3510 Ash Glen Dr · Houston, TX 77388

$345,000

4 bd · 2.5 ba · 2,531 sqft · SingleFamily public records · 190 Days on market

Built 1996 7,954 sqft lot $136/sqft · 9% below area Est $378k · 9% under $63/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).

• ARV discount +11.5/15.0
• Cash flow +10.5/30.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully appointed single story home in Cypresswood Glen just minutes from The Woodlands and Willowbrook. This traditional home offers up to 4 bedrooms all down, 2.5 bath. It boasts a large covered and enclosed back patio, low maintenance backyard, no carpet throughout, wood look laminate flooring, gas log fireplace, stainless steel appliances, 2 car detached garage and more. Located within a short distance of multiple dining options, live entertainment, walking paths, golf courses, ponds, community parks and more. Zoned to Klein ISD schools! Refrigerator included! This one has so much to offer and is a must see!

Key facts

• Single story home
• Gas log fireplace
• Covered back patio

Tags

• SINGLE STORY HOME
• COVERED BACK PATIO
• LOW MAINTENANCE BACKYARD
• WOOD LOOK LAMINATE FLOORING
• GAS LOG FIREPLACE
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $326k (5.6% below list).
• Recommended offer: $304k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 3.2% in Houston — 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 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime F.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.1%/yr); 325 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 38% of the median local income ($102k/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 $10k 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 190 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $40k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $303,600 (12.0% 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. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. 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: 0.94% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 8.8

CMA / ARV

• ARV (median comp): $378,295
• List price: $345,000
• Delta: -8.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3803 Portside Dr	0.28mi	4/2.5	2,542 (+0%)	5mo	$350,000	$138	82
3707 Sapling Trail Ct	0.20mi	4/3.0	2,757 (+9%)	0mo	$499,000	$181	74
20206 Treetop Ln	0.11mi	3/2.0 (-1)	2,295 (-9%)	0mo	$314,500	$137	72
3406 Stone Ivory Ct	0.22mi	4/3.5	2,732 (+8%)	3mo	$359,000	$131	70
20011 Rosswood Ln	0.24mi	3/2.0 (-1)	2,378 (-6%)	3mo	$339,000	$143	70
2915 Sandleigh Dr	0.60mi	4/2.0	2,559 (+1%)	2mo	$364,000	$142	67
3511 Marywood Dr	0.63mi	4/2.5	2,566 (+1%)	2mo	$275,000	$107	66
20614 Cypresswood Meadows Dr	0.32mi	4/3.5	2,830 (+12%)	4mo	$399,000	$141	58
18823 Cypress Mountain Dr	0.62mi	4/2.5	2,705 (+7%)	3mo	$425,000	$157	57
3018 Lexanne Ct	0.75mi	4/2.5	2,366 (-6%)	1mo	$300,000	$127	54
2722 Redwick Dr	0.74mi	3/2.0 (-1)	2,405 (-5%)	1mo	$388,968	$162	50
20818 Meadowhill Dr	0.71mi	3/2.0 (-1)	2,237 (-12%)	1mo	$300,000	$134	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.21×
• Total profit: $-76,338
• Equity at exit: $51,441

10-year hold

• IRR: -33.0%
• Equity multiple: -0.21×
• Total profit: $-116,616
• Equity at exit: $29,829

Cash invested: $96,600 (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 77388

• Home prices YoY: -34.8%
• Rents YoY: -1.1%
• Active inventory: 325
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,256 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$731 /mo · $8,775/yr
• Insurance: −$144
• HOA: −$63
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $-175

Break-even live

Break-even rent $3,478

Max offer price $314,035

Occupancy floor —

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3714 Cedar Glen Ln Spring, TX	4.0	4.5	3205	$4,500	$1.40	44d	1	0.12mi
18631 Minden Oaks Dr Spring, TX	4.0	3.5	3487	$2,936	$0.84	13d	1	0.82mi
3906 Postwood Dr Spring, TX	4.0	2.5	2211	$2,045	$0.92	8d	1	0.92mi
18620 Louetta Creek Dr Spring, TX	3.0–4.0	2.5–3.0	1930	$2,499	$1.29	13d	3	1.06mi
4310 Stallion Brook Ln Spring, TX	4.0	2.0	2096	$2,175	$1.04	21d	1	1.17mi
20019 Venetto ST Spring, TX	3.0	3.0	2325	$2,690	$1.16	44d	1	1.26mi
18011 Tall Cypress Dr Spring, TX	4.0	2.5	2824	$3,120	$1.10	8d	1	1.39mi
3626 Blue Cypress Dr Spring, TX	3.0	2.5	1813	$1,390	$0.77	24d	1	1.42mi
4827 Cypressdale Dr Spring, TX	5.0	2.0	2244	$2,300	$1.02	24d	1	1.46mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: gas

Listing history 35 events

1. 2026-06-18
   days on market $345,000 Pending 190 DOM
2. 2026-06-17
   days on market $345,000 Pending 189 DOM
3. 2026-06-16
   days on market $345,000 Pending 188 DOM
4. 2026-06-15
   days on market $345,000 Pending 187 DOM
5. 2026-06-13
   statusdays on market $345,000 Pending 185 DOM
6. 2026-06-09
   days on market $345,000 Active 181 DOM
7. 2026-06-08
   days on market $345,000 Active 180 DOM
8. 2026-06-07
   days on market $345,000 Active 179 DOM
9. 2026-06-04
   days on market $345,000 Active 176 DOM
10. 2026-06-03
    days on market $345,000 Active 175 DOM
11. 2026-06-02
    days on market $345,000 Active 174 DOM
12. 2026-06-01
    days on market $345,000 Active 173 DOM
13. 2026-05-31
    days on market $345,000 Active 172 DOM
14. 2026-04-26
    price $345,000 644-char remark

    Show marketing remark (644 chars)

    Welcome home to this beautifully appointed single story home in Cypresswood Glen just minutes from The Woodlands and Willowbrook. This traditional home offers up to 4 bedrooms all down, 2.5 bath. It boasts a large covered and enclosed back patio, low maintenance backyard, no carpet throughout, wood look laminate flooring, gas log fireplace, stainless steel appliances, 2 car detached garage and more. Located within a short distance of multiple dining options, live entertainment, walking paths, golf courses, ponds, community parks and more. Zoned to Klein ISD schools! Refrigerator included! This one has so much to offer and is a must see!

15. 2026-03-16
    price $355,000 644-char remark

    Show marketing remark (644 chars)

    Welcome home to this beautifully appointed single story home in Cypresswood Glen just minutes from The Woodlands and Willowbrook. This traditional home offers up to 4 bedrooms all down, 2.5 bath. It boasts a large covered and enclosed back patio, low maintenance backyard, no carpet throughout, wood look laminate flooring, gas log fireplace, stainless steel appliances, 2 car detached garage and more. Located within a short distance of multiple dining options, live entertainment, walking paths, golf courses, ponds, community parks and more. Zoned to Klein ISD schools! Refrigerator included! This one has so much to offer and is a must see!

16. 2026-01-20
    price $365,000 644-char remark

    Show marketing remark (644 chars)

    Welcome home to this beautifully appointed single story home in Cypresswood Glen just minutes from The Woodlands and Willowbrook. This traditional home offers up to 4 bedrooms all down, 2.5 bath. It boasts a large covered and enclosed back patio, low maintenance backyard, no carpet throughout, wood look laminate flooring, gas log fireplace, stainless steel appliances, 2 car detached garage and more. Located within a short distance of multiple dining options, live entertainment, walking paths, golf courses, ponds, community parks and more. Zoned to Klein ISD schools! Refrigerator included! This one has so much to offer and is a must see!

17. 2025-12-10
    listed $385,000 Active 644-char remark

    Show marketing remark (644 chars)

    Welcome home to this beautifully appointed single story home in Cypresswood Glen just minutes from The Woodlands and Willowbrook. This traditional home offers up to 4 bedrooms all down, 2.5 bath. It boasts a large covered and enclosed back patio, low maintenance backyard, no carpet throughout, wood look laminate flooring, gas log fireplace, stainless steel appliances, 2 car detached garage and more. Located within a short distance of multiple dining options, live entertainment, walking paths, golf courses, ponds, community parks and more. Zoned to Klein ISD schools! Refrigerator included! This one has so much to offer and is a must see!

18. 2025-03-30
    historical $2,200
19. 2025-03-18
    price $2,200
20. 2025-02-18
    price $2,375
21. 2025-02-04
    listed $2,400
22. 2018-04-25
    soldstatus
23. 2018-04-24
    soldstatus Sold 457-char remark

    Show marketing remark (457 chars)

    Amazing single story home! Private easy maintenance back yard featuring cover flagstone patio and extensive flower beds. Huge island kitchen with an abundance of counter and cabinet space. New appliances! Study with French doors! Plantation shutters through out home. Spacious Den with a wall of built-ins and beautiful fireplace. Crown molding! laminate wood flooring and no carpet! Roof to be replaced prior to Closing. See it! Love it! Move Right in!

24. 2018-03-24
    status Pending 457-char remark

    Show marketing remark (457 chars)

    Amazing single story home! Private easy maintenance back yard featuring cover flagstone patio and extensive flower beds. Huge island kitchen with an abundance of counter and cabinet space. New appliances! Study with French doors! Plantation shutters through out home. Spacious Den with a wall of built-ins and beautiful fireplace. Crown molding! laminate wood flooring and no carpet! Roof to be replaced prior to Closing. See it! Love it! Move Right in!

25. 2018-03-12
    status Option Pending 457-char remark

    Show marketing remark (457 chars)

    Amazing single story home! Private easy maintenance back yard featuring cover flagstone patio and extensive flower beds. Huge island kitchen with an abundance of counter and cabinet space. New appliances! Study with French doors! Plantation shutters through out home. Spacious Den with a wall of built-ins and beautiful fireplace. Crown molding! laminate wood flooring and no carpet! Roof to be replaced prior to Closing. See it! Love it! Move Right in!

26. 2017-11-27
    listed $249,900 Active 457-char remark

    Show marketing remark (457 chars)

    Amazing single story home! Private easy maintenance back yard featuring cover flagstone patio and extensive flower beds. Huge island kitchen with an abundance of counter and cabinet space. New appliances! Study with French doors! Plantation shutters through out home. Spacious Den with a wall of built-ins and beautiful fireplace. Crown molding! laminate wood flooring and no carpet! Roof to be replaced prior to Closing. See it! Love it! Move Right in!

27. 2015-12-03
    soldstatus
28. 2015-12-02
    soldstatus Sold
29. 2015-11-27
    status Pending
30. 2015-11-02
    status Option Pending
31. 2015-10-13
    price $229,800
32. 2015-06-12
    listed $234,900 Active
33. 2009-11-04
    historical
34. 2009-06-27
    listed $199,900
35. 2004-06-24
    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: $8,775 · $731/mo
• Projected year-2 tax: $8,775 · $731/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 ≥111°F today · 24 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: $39,068
• − Mortgage interest: −$19,325
• − Property taxes: −$8,775
• − Insurance: −$1,725
• − Repairs & maintenance: −$3,125
• − Management: −$3,125
• − HOA: −$756
• − Depreciation: −$10,036
• Taxable loss: −$7,801
• Est. tax savings @ 24.0%: +$1,872
• After-tax cash flow: $-231/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 53,425
• Household income: $102,323
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1419.0

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 45% Hispanic / Latino 25% Black 18% Two or more races 12% Asian 8%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 74% English-only · Spanish 18% Other Indo-European 2% Other Asian/Pacific 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: ▼ -121.68%
• Current HPI: 228.128
• Rent YoY: ▼ -1.08%
• 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

+72.6% since first listed

22 events — show timeline

• 2026-04-26 Price Changed $345,000 HARMLS
• 2026-03-16 Price Changed $355,000 HARMLS
• 2026-01-20 Price Changed $365,000 HARMLS
• 2025-12-10 Listed $385,000 HARMLS
• 2025-03-30 Rental Removed $2,200 HARMLS
• 2025-03-18 Price Changed $2,200 HARMLS
• 2025-02-18 Price Changed $2,375 HARMLS
• 2025-02-04 Listed for Rent $2,400 HARMLS
• 2018-04-25 Sold (Public Records) — Public Records
• 2018-04-24 Sold (MLS) — HARMLS
• 2018-03-24 Pending — HARMLS
• 2018-03-12 Pending — HARMLS
• 2017-11-27 Listed $249,900 HARMLS
• 2015-12-03 Sold (Public Records) — Public Records
• 2015-12-02 Sold (MLS) — HARMLS
• 2015-11-27 Pending — HARMLS
• 2015-11-02 Pending — HARMLS
• 2015-10-13 Price Changed $229,800 HARMLS
• 2015-06-12 Listed $234,900 HARMLS
• 2009-11-04 Listing Removed — HARMLS
• 2009-06-27 Listed $199,900 HARMLS
• 2004-06-24 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $8,775 · +4.4% YoY. Source: county tax records.