually selling nearby.

Not yet computed. When the fact builder has run for this property this section will show closed sales selected by the stated rule, with distance, date and sold price, each value with its source and date. Some of it is VOW-registrant content.

Listing history at this property

Why this matters: A property that has already been relisted or cut in price before is telling you something before you even make an offer.

Not yet computed. When the fact builder has run for this property this section will show the listings recorded at this property, with sold and leased events, each value with its source and date. Some of it is VOW-registrant content.

Schools (1)

Why this matters: Attendance zones affect resale and tenant demand alike, even for a property you plan to rent out rather than live in.

Schools caveat

Attendance zone from published boundaries at the mapped point; not an enrollment guarantee.

OfferQS · D-28 presentation rule · computed by schools_caveat_v1

Where this comes from

Current Calculated from recorded facts by a fixed rule, reproducibly.

Displayed value: Attendance zone from published boundaries at the mapped point; not an enrollment guarantee.
Original value from the source: Attendance zone from published boundaries at the mapped point; not an enrollment guarantee.
Units and normalization: Not reported
What the value is about: The mapped point
Source: OfferQS
Source reference: D-28 presentation rule
Effective date: Not reported
Observed by OfferQS: Not reported
Published in the source release: Not reported
Source last checked: Sep 23, 2026
State: This is the value in force, as far as the source says.
Coverage limit: The names on the listing and the attendance zone at the mapped point. Zones change; confirm with the district.
How it is known: Calculated from recorded facts by a fixed rule, reproducibly.
Who may see it, and sharing: Shown to anyone and may be included in a share.

Flood (6)

Why this matters: Flood zone drives your insurance cost directly, and Houston insurance has been rising sharply. Getting this wrong breaks the whole monthly-cost number (research/R1-landlords-investors.md).

Boundary distance m

852.2 m

FEMA NFHL · Aug 18, 2014 · point-in-polygon at 30.281686,-95.785665; boundary 852.2 m · computed by flood_zone_v1

Where this comes from

Current Calculated from recorded facts by a fixed rule, reproducibly.

Displayed value: 852.2 m
Original value from the source: 852.2 m
Units and normalization: m
What the value is about: The mapped point
Source: FEMA NFHL
Source reference: point-in-polygon at 30.281686,-95.785665; boundary 852.2 m
Effective date: Aug 18, 2014
Observed by OfferQS: Not reported
Published in the source release: Not reported
Source last checked: Sep 23, 2026
State: This is the value in force, as far as the source says.
Coverage limit: The FEMA classification at the mapped point. It does not describe this building, and it never means the property is safe from flooding.
How it is known: Calculated from recorded facts by a fixed rule, reproducibly.
Who may see it, and sharing: Shown to anyone and may be included in a share.

Caveat

FEMA flood zone at the mapped point as of 2014-08-18. Does not cover the whole parcel and is not an insurance quote or safety determination.

FEMA NFHL · Aug 18, 2014 · legal/IN-PRODUCT-DISCLAIMERS.md Flood · computed by flood_zone_v1

Where this comes from

Current Calculated from recorded facts by a fixed rule, reproducibly.

Displayed value: FEMA flood zone at the mapped point as of 2014-08-18. Does not cover the whole parcel and is not an insurance quote or safety determination.
Original value from the source: FEMA flood zone at the mapped point as of 2014-08-18. Does not cover the whole parcel and is not an insurance quote or safety determination.
Units and normalization: Not reported
What the value is about: The mapped point
Source: FEMA NFHL
Source reference: legal/IN-PRODUCT-DISCLAIMERS.md Flood
Effective date: Aug 18, 2014
Observed by OfferQS: Not reported
Published in the source release: Not reported
Source last checked: Sep 23, 2026
State: This is the value in force, as far as the source says.
Coverage limit: The FEMA classification at the mapped point. It does not describe this building, and it never means the property is safe from flooding.
How it is known: Calculated from recorded facts by a fixed rule, reproducibly.
Who may see it, and sharing: Shown to anyone and may be included in a share.

Effective date

2014-08-18

FEMA NFHL · Aug 18, 2014 · S_FIRM_PAN.EFF_DATE of the containing panel · computed by flood_zone_v1

Where this comes from

Current Calculated from recorded facts by a fixed rule, reproducibly.

Displayed value: 2014-08-18
Original value from the source: 2014-08-18
Units and normalization: Not reported
What the value is about: The mapped point
Source: FEMA NFHL
Source reference: S_FIRM_PAN.EFF_DATE of the containing panel
Effective date: Aug 18, 2014
Observed by OfferQS: Not reported
Published in the source release: Not reported
Source last checked: Sep 23, 2026
State: This is the value in force, as far as the source says.
Coverage limit: The FEMA classification at the mapped point. It does not describe this building, and it never means the property is safe from flooding.
How it is known: Calculated from recorded facts by a fixed rule, reproducibly.
Who may see it, and sharing: Shown to anyone and may be included in a share.

Panel

Panel: 0325
Suffix: G
Dfirm id: 48339C
Panel typ: Countywide, Panel Printed

FEMA NFHL · Aug 18, 2014 · S_FIRM_PAN point-in-polygon at the same mapped point · computed by flood_zone_v1

Where this comes from

Current Calculated from recorded facts by a fixed rule, reproducibly.

Displayed value: 48339C0325G
Original value from the source: 48339C0325G
Units and normalization: Not reported
What the value is about: The mapped point
Source: FEMA NFHL
Source reference: S_FIRM_PAN point-in-polygon at the same mapped point
Effective date: Aug 18, 2014
Observed by OfferQS: Not reported
Published in the source release: Not reported
Source last checked: Sep 23, 2026
State: This is the value in force, as far as the source says.
Coverage limit: The FEMA classification at the mapped point. It does not describe this building, and it never means the property is safe from flooding.
How it is known: Calculated from recorded facts by a fixed rule, reproducibly.
Who may see it, and sharing: Shown to anyone and may be included in a share.

Sfha

false

FEMA NFHL · Aug 18, 2014 · S_FLD_HAZ_AR.SFHA_TF at the mapped point · computed by flood_zone_v1

Where this comes from

Current Calculated from recorded facts by a fixed rule, reproducibly.

Displayed value: false
Original value from the source: false
Units and normalization: Not reported
What the value is about: The mapped point
Source: FEMA NFHL
Source reference: S_FLD_HAZ_AR.SFHA_TF at the mapped point
Effective date: Aug 18, 2014
Observed by OfferQS: Not reported
Published in the source release: Not reported
Source last checked: Sep 23, 2026
State: This is the value in force, as far as the source says.
Coverage limit: The FEMA classification at the mapped point. It does not describe this building, and it never means the property is safe from flooding.
How it is known: Calculated from recorded facts by a fixed rule, reproducibly.
Who may see it, and sharing: Shown to anyone and may be included in a share.

Zone

Sfha tf: no
Dfirm id: 48339C
Fld zone: X
Fld ar id: 48339C_9162
Static bfe: Not reported
Zone subty: AREA OF MINIMAL FLOOD HAZARD

FEMA NFHL · Aug 18, 2014 · point-in-polygon at 30.281686,-95.785665; boundary 852.2 m · computed by flood_zone_v1

Where this comes from

Current Calculated from recorded facts by a fixed rule, reproducibly.

Displayed value: X
Original value from the source: X
Units and normalization: Not reported
What the value is about: The mapped point
Source: FEMA NFHL
Source reference: point-in-polygon at 30.281686,-95.785665; boundary 852.2 m
Effective date: Aug 18, 2014
Observed by OfferQS: Not reported
Published in the source release: Not reported
Source last checked: Sep 23, 2026
State: This is the value in force, as far as the source says.
Coverage limit: The FEMA classification at the mapped point. It does not describe this building, and it never means the property is safe from flooding.
How it is known: Calculated from recorded facts by a fixed rule, reproducibly.
Who may see it, and sharing: Shown to anyone and may be included in a share.

Seller display permissions

Why this matters: This explains what the seller allowed to be shown on the internet; it does not change any of the numbers above.

Not yet computed. When the fact builder has run for this property this section will show what the seller has allowed to be shown on the internet for this listing, each value with its source and date. Some of it is VOW-registrant content.

Attribution

Why this matters: Who to credit, and who to ask, if a fact on this page looks wrong.

Not yet computed. When the fact builder has run for this property this section will show the listing firm, the listing agent and the MLS copyright notice, each value with its source and date. Some of it is VOW-registrant content.

Non-MLS facts (appraisal district, tax rates, school boundaries) are shown in their own sections with their own source and date, separately from MLS content (HAR rule 19.16).

What you know about this property

Sign in to add what you know about this property. What you enter stays yours, in your own context: it never becomes a fact about the property that other people see, and it never overwrites what a source recorded.

Analysis and scenarios

Sign in to run this property through a decision record: your purchase price, rate, insurance assumption and rent assumption against this property's own tax, HOA and rent evidence, with every revision kept.

Next actions

Save Watch Revise strategy

Share to agent is not built yet. This is an honest placeholder, not a hidden feature. Back to your new investor home.

Unknowns to resolve before offering

Financing payment: you have not entered this yet, so the total is withheld until you do.
Property tax: you have not entered this yet, so the total is withheld until you do.
Insurance: you have not entered this yet, so the total is withheld until you do.
Rent: you have not entered this yet, so the total is withheld until you do.
Listing status and dates: not yet computed for this property; confirm it independently before you offer.
Price: not yet computed for this property; confirm it independently before you offer.
Size, lot and year built: not yet computed for this property; confirm it independently before you offer.
Taxes and appraisal district: not yet computed for this property; confirm it independently before you offer.
HOA: not yet computed for this property; confirm it independently before you offer.
Rent evidence: not yet computed for this property; confirm it independently before you offer.
Comparable sales: not yet computed for this property; confirm it independently before you offer.
Listing history at this property: not yet computed for this property; confirm it independently before you offer.
Seller display permissions: not yet computed for this property; confirm it independently before you offer.
Attribution: not yet computed for this property; confirm it independently before you offer.

Market and comparables

Comparable sales, rent evidence and the listing history for this property are in Facts and evidence, each with its own source and date. This lens adds nothing on top of them.

Condition and documents

No appraisal district account is linked to this property, so no parcel record is shown.

OfferQS holds no inspection report, no appraisal and no contractor estimate of its own for this property, and it never estimates repair cost from photographs or listing remarks. What is below is what you added yourself.

Sign in to keep leases, bills, quotes and inspection reports for this property, and to read values off them one at a time with the page each came from.

Work and monitoring

Sign in to watch this property: price moves, status changes, a contract, a close and comparable activity nearby arrive on your Updates page and in one daily email you can stop in one click.

History and changes

What the sources recorded

No recorded events

No listing event, appraisal value or permit is recorded for this property in the sources we hold. Events appear here as the sources report them.

What you did in OfferQS

Your own work is private to your account

Saves, watches, analyses, shares and notes are kept in your own context. Sign in to see the ones on this property.

Every section of this page is on this page: Overview, Facts and evidence, Analysis and scenarios, Market and comparables, Condition and documents, Work and monitoring, History and changes. Nothing is hidden behind a control you have to find.