17058 Gleneagle Dr S · The Woodlands, TX 77385

$250,000

3 bd · 2.0 ba · 1,882 sqft · SingleFamily public records · 55 Days on market

Built 1978 9,278 sqft lot $133/sqft · 11% below area Est $281k · 11% under

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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 +13.9/30.0
• ARV discount +12.5/15.0
• Schools +5.1/10.0
• Livability +4.5/5.0
• DSCR +4.2/10.0
• 1% rule +4.1/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great opportunity to enjoy comfort, convenience, and value in a well located home. Conveniently located near I-45 and SH 242, with quick access to shopping, dinning, medical facilities, and the main amenities of The Woodlands area. 17058 Gleneagles Dr S features tile flooring throughout, offering durability and easy maintenance, a bright open living area with abundant natural light and a wet bar, and a generous back yard for outdoor activities, gardening, or future enhancements.

Key facts

• 9,278 sq ft lot
• 2 garage spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $28 ($336/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (8.9% below list).
• Recommended offer: $228k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.3% in The Woodlands — 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 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D-.
• Conroe ISD (other): math 57% / reading 57% proficiency, ranked #69 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.9%/yr); 316 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

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 55 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,794 (8.9% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 0.91% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.1

CMA / ARV

• ARV (median comp): $281,283
• List price: $250,000
• Delta: -11.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9863 Swan Ct	0.07mi	3/1.5	1,810 (-4%)	3mo	$265,000	$146	86
17119 Spindle Oaks Dr	0.11mi	4/2.5 (+1)	1,819 (-3%)	4mo	$360,000	$198	79
9257 Inland Leather Ln	0.43mi	3/2.0	1,687 (-10%)	0mo	$337,000	$200	62
17015 Ash Leaf Way	0.66mi	4/2.0 (+1)	1,915 (+2%)	3mo	$360,000	$188	59
17027 Shy Leaf Ct	0.67mi	4/2.0 (+1)	1,935 (+3%)	6mo	$360,000	$186	54
17254 Rookery Ct	0.53mi	3/2.0	2,118 (+12%)	2mo	$375,000	$177	53
123 Genesee Ridge Dr	0.69mi	4/2.0 (+1)	1,942 (+3%)	7mo	$399,000	$205	52
1410 Glenoaks Dr	0.46mi	3/2.5	1,646 (-12%)	4mo	$274,900	$167	52
16875 Pink Wintergreen Dr	0.54mi	3/2.5	2,132 (+13%)	1mo	$305,000	$143	50
16817 Pink Wintergreen Dr	0.45mi	4/2.5 (+1)	2,122 (+13%)	4mo	$319,990	$151	48
17105 Upland Bent Ct	0.45mi	4/2.5 (+1)	2,107 (+12%)	5mo	$349,000	$166	48
17169 Upland Bent Ct	0.56mi	4/2.5 (+1)	2,161 (+15%)	2mo	$369,999	$171	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 · 3.88% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-36,634
• Equity at exit: $37,276

10-year hold

• IRR: -4.3%
• Equity multiple: 0.70×
• Total profit: $-20,858
• Equity at exit: $21,615

Cash invested: $70,000 (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 77385

• Home prices YoY: -27.5%
• Rents YoY: 3.9%
• Active inventory: 316
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$356 /mo · $4,277/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $28

Break-even live

Break-even rent $2,243

Max offer price $250,000

Occupancy floor 94%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17116 Harpers Trce Conroe, TX	1.0–3.0	1.0–2.0	1083	$1,948	$1.80	1d	28	0.32mi
9295 Inland Leather Ln Conroe, TX	4.0	2.5	2497	$2,400	$0.96	2d	1	0.44mi
9819 Kiwi Ln Conroe, TX	4.0	2.0	1434	$1,826	$1.27	7d	1	0.59mi
17706 Sea Rosemary Ct Conroe, TX	4.0	4.0	2425	$2,895	$1.19	43d	1	0.72mi
373 N Centro Cir Conroe, TX	3.0	2.5	1619	$2,286	$1.41	22d	1	1.08mi
16782 N Thrasher Dr Conroe, TX	4.0	2.5	2137	$2,065	$0.97	13d	1	1.09mi
357 N Centro Cir Conroe, TX	3.0	2.5	1619	$2,436	$1.50	7d	1	1.09mi
18624 Whimsic Aly Conroe, TX	4.0	4.0	2013	$2,416	$1.20	43d	1	1.11mi
18403 Idyllic Aly Conroe, TX	4.0	4.0	1619	$1,931	$1.19	43d	1	1.14mi
18415 Idyllic Aly Conroe, TX	4.0	4.0	2013	$2,256	$1.12	7d	1	1.15mi
305 N Centro Cir Conroe, TX	3.0	2.5	1487	$2,481	$1.67	5d	1	1.15mi
446 S Centro Cir Conroe, TX	3.0	2.5	1619	$2,451	$1.51	22d	1	1.15mi
18419 Idyllic Aly Conroe, TX	4.0	4.0	2013	$2,341	$1.16	7d	1	1.15mi
418 S Centro Cir Conroe, TX	3.0	2.5	1461	$1,876	$1.28	22d	1	1.18mi
18334 W Centro Cir Conroe, TX	3.0	2.5	1619	$2,136	$1.32	22d	1	1.19mi

Listing history 30 events

1. 2026-06-18
   days on market $250,000 Active 55 DOM
2. 2026-06-17
   days on market $250,000 Active 54 DOM
3. 2026-06-16
   days on market $250,000 Active 53 DOM
4. 2026-06-15
   days on market $250,000 Active 52 DOM
5. 2026-06-13
   days on market $250,000 Active 50 DOM
6. 2026-06-09
   days on market $250,000 Active 46 DOM
7. 2026-06-08
   days on market $250,000 Active 45 DOM
8. 2026-06-07
   days on market $250,000 Active 44 DOM
9. 2026-06-04
   days on market $250,000 Active 41 DOM
10. 2026-06-03
    days on market $250,000 Active 40 DOM
11. 2026-06-02
    days on market $250,000 Active 39 DOM
12. 2026-06-01
    days on market $250,000 Active 38 DOM
13. 2026-05-31
    days on market $250,000 Active 37 DOM
14. 2026-04-25
    status Active 485-char remark

    Show marketing remark (485 chars)

    A great opportunity to enjoy comfort, convenience, and value in a well located home. Conveniently located near I-45 and SH 242, with quick access to shopping, dinning, medical facilities, and the main amenities of The Woodlands area. 17058 Gleneagles Dr S features tile flooring throughout, offering durability and easy maintenance, a bright open living area with abundant natural light and a wet bar, and a generous back yard for outdoor activities, gardening, or future enhancements.

15. 2026-04-16
    historical 485-char remark

    Show marketing remark (485 chars)

    A great opportunity to enjoy comfort, convenience, and value in a well located home. Conveniently located near I-45 and SH 242, with quick access to shopping, dinning, medical facilities, and the main amenities of The Woodlands area. 17058 Gleneagles Dr S features tile flooring throughout, offering durability and easy maintenance, a bright open living area with abundant natural light and a wet bar, and a generous back yard for outdoor activities, gardening, or future enhancements.

16. 2026-04-16
    historical $250,000 485-char remark

    Show marketing remark (485 chars)

    A great opportunity to enjoy comfort, convenience, and value in a well located home. Conveniently located near I-45 and SH 242, with quick access to shopping, dinning, medical facilities, and the main amenities of The Woodlands area. 17058 Gleneagles Dr S features tile flooring throughout, offering durability and easy maintenance, a bright open living area with abundant natural light and a wet bar, and a generous back yard for outdoor activities, gardening, or future enhancements.

17. 2026-02-17
    historical
18. 2025-12-24
    status Active
19. 2025-12-14
    status Pending
20. 2025-11-06
    listed $250,000 Active
21. 2019-03-28
    soldstatus Sold
22. 2019-03-28
    soldstatus
23. 2019-03-26
    status Pending
24. 2019-03-21
    status Option Pending
25. 2019-03-01
    status Active
26. 2019-01-31
    status Pending
27. 2019-01-29
    price $130,000
28. 2019-01-23
    listed $145,000 Active
29. 2006-12-01
    soldstatus
30. 1999-10-29
    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: $4,277 · $356/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$298/yr (+$25/mo · 7.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,335
• − Mortgage interest: −$14,004
• − Property taxes: −$4,277
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$7,273
• Taxable loss: −$3,842
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $1,258/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: Conroe ISD
• NCES district ID: 4815000
• Math proficiency: 57% ▼ -6.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $71,541
• Composite: 50.65/100
• National rank: #1833
• State rank: #69 of 826 in TX

Livability — The Woodlands

• Score: 91/100
• State rank: #1
• US rank: #47

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 106,505
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 28,156
• Household income: $117,118
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 471.0

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 27% Two or more races 16% Black 11% Asian 5%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 76% English-only · Spanish 16% Other Indo-European 2% Other Asian/Pacific 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: ▼ -91.09%
• Current HPI: 239.9434
• Rent YoY: ▲ 3.88%
• 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

+72.4% since first listed

17 events — show timeline

• 2026-04-25 Relisted — HARMLS
• 2026-04-16 Listing Removed — HARMLS
• 2026-04-16 Coming Soon $250,000 HARMLS
• 2026-02-17 Listing Removed — HARMLS
• 2025-12-24 Relisted — HARMLS
• 2025-12-14 Pending — HARMLS
• 2025-11-06 Listed $250,000 HARMLS
• 2019-03-28 Sold (Public Records) — Public Records
• 2019-03-28 Sold (MLS) — HARMLS
• 2019-03-26 Pending — HARMLS
• 2019-03-21 Pending — HARMLS
• 2019-03-01 Relisted — HARMLS
• 2019-01-31 Pending — HARMLS
• 2019-01-29 Price Changed $130,000 HARMLS
• 2019-01-23 Listed $145,000 HARMLS
• 2006-12-01 Sold (Public Records) — Public Records
• 1999-10-29 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,277 · +18.7% YoY. Source: county tax records.